‘Snob Zoning’ Crozet Master Plan in the Works?

FORUM WATCH EDITORIAL

By. Neil Williamson, President

Recently, C-ville magazine cover story posed the question, “Can Crozet maintain its small town charm as its population increases?”

Perhaps the question should be “After millions of dollars of planning and infrastructure spending, should Crozet residents be allowed to stifle population and economic growth by hijacking the master planning process?”

We’ve recently learned such a plan is in the works.  And it is a bad idea.  Please let me explain.

C-ville writer Samantha Baars found in the last six years significant taxpayer money has poured into Crozet:

“But Kyle Redinger, the developer of Adelaide, a proposed 80-unit neighborhood adjacent to the Cory Farm subdivision on Route 250, disagrees. He notes that Albemarle has invested 40 percent of its capital improvement money, or at least $29 million since 2010, in Crozet, but only 5 percent of the county’s population lives there.”

Despite such investment, some vocal members of the Crozet community continue to believe the growth that is currently contemplated by the comprehensive plan is too dense and too intense.

Former Planning Commissioner Tom Loach suggested at a recent Albemarle County Board of Supervisors meeting that the unelected Crozet Citizen Advisory Council (CCAC) plans to rewrite their master plan on their own. The Free Enterprise Forum is concerned that this “independent citizen activity” may become an illegally constructed defacto Master Plan that all future projects are measured against.

For those unaware, Master Plans are a part of the legally mandated Comprehensive Plan and are generally prepared by professional planners through a deliberate, transparent, public process that includes all stakeholders (i.e. neighbors, businesses, environmental activists, etc.).

It is not surprising that Loach, a longtime CCAC advocate, would be supportive of ignoring the established public process in favor of “snob zoning”.  As a commissioner Loach famously stated that he could not ever see a circumstance where he would vote in favor of a project that the CCAC did not support.  While I recall Loach voting in favor of every Capital Improvement Plan (CIP) that included many Crozet items, I cannot recall a single Crozet development project that he supported during his years on the Planning Commission.  Such blind allegiance to an unelected neighborhood association precludes the planning commission process and perpetuates a Not In My Back Yard (NIMBY) or Build Absolutely Nothing Anywhere Near Anyone (BANANA) planning philosophy.

It goes far beyond master planning.  Long ago the CCAC (more than any other Citizen Council) unilaterally expanded their charge from being an advisory body to a mandated hurdle for any and all Crozet development proposals.  As this change was strongly supported by the subsequent votes of elected and appointed positions, the body grown further embolden to the point of reinventing elementary school math.

Recently the CCAC opposed a development project (the above mentioned Adelaide) based on its non-conformity to the Comprehensive Plan density.  A review of the Mater Plan showed the area as 3-6 units per acre and the Adelaide proposal called for 5.5 units an acre.  I am not sure how the CCAC can find that 5.5 is not between 3 and 6.  To be clear the Free Enterprise Forum has no position on this particular project but we do wonder in what universe 5.5 is not between three and six.

In an Adelaide meeting earlier this year, one planning commissioner stated that Crozet neighbors had voiced concerns about their children playing with those children from attached housing.  If this is starting to sound like class warfare (or discrimination), it should.

The reality is the CCAC is opposed to density in the development area that is critical to achieve the philosophical goals of the Comprehensive Plan. The community vetted plan calls for densely populated development areas filled with amenities and services surrounded by less populated rural areas that are supportive of agriculture, forestry and open space.

snob-zones-640-for-web-194x300.jpgIn her seminal book “Snob Zoning”, Liza Prevost, exposed what happens when NIMBY zealots are able to change plans and regulations. Prevost reports such NIMBYism clearly fueled the density discussion in Ossipee New Hampshire where the town enacted regulation that was so restrictive the Zoning chairman Mark McConkey said:

“‘I believe the spirit of this ordinance was to deny the opportunity for multifamily housing to go forward in this town.  I believe it is the intent of the ordinance whether it is right or wrong.’

In his book review, John Ross writes on Reason.com:

Prevost sees little hope of changing entrenched attitudes about multi-family housing developments. “This is a world where facts are irrelevant,” says a demographer she spoke to. “I’ve explained over and over again that workforce housing is not Section 8 housing with welfare recipients packed in there.”

Snobs dominate local politics and are unlikely to embrace relaxed zoning codes any time soon. Change may yet come, though, as the demand for single-family homes subsides. The next generation simply isn’t as enamored of low-density living as baby boomers were. [emphasis added-nw]

The question then becomes if Crozet wants to preserve its small town charm and restrict population growth – when (and how) will they pay Albemarle County back for the $29 million taxpayer dollars expended over the last six years to make it a desirable development area?

Or might they embrace the change that has been vetted by the community and work to make the anticipated population growth work well with the existing community?

Or perhaps Albemarle will rollover to the vocal NIMBY mentality and choose to recognize an illegally developed Master Plan that fails to balance the many competing priorities of the community vetted Comprehensive Plan.

As usual we are left with more questions than answers.

Only time (and politics) will tell.

Respectfully Submitted,

 

Neil Williamson, President

———————————————————————-

20070731williamson Neil Williamson is the President of The Free Enterprise Forum, a public policy organization covering the City of Charlottesville as well as Albemarle, Greene, Fluvanna, Louisa  and Nelson County.  For more information visit the website www.freeenterpriseforum.org

 

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5 responses

  1. This is the push I needed to join the CCAC and go to the meetings. Thank you. I look forward to contributing to the “hurdles” and working with other Crozet old timers to look out for our small town’s interests, and beyond your special interests (and your condescensions). Clearly it’s time.

  2. Neil, I hope you will attend some CCAC meetings – I have not seen you at any in the past couple of years. As a past member of the CCAC, I can tell you that Adelaide is a very nice development plan in the wrong location. I personally opposed it solely because of its location on Rt. 250. That particular stretch of road is already heavily traveled and the commuter and school time congestion at the light at 240 gets worse every year. I can’t imagine anyone making a left turn out of Adelaide without either being stuck for 15 minutes or taking their life in their hands due to poor visibility at high speeds at the other times of day. Crozet has grown, but the main roads remain the same.
    The CCAC is not anti-development – they have been working for 3 years on the redevelopment of the Barnes lumber property with Frