Greene PC Recommends Approval of US29 Rezoning
By. Brent Wilson, Field Officer
US 29 North (Subject parcel to the right)
One of the larger Ruckersville tracts (16.404 acres) is seeking a rezone from A-1, Agriculture to B-3, Business. The potential buyers of the parcel that lies between two B-3 parcels on the east side of Route 29 just north of the parcel that has several businesses including Early & Powell law firm came to the August Greene County Planning Commission meeting to request the rezoning to expand the potential uses of the property.
Potential purchasers, Darrell & Brandon Payne, along with George Tennyson (the current owner) are looking to rezone the property to allow more business options.
County Planning Director Bart Svoboda reviewed the request with the commission explaining that the parcel has B-3 zoning on either side of the parcel and it sits opposite of Blue Ridge Café and the former Wayne Homes business. The rezoning would make the parcel more marketable as a commercial property and with the stream going down the middle of the property it probably isn’t as suitable for residential development.
Svoboda continued stating that the rezoning is supported by the Comprehensive Plan and that the proposed uses would have no impact on the school system. The applicant representative, engineer Justin Stimp, agreed that the stream going down the middle of the property presents design challenges but he feels that there can be commercial development along Route 29 west of the stream and then possibly storage units to the east of the stream with a roadway following the stream.
Stimp addressed the access to the parcel and felt that a right in / right out heading northbound would be acceptable at the beginning of the project since there is no current crossover. The possibility also exists to tie into Deane Road south of the parcel to have a crossover available to head southbound.
The hearing then was open to the public with one speaker, Matthew Woodson, addressing the commission. Woodson has several interests in the parcel – he is part owner of the parcel to the south – Piedmont Commons – and he represents the seller of the property seeking rezoning. He definitely supports the rezoning and hopes that having more B-3, business property, will help development along the Route 29 corridor leading into Ruckersville. Commissioner Frank Morris asked about connecting the property requesting rezoning through his property (to connect to Deane Road) and Woodson was agreeable to the interconnectivity.
Planning Commission Chairman Jay Willer asked Svoboda if there would be a need for water connectivity (the line runs on the west side of Route 29, the opposite side of the rezoning). Svoboda indicated that if an office with a restroom was constructed with the storage units (what this plan shows as the first development) then a hook up would be required.
The rezone request was approved 3-0 with Commissioners John McCloskey and Steven Kruskamp absent. Willer explained to the applicant that the approval of the Planning Commission was a recommendation to the Board of Supervisors and the Supervisors would review the request in the next few months.
Brent Wilson is the Greene County Field Officer for the Free Enterprise Forum a privately funded public policy organization. The Free Enterprise Forum Field Officer program is funded by a generous grant from the Charlottesville Area Association of REALTORS® (CAAR) and by readers like you. To support this important work please donate online at www.freeenterpriseforum.org
Photo Credit: Google Street View
The Hindsight Report Asks ‘What If?’
By. Neil Williamson, President
Often the most enlightening questions start with, “What if?”
Working with co-author Derek Bedarf, we looked at developing empirical data to answer the question, “What if Charlottesville’s annexation was successful compared with the results of the negotiated Revenue Sharing Agreement?”
After significant research and deliberation, it was determined that this information was available but not assembled in a manner that made such calculations easy. Utilizing Geographic Information System (GIS) technology for the real estate assessment data and 15 years of Albemarle County budget documents for the other taxes (sales taxes, consumer utility taxes, business taxes, motor vehicle licenses and prepared food and beverage taxes. Other taxes excluded from this study, for a variety of reasons, include utility consumption tax, short term rental tax, clerk fees, transient occupancy tax, penalties interest, and audit revenues), The Free Enterprise Forum calculated the tax revenue generating power of the study area.
The resulting “Hindsight Report” examines the tax generating power of the proposed annexation area as it compares with the revenue sharing payments.
- The Hindsight Report indicates that over the study period (2001-2016), Albemarle County received, from the study area, over $277 million in local tax revenue compared with the $212.9 million revenue sharing payments made to the City of Charlottesville (+$64.1 million).
- Had Charlottesville been successful in the annexation and the revenue sharing agreement not been in place, the City would have received $304.7 million in tax revenue from the study area during the study period compared with $212.9 million in revenue sharing payments from Albemarle County (-$91.8 million).
- During the study period, study area property owners paid $72 million less in real estate taxes by being in Albemarle instead of the City of Charlottesville. This “Non-Annexation” Dividend averaged saved (Albemarle) property owners between $3 million and $4 million annually topping out at $6 million in 2007.
The question the data does not answer is whether the Revenue Sharing Agreement was a good deal for all involved. This is a subjective question that can only be answered in context.
At the time, the historical record suggests annexation was a very real threat and revenue sharing negotiations were heated.
