Fluvanna Sets Comprehensive Plan

By. Bryan Rothamel, Field Officer

Fluvanna County has finished its five year update to its Comprehensive Plan.  Notable changes include goals and possible future implementations. It all circles around where the county wants development.

The major focus for the next five years is development of Zion Crossroads and keeping rural areas outside of that area undeveloped.
The Palmyra Community Planning Area (CPA) shrunk with a focus to keep Palmyra village-like. The Zion Crossroads CPA expanded to include all of Route 250 from the Albemarle border and less east of the Route 250 and Route 15 intersection.

Previously Fluvanna implemented a newer zoning type, planned unit development (PUD), but still does not have an approved PUD. A PUD is mixed use and is its own zoning for the land in question. The land could have commercial next to residential with varying densities.

The 2015 update to the Comprenhensive Plan tasks the planning department to eliminate PUDs outside of the newly expanded Zion Crossroads CPA by 2016.

In 2014, Walker’s Ridge was a proposed PUD that was defeated. Two reasons it faced heavy opposition was because its location, just north of Palmyra village, and it lacked water infrastructure. It was to use community wells and mass drain fields. Its second iteration, Poplar Ridge, was approved as a zoning amendment to its R-3 zoning.
Water is on its way to Zion Crossroads, at least plans for it are on their way. County Administration staff is currently negotiating a final design and construction contract to build a water and sewer system for the CPA.  It is expected that contract will be presented to the Board of Supervisors in closed session in early October with a recommendation in public session on October 21. That would be the earliest for the supervisors to vote on it. Funding will have to be discussed.

Iif final design and approval are completed by spring 2016, construction all 2017, a functioning water system could be ready by mid-2018. That is a best case, fast tracked scenario. There are a lot of dominoes that would have to fall perfectly in place, on time for that to occur.

Once water is in, the county anticipates development to come next. With that, the county might implement more zoning options including floating zoning and hybrid zoning.

Floating zoning is overlaid on current zoning but is not attached to the land. If an applicant wants that zoning, an application and approval then brings that zoning ‘down to earth’. It still sets standards for the land but needs to be still be approved before the land is officially zoned.

Hybrid zoning allows land to be zoned two types, simultaneously. Something zoned C/I (commercial and industrial) has all the rights of B-1 and I-1 — any of those uses are permitted.  This is helpful in area with high traffic and needing to be very flexible. A warehouse could have its industrial uses but also set up a showroom for customers without needing more permits.

Also at the September 16 meeting the supervisors authorized purchased of a new ladder truck. It replaces a truck Lake Monticello Fire Department uses that was aged before the county started using it. The cost the county is covering, up to $50,000, is the same estimated amount the old truck needed in repairs to be better functioning and safe.

Supervisors also approved another landscaping business in the Zion Crossroads CPA. This type of business is low water usage and the supervisors have now approved a few in the past 18 months.

The county will pay two employees who provide surveying during regular business hours. Using the employees and paying them above their regular pay is much cheaper than contracting an outside surveying company.

Fluvanna Supervisors next meet on October 7 at 4 p.m.

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bryan-rothamel.jpgThe 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

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