The historical public record also shows many citizens at the public hearing raising some of the same questions regarding equity and fairness that remain part of the discussion today.
Was it a good deal?
Hopefully this data will help you decide.
The Albemarle County Board of Supervisors is scheduled to discuss the Revenue Sharing agreement during their second August meeting on Wednesday August 9th.
Founded in 2003, The Free Enterprise Forum is a privately funded, public policy organization focused on Central Virginia’s local governments.
The entire Hindsight Report can be accessed at www.freeenterprisefoum.org under the reports tab.
Respectfully Submitted,
Neil Williamson, President
Neil Williamson is the President of The Free Enterprise Forum, a privately funded public policy organization covering the City of Charlottesville as well as Albemarle, Greene, Fluvanna, Louisa and Nelson County.
Greene Supervisors Endorse Schools Project Fund Application
By. Brent Wilson, Field Officer
Last night (7/25), the Greene County School Board presented their Phase I proposal for updating the Greene Schools facilities to the Board of Supervisors. The School Board requested the Supervisors endorse the Virginia Public School Authority (VPSA) application for funding for the project . VPSA offers options for market financing with competitive interest rates.
Greene County Schools Superintendent Andrea Whitmarsh addressed the Board and summarized the process that began 31 months ago with the formation of a community committee to review all the school facilities in the county and make recommendations. The total recommendation is broken down into three phases with Phase I currently being requested for funding.
Kristie Spencer, Director of Business and Facilities added the retirements by year to her previous financial presentation. And then she showed the impact of consuming the $2.81 million excess capital funds that have been accumulated by underspending schools budgets in the past few years.
Kristie Spencer
Spencer also pointed out that the first payment would not have to be made until July, 2018, which will allow for more debt to be paid down. Per Spencer, there are several options on how to structure the debt repayment that VPSA may allow. The length can be 25 or 30 years, the debt could be back loaded, etc. Greene County can make suggestions but the final decision is made by VPSA.
Supervisor Bill Martin (Stanardsville) asked Spencer why would the school board not use the excess capital funds to reduce the higher debt in the beginning of the repayment schedule?
Spencer stated that there may be other capital projects to use the funds. Martin suggested using the $2.81 million excess capital funds for the school project since it would have a large financial impact at the beginning of the repayment schedule, until more debt is paid off.
Supervisor Jim Frydl (Midway) thanked Spencer for the detailed planning with all of the options presented in a format easy to understand. Supervisor Martin complimented Frydl on his idea several years ago to accumulate unspent funds for future capital projects.
Jim Frydl
Frydl asked Whitmarsh if the Supervisors agreed to endorse the VPSA application could the project be put out to bid? Robert Moje, one of the principals of VMDO, the architects working on the project – agreed that it is important to move forward quickly to minimize cost increases and raising interest rates. However, funds must be available in order to enter into contracts.
Spencer indicated that there are still several steps to occur and that it would be November, 2017 before the bonds would be sold and the costs finalized. Moje clarified that this should be accomplished by November 6th.
Frydl asked Moje how long he expected the request for bids to be out. Moje said that it typically takes a month with the goal to have the funding and the quotes come in at the same time. Supervisor Dale Herring (At-Large) asked Moje if he expected any problems in getting bids for the project. Moje anticipated that the project should get multiple bids.
Chairman Michelle Flynn (Ruckersville) stated that Greene County doesn’t have other separate facilities – and therefore the school buildings are very important assets beyond their primary function of providing classrooms to the students. The Board unanimously agreed to approve the request of the School Board to endorse the VPSA application.
Finally, as Moje was departing the meeting, he addressed the Board and said that it is rare that a community works as well together as Greene County did on this project.
Brent Wilson is the Greene County Field Officer for the Free Enterprise Forum a privately funded public policy organization. The Free Enterprise Forum Field Officer program is funded by a generous grant from the Charlottesville Area Association of REALTORS® (CAAR) and by readers like you. To support this important work please donate online at www.freeenterpriseforum.org
Changing Charlottesville Philosophy to YIMBY
Adapted from testimony to The City of Charlottesville Planning Commission, July 25, 2017
By. Neil Williamson, President
As you conduct the “legal” review of Charlottesville’s Zoning Ordinance, the Free Enterprise Forum is concerned that you may be actually, perhaps unintentionally, working against some of the comprehensive plan goals. Decreasing heights, densities and intensity of development may seem to be reflecting the opinions of some vocal opponents to economic expansion but how does it impact the City’s goals for a vibrant community with affordable housing and economic opportunities for all.
This is not a development problem, it is a political problem, and it exists nationwide.
I recently reviewed the YIMBY (Yes In My Backyard) San Francisco platform and I believe there are many parallels to Charlottesville. If you insert Charlottesville instead of San Francisco to their preamble, I believe it could be endorsed across the political spectrum:
We believe that San Francisco has always been, and should continue to be, an innovative and forward-looking city of immigrants from around the U.S. and the world. San Francisco is not full, and the Bay Area is definitely not full. Ours is an inclusive vision of welcoming all new and potential residents. Anyone who wants to should be able to afford housing in the Bay Area.
Quartz Media’s Dan Kopf recently wrote an article about the YIMBY movement:
[Sonja] Trauss and fellow San Francisco YIMBY Party members, a group that now includes more than 500 people, believe that the only way to solve San Francisco’s housing problem is by building a hell of a lot more houses. To advocate for this, YIMBYs, many of whom are millennials tired of skyrocketing rents, have aligned themselves with private developers and against long-settled locals who see new housing as an intrusion on their lifestyle and, more importantly, a threat to the value of their homes. YIMBY groups have also emerged in New York, Seattle, and Boston, among other places, challenging the much more prevalent NIMBYs (“not in my back yarders”) who favor keeping things as they are.
The YIMBY solution is different than many others advocating for affordable housing. Rather than seeking government mandates for subsidized housing or funds to be placed into a “housing affordability trust fund”, YIMBY platform seeks to impact the supply/demand curve by increasing the supply:
We strongly support building new housing. We have a severe housing shortage. Increasing supply will lower prices for all and expand the number of people who can live in the Bay Area.
We should build more housing in every neighborhood — especially high-income neighborhoods.
High density housing goes with high-quality public transit and walkability. However, housing can be built before or in anticipation of the construction of future transit improvements.
The people most hurt by a housing shortage are those with the least means.
So many of the conversations at the Planning Commission and City Council are focused on the topic of density. In 1982, when Charlottesville and Albemarle reached their revenue sharing agreement, the City’s borders were set, no growth via annexation. Somewhere in the late 1990s and early 2000s, population densification become a negative rallying cry of those opposed to increased development of the city. Perhaps as a tip of the hat to these concerns, the SF-YIMBY platform boldly declares “Density is good”:
We are unapologetic urbanists who believe in the virtues of cities. More people living in close proximity to each other can improve their lives and the lives of those far beyond city limits.
- Density is sustainability: it reduces urban sprawl, reduces water usage, uses energy more efficiently, and creates a smaller carbon footprint.
- Density is accessibility: it encourages walking and biking, makes transit more efficient, reduces social isolation, and increases residents’ access to diverse cultural products and to each other.
- Density is opportunity: it increases access to jobs, supports diverse businesses, promotes innovation, and enables people to be more productive.
- The Bay Area is a particularly efficient place to build housing because of its moderate climate.
- People should be free to choose to live in places that are urban, compact and walkable, low-density and car-centric, or rural. Not everyone wants to live in a dense city. However, current policies restrict the supply of urban housing, leaving suburban life as the only affordable option for many.
Kopf’s article included an interview with Sonja Trauss regarding her definition of a YIMBY:
What exactly does it mean to be a YIMBY?
It means you are an advocate for housing. It means you believe that not having enough housing to accommodate newcomers is terrible public policy that leads to displacement.
YIMBYs want there to be neighborhoods of all varying levels of affordability close to job centers, so people can participate in the city’s economy. What ever your your situation is, we think you should be able to live in the city center if you want to.
The thing about housing is that, in many places, decisions about it are made in a distributed way. In California, no city can just decide to build 10,000 houses, though sometimes mayors will say that. The reality is that the decision is made almost building by building.
If you are in a growing metro area, like San Francisco, there will be times when housing development is proposed in your neighborhood. Being a YIMBY means piping up and supporting that development at neighborhood meetings, or by emails to the government.
No platform is complete without policy recommendations and while we in Virginia can not speak to the need for California Environmental Quality Act reform ,we can endorse the majority of the SF-YIMBY policy prescriptions. It is interesting how many of these topics have been raised in Charlottesville over the last few years.
We believe in long-term planning. Once a citywide or neighborhood plan is made, the process for building should be streamlined, well-defined and predictable. It should not impose significant delays on or add significant costs to a project, nor should individual property owners or neighborhood associations have the power to hijack it.
- As-of-Right building: development plans approved at the departmental level if the project is within existing zoning.
- Mandate or incentivize cities to follow regional master plans and statewide housing policies or mandates.
- California Environmental Quality Act (CEQA) reform.
- Raise height limits.
- Form-based zoning.
- Mixed-use zoning.
- Complete streets.
The Free Enterprise Forum strongly requests that you look at all the consequences (perhaps unintended) in your so called legal review. Consider how these changes balance against the YIMBY platform. We believe the impacts of many of the changes currently proposed are far beyond a simple legal review, and worse, are counter to the community goals for housing supply, economic vitality, and quality of life.
Respectfully Submitted,
Neil Williamson, President
Neil Williamson is the President of The Free Enterprise Forum, a privately funded public policy organization covering the City of Charlottesville as well as Albemarle, Greene, Fluvanna, Louisa and Nelson County.
Photo Credit: Yimby Toronto
Ruckersville’s Zoning Evolution
By. Brent Wilson, Field Officer
In the not so distant past, the Ruckersville corner (US 29 intersection with Route 33) of Greene County was best known for a cluster of small antique shops, restaurants, and a couple of gas stations. The 2010 opening of The Gateway Center, the success of several mom and pop businesses, and infrastructure investment in water and sewer have fundamentally changed the potential economic opportunity of the area.
Many of the existing zoning designations reflect the intersection’s former self. This zoning disconnect was the issue before the July Planning Commission meeting.
Applicant John Silke, who owns several Ruckersville properties, requested to rezone (RZ#17-002
) a 1.59 acre parcel on Route 29 South, north of Route 33 – roughly midway between Wal-mart and Lowes. The parcel (60-(A)-20A) was zoned from A-1 to B-2 with some proffers nearly 20 years ago when water and sewer was not available. With those services now available, there is no need to exclude those items via proffers.
Cattails Creek was the most recent commercial tenant for the property. That business has now vacated the property and Silke is looking to rezone to B-3 to allow for more tenant business options.
Planning Director Bart Svoboda reviewed the request pointing out that all the surrounding parcels, including those on the northbound US 29, are zoned B-3. There is currently an intersection of US 29 and Enterprise Drive with only a right hand turn in and out. There is a crossover to Route 29 northbound at Stoneridge Drive, just south of Silke’s property.
Svoboda also pointed out that the county’s Comprehensive Plan supports economic development in this section of the county.
Staff recommended approval of the rezone but he pointed out that the proffers currently in effect would no longer be in effect with the rezone to B-3.
Chairman Jay Willer asked Svoboda about roadways near the property. Svoboda said “Interconnectivity to the parcel located to the north will be required during the site development plan review. Staff will work with the applicant, the adjacent property owner, and project engineers to ensure the interconnectivity access is planned to provide the optimal ingress/egress for all individuals.”
Commissioner Bill Saunders asked about the proffers back in 1999. Svoboda indicated that in 1999 the property was solely used as a private residence and, therefore, some of the proffers restricted uses that a private residence wouldn’t need. But now this property has a rental unit upstairs and the lower level has had other commercial entities and the B-3 classification is logical.
Commissioner John McCloskey encouraged Silke to find a new business for the first floor. The commission unanimously recommended approval of the SUP request and will forward this request to the Board of Supervisors.
Brent Wilson is the Greene County Field Officer for the Free Enterprise Forum a privately funded public policy organization. The Free Enterprise Forum Field Officer program is funded by a generous grant from the Charlottesville Area Association of REALTORS® (CAAR) and by readers like you. To support this important work please donate online at www.freeenterpriseforum.org
Greene Supervisors Get School Project Update
By Brent Wilson, Field Officer
At the July 11th Greene County Board of Supervisors meeting, three residents spoke in favor of the proposed school facility study. The third speaker used the military term, FUBAR, to describe the current traffic patterns at the Stanardsville campus.
As background, School Board President Leah Paladino outlined the 31 month process to date. A committee was selected to oversee the process and the company VMDO https://www.vmdo.com/ from Charlottesville has been contracted by the School Board to study and make recommendations for the project.
Leah Paladino
Paladino indicated that VMDO prioritized the project with 1) safety / security, 2) increase capacity for the 7th fastest growing county in Virginia, 3) adaptability and 4) space for the community to use.
Paladino then introduced Bryce Powell from VMDO to go over the detail of the project. The plan concept is to tie the school project in with the Main Street project and reduce traffic conflicts on the school campus. The plan is iterative with each step in the project builds toward the next phase.
Per Powell, the total presentation is a forward look 15-20 years into the future with the “dark blue” section being the first phase that is being discussed tonight. The emphasis is on safer cross walks, improved outdoor dining, having all the buses go to the back of the high school for drop off and pick up of students and the front to be used for parent dropping off students. The pedestrian crossings may have a raised, colored surface to highlight these areas to drivers to ensure safety.
As the Greene County is the 7th fastest growing county in the state, the plan is to expand the high school and the middle school to be able to hold an additional 200 students each – more than the current demand. At the high school the dining room congestion is a primary focus. The middle school also needs the kitchen and cafeteria enlarged. The space to enlarge the middle school will come from pushing Monroe Drive farther away from the school to allow for an expansion at the front of the building.
Powell discussed the cost of the project vs. what had been projected last fall. While the plan has become more focused in the past 8 months, construction costs have risen significantly this spring – 15-20%. He attributed this to contractors from Charlottesville to Harrisonburg having a large volume of work that enables them to raise prices in addition to a skilled labor shortage that drives up their costs. The Free Enterprise Forum has seen this trend in many municipal projects in recent months.
Chairperson Michelle Flynn (Ruckersville) asked Powell what he expects will happen to operating costs. Powell indicated with upgrades to the HVAC systems and improved lighting he expected the energy costs to decline. In addition, he indicated that there are relatively small increases in square footage (approximately 3,000 square feet at the high school and middle school each) and it was mainly a reconfiguration of the existing footprint.
Supervisor Jim Frydl (Midway) asked Powell how firm the costs were. Powell indicated that they were at the high end. For example, the increased space for 200 students at both the high school and middle school might only require seating for 320 to start. It wouldn’t be the maximum day one as the plan has room for growth.
Supervisor Bill Martin (Stanardsville) stated the presentation while detailed was excellent. It was well thought out and presented well.
Perhaps in a measure of full transparency, the School Board prepared an amortization schedule for the project. The project must be sent out to bid before the Board of Supervisors approves the final expenditure (and determines the financing mechanisms).
The financial pages of the presentation were addressed by Kristie Spencer, Greene County Schools Director of Business and Facilities.
Kristie Spencer
The first page she presented was the retiring of current schools debt, by year and cumulatively. The reductions started at $230k going into 2018. The next three years show the largest reductions 2018 = $103K, 2019 = $183K and 2020 = $312K so that the cumulative amount by 2020 grows to $828K. The next seven years range from increases of $12K to $57K and then spike back up to $298K in 2028 and $463K in 2029. By 2029 the cumulative amount of retired debt reaches $1,765K.
As a reminder to the supervisors, Spencer stated the current unspent Capital Fund Balance which has accumulated to a balance of $2,815,000.As the supervisors had not decided to use these accrued funds, Spencer did not show using these funds to pay for the project even though these funds could pay for the first two and one half years.
The next two pages showed four scenarios, two with 25 year loans one at 3% and another at 3.5%. The other two scenarios used 30 year financing with 3% and 3.5%. The gross annual cost with the 25 year and 3% scenario is $1,630,000.
However, each year as more existing debt is paid off (see two paragraphs above) thus reducing the net payment for the project to where in 2029 there is actually a reduction below the current level of debt service.
| Year | Net Increase in Thousands | Tax Rate Impact | Less Capital Fund Balance in Thousands |
| 2018 | $1,297 | 0 | 0 |
| 2019 | $1,115 | 0 | 0 |
| 2020 | $803 | 0.02 | $399.00 |
| 2021 | $786 | 0.04 | |
| 2022 | $774 | 0.04 | |
| 2023 | $762 | 0.04 | |
| 2024 | $749 | 0.04 | |
| 2025 | $696 | 0.04 | |
| 2026 | $639 | 0.03 | |
| 2027 | $627 | 0.03 | |
| 2028 | $328 | 0.02 | |
| 2029 | $(135) | -0.01 | |
| 2030 | $(135) | -0.01 | |
| 2031 | $(135) | -0.01 | |
| 2032 | $(136) | -0.01 | |
| 2033 | $(138) | -0.01 | |
| 2034 | $(136) | -0.01 | |
| 2035 | $(135) | -0.01 | |
| 2036 | $(135) | -0.01 | |
| 2037-42 | $(135) | -0.01 |
Average Tax Rate Impact = $.02/Year
Average Tax Rate Impact less Capital Fund Balance = $.01/Year
The current projected cost of the project of $28 million would cost nearly $41 million ($1.63 million x 25 years) with interest at 3% over 25 years, the net additional cost accumulated over 25 years would equal approximately $7 million in total above current levels. Plus the accumulated Capital Fund Balance of $2.814 million represents excess tax revenue that taxpayers have paid in previous years.
While there are many infrastructure demands on the Capital Fund Balance, we ask that Supervisors consider using this dedicated fund prior to increasing the tax rate.
Brent Wilson is the Greene County Field Officer for the Free Enterprise Forum a privately funded public policy organization. The Free Enterprise Forum Field Officer program is funded by a generous grant from the Charlottesville Area Association of REALTORS® (CAAR) and by readers like you. To support this important work please donate online at www.freeenterpriseforum.org
Albemarle May Cut Rural Regulatory Red Tape
By. Neil Williamson, President
“Agriculture is our wisest pursuit, because it will in the end contribute most to real wealth, good morals, and happiness.”- Thomas Jefferson
Considering Albemarle County is 95% rural areas, it is perhaps appropriate that the Comprehensive Plan’s Rural Area Chapter has as Objective 1 “Support a strong agricultural and forestal economy”.
It seems completely counter intuitive the hoops farmers must go through to sell their agricultural products in Albemarle. In 2010, the Board of Supervisors made Farmer’s Markets a Special Use Permit (SUP) AND required a site plan. This is a most involved process.
On Tuesday (7/11) evening the Planning Commission will hold a public hearing to discuss what, if any, regulatory reforms they wish to recommend to the Board of Supervisors.
For those unfamiliar with the SUP process it is as bureaucratic as it sounds.
From the staff report:
Currently, the applicant must submit a site plan. This plan may propose to contain less detailed information then required by the site plan chapter. When the plan is submitted it is referred to the Site Review Committee. The members of the Committee may request additional information or they may recommend approval. The plan is then processed along with the special use permit and presented to the Planning Commission and Board of Supervisors. The Board of Supervisors must then act on the site plan to authorize the reduced level of detail. . .
. . . the current ordinance requires the plan to be distributed to the full site plan committee. This means that the Albemarle County Service Authority and Architectural Review Board receive the plan even if their review is not required. The Health Department also receives the plan twice, once during the plan review and again prior to clearance. This double review is not necessary as the Health Department’s only comment during the plan review is that it will need to review the site plan prior to issuance of a clearance.
Is it any wonder that there have only been four applications for farmer’s markets since 2010. This is in direct opposition to the statewide trend.
Staff is right in recommending a so called ‘Sketch Plan’ be sufficient for this use. The Free Enterprise Forum was surprised when the North Garden Farmer’s market came before the Board of Supervisors, an engineer had volunteered to assist with the application. Absent that professional support, it is not clear the application would have reached the Board.
While the Free Enterprise Forum applauds the lower regulatory hurdle of the ‘sketch’ plan over the site plan – the larger question is shouldn’t this be a “By Right” use.
For over thirty years, Albemarle’s comprehensive plan has discussed supporting agricultural enterprises – are these just words? From the Comprehensive Plan:
Strategy 1d: Continue to assist Rural Area property owners to diversify agricultural activities, including helping to connect local farms with local consumers
We respectfully request Farmer’s Markets become a by right use that requires a zoning clearance (>$100) that can be processed administratively.
Only then will Albemarle be living up to their Comprehensive Plan goal:
Objective 1: Support a strong agricultural and forestal economy.
Please join me in asking the Albemarle County Planning Commission to cut the red tape and make Farmers’ Markets a by right use in the rural areas.
Respectfully Submitted,
Neil Williamson, President
Neil Williamson is the President of The Free Enterprise Forum, a privately funded public policy organization covering the City of Charlottesville as well as Albemarle, Greene, Fluvanna, Louisa and Nelson County.
Photo Credit: Virginia Farm Bureau
Greene Seeks To Address Define Blight
Near the end of the June 27th Greene County Board of Supervisors meeting Alan Yost, Director of Economic Development and Tourism, made a presentation regarding a potential “Blight” ordinance.
Alan Yost
County Administrator, John Barkley, started the discussion with the goal to try to compel businesses to improve and to dress up the Route 29 corridor. There are some properties on Route 29 that are significant problems and give a poor image to people passing through Greene County.
Alan Yost addressed the Board and told them that the top two questions he gets from residents are – is there an Olive Garden coming to Greene and what can be done to address buildings in poor condition? Yost said he has researched many counties in Virginia to see how they identify blighted businesses and what ordinances they use to address them.
What he has found is that blighted property is incapable of being utilized without outside intervention. And some property cannot be improved for various reasons, such as the owner is absentee and has no interest in making the property better. Another third reason is that the property has no market value – this rationale would likely fit the northeast corner in Ruckersville since the parcel is too small to have a business placed on it.
Yost went on to explain that not only is the specific property a problem, but neighboring property is devalued. As traffic goes up and down Route 29 what is seen becomes their perception of Greene County and seeing blighted property gives a poor image of the county. Yost explained that the owners of the northwest corner of Routes 29 and 33 had the “hotel rooms” demolished right after they learned of the possibility of action related to blighted property. 
Yost further explained that he researched many counties and found Middlesex County’s treatment of blighted property as a good starting point. He suggested that the Board set ground rules for the community patterned after Middlesex County’s.
Interestingly, Albemarle County recently dealt with this issue and chose simply to utilize existing state law that allows permits a locality to hold a public hearing and declare the property as blighted.
From the Albemarle staff report:
Virginia Code § 36-49.1:1 enables localities to identify and remedy “spot blight.” Virginia Code § 36-3 defines “blighted property” as:
“[A]ny individual commercial, industrial, or residential structure or improvement that endangers the public’s health , safety, or welfare because the structure or improvement upon the property is dilapidated, deteriorated, or violates minimum health or safety standards, or any structure or improvement previously designated as blighted pursuant to § 36-49.1:1, under the process for determination of ‘spot blight.’”This enabling authority authorizes a locality’s chief executive (or designee) to determine that a property is blighted, and require the owner to develop an abatement plan within 30 days. If the owner fails to respond within 30 days with an acceptable abatement plan, the chief executive may request that the Board adopt a specific uncodified ordinance declaring the property as blighted.
Once the owner has been provided written notice of the ordinance and the locality’s abatement plan, the locality may carry out the approved plan to repair or acquire and dispose of the property. If the ordinance is adopted by the Board, the locality shall have a lien on the property to recover its costs of repairing or acquiring property under an approved spot blight abatement plan.
Interestingly, this provision of state code was not a part of the discussion in Greene.
Barkley suggested that either a public hearing or a work session be scheduled as the next step. Yost asked that Barkley review the ordinance from Middlesex County and modify it for consideration by Greene County.
Supervisor Bill Martin (Stanardsville) asked that care be given to this issue since it deals with property rights. Supervisor David Cox (Monroe) asked Zoning Administrator Bart Svoboda how Stanardsville handles blighted property and Svoboda indicated that they have their own standards. It was suggested that Svoboda review how Stanardville handles blighted property and come back to the Board for further discussion.
Considering the balance between property rights and community health, safety and welfare, the Board may be challenged to create an ordinance that accomplishes their goals of property improvement without significantly limiting the landowners rights. Considering their limited goals, Greene may be wise to examine the provision in the existing state code for Spot blight.
The real question is how will blighted property be determined and addressed by whatever ordinance is developed and what penalties will be put in place to ensure action is taken.
Brent Wilson is the Greene County Field Officer for the Free Enterprise Forum a privately funded public policy organization. The Free Enterprise Forum Field Officer program is funded by a generous grant from the Charlottesville Area Association of REALTORS® (CAAR) and by readers like you. To support this important work please donate online at www.freeenterpriseforum.org
Fluvanna Adding Debt and Reducing Regulations to Boost ZXR Development Potential
By. Bryan Rothamel, Field Officer
The Fluvanna County Board of Supervisors are adding another $8.5 million to the county’s debt total.
The supervisors voted 4-0 to finance $8.5 million for the Zion Crossroads water and sewer project.Chairman Mike Sheridan (Columbia District) had a pre-planned absence.
Current estimates has the project at over $10 million. The remaining amount will be paid in cash from the county’s reserves.
Tony O’Brien (Rivanna District) wanted to include in the financing the first year’s payment but it failed to reach a second. Patricia Eager (Palmyra District) moved to pay the first year’s payment in cash. This payment was not budgeted for in FY18.
The supervisors originally applied and were approved for $8.5 million through the Virginia Resource Authority but debated on financing less than the full amount. The county’s reserves are sitting at $4.8 million above policy of keeping 12 percent of the budget in reserves. This additional amount above policy is called the ‘fund balance.’
With financing of $8.5 million for the project, the county will still pay $1.7 million in cash from the fund balance.
“Flexibility [in the cash balance] is important. $2 million is not a lot of flexibility,” said O’Brien.
The county’s debt total will be over $100 million. Starting in FY19 the county will be retiring $6 to $7 million a year of debt.
Also at the June 21 meeting, the supervisors approved a number of changes in the the zoning ordinances.
The only one not to get an unanimous vote was the one regarding planning unit developments. Fluvanna still does not have an approved PUD and only one has come to a vote, Walker’s Ridge.
The changes would restrict PUDs to the Zion Crossroads community planning area and would require use of public water and sewer. O’Brien raised concern if a developer needed more capacity than the county could offer at the time, it would stop development.
County staff said if a developer wanted a PUD, the developer would help finance an expansion of the system to make it work.
Wayne Stephens, director of public works, said he thought it would be a huge mistake to allow people to build a private system in a community planning area.
O’Brien envisioned a scenario where the developer would have a private system that later would connect when the capacity would allow.
“Trust me, if you have an out…someone will take it,” said Stephens.
The ordinance change passed 3-1 with O’Brien against it.
The other zoning text amendments passed without dissension. The sign ordinance became less restrictive including allowing larger signs in the Zion Crossroads urban development area. The ZXR sign overlay district will have similar dimensions as Louisa County but slightly smaller.
The other change was increasing the maximum height of Industrial 2 zoned properties. It also will now require less setback unless bordering a residential zoned property.
All of the changes are geared to helping development in the Zion Crossroads’ area with the anticipating of the aforementioned planned water system.
In other news, the supervisors approved the county applying for a grant to build a fire training tower building at the Fork Union Fire Station. The goal of the application is for the county’s match to be provided by staff work or already budget resources instead of additional cash contribution.
The supervisors approved a new private secondary school at the old ABC Preschool by Slice Road. The facility is a six week program geared to helping students return to the public school classroom by working on social skills and classwork. The private school has agreements with Fluvanna, Albemarle, Charlottesville, Greene, Nelson and Madison already.
The board transferred money to pay for county attorney services. The FY17 projected cost is $273,000. The county’s attorney costs have increased each of the last four years. The supervisors briefly discussed during the budget season hiring a full time county attorney, however that discussion didn’t go far.
Also at the June 21 meeting the supervisors extended the contract for the county attorney services at the same rates as the current fiscal year.
The supervisors will next meet on July 5 at 4 p.m. and 7 p.m. The supervisors have no second meeting in July. A public hearing on issuance of the ZXR bonds will be on the 7 p.m. docket.
The Free Enterprise Forum’s coverage of Fluvanna County is provided by a grant from the Charlottesville Area Association of REALTORS®and by the support of readers like you.
Bryan Rothamel covers Fluvanna County for the Free Enterprise Forum
Photo Credit: Fluvanna County
Charlottesville’s Engagement Problem
FORUM WATCH EDITORIAL
By. Neil Williamson, President
One person can’t get engaged – it takes two.
Engagement, like all communication, requires all parties to fully participate; listening and responding. This was not the case in last night’s (6/27) Charlottesville planning commission meeting – where the banner of public engagement is waved proudly; but despite the efforts of two special interest groups, their zoning code concerns were not addressed in the discussion.
Please let me explain.
In last night’s Planning Commission code audit work session, Deputy City Attorney Lisa Robertson related to the Commission that she had several conversations with the Southern Environmental Law Center (SELC) and received a copy of the letter written by the Charlottesville Area Development Roundtable (CADRe).
Rather than taking the bull by the horns and including these organizations’ concerns in the presentation, Robertson said that CADRe’s letter was written to the Planning Commission and City Council and was not staff’s position to reply. Robertson said she thought the comments of both groups might inform discussion of the panel but not once in the two hour work session did she raise a specific concern from either of the organizations. Considering the level of technical detail in the CADRe letter, one would have anticipated planning staff providing some context to the legal discussion – there was none.
The Free Enterprise Forum has reviewed CADRe’s 16 page letter, sent to the Planning Commission in advance of their first work session (5/29). The respectful tone and constructive criticism was well drafted and encouraged public discussion of the various points. Those questions went unanswered.
In his reporting for Charlottesville Tomorrow, Sean Tubbs included the CADRe concerns as a part of his coverage of the meeting in this morning’s Daily Progress. If it was important enough to be in the article, shouldn’t it be part of the Planning Commission discussion?
The goal of the Planning Commission work sessions was to vet the proposed zoning changes and the impacts they might have on property owners. CADRe which works with several prominent property owners raised many significant concerns regarding building heights. Staff failed to mention (let alone address) these concerns in their presentation; therefore the discussion was significantly less robust than it could have been.
Late in the meeting Planning Commission Chair Kurt Keeseker suggested the commission should be made aware understand the types of comments that are coming in and the citizens should receive a response. He related the manner in which the Virginia Department of Transportation (VDOT) is answering inquiries and the reporting back to the Hydraulic Advisory Panel. This less than perfect engagement concept was brought forward in good faith, but it was dismissed.
This process is being done under the auspices of a ‘legal review’ and thus the Deputy City Attorney is the lead staff. As mentioned above, one would anticipate that the planning staff who work with the zoning code day in and day out would have a great deal to offer regarding the code revisions. Silently sitting a row behind the Deputy City Attorney, Alex Ikefuna Charlottesville’s Director of Planning spoke not one word during the 2 hour+ meeting. His silence spoke volumes.
When the four Planning Commissioners present pushed back on staff asking for more engagement with SELC, CADRe, and other interested citizens, staff indicated that could not be accomplished under the stated work plan that City Council adopted.
In summary, at least two special interest groups provided substantial information to the staff and staff choose not to include the concerns in the presentation because the letter was addressed to the Planning Commission and the City Council. When the Commission pushed for more community engagement, they folded under staff’s threat of jeopardizing City Council’s calendar.
The Free Enterprise Forum believes the zoning code rewrite process is being railroaded.
We believe in true engagement. Failing to directly address the concerns of the SELC and CADRe at the Planning Commission work session level will lead to increase delay in zoning code implementation and a lack of respect for the entire “engagement” process. These issues will not “go away” they will return at the public hearings.
Simply putting documents on a website “for all to see” is not engagement – engagement is involved, engagement can be messy, engagement requires significant work and engagement takes time. It seems the City is placing their calendar over their citizens.
Charlottesville deserves better.
Respectfully Submitted,
Neil Williamson, President
Neil Williamson is the President of The Free Enterprise Forum, a privately funded public policy organization covering the City of Charlottesville as well as Albemarle, Greene, Fluvanna, Louisa and Nelson County.
Photo Credit: Hiphealthy.com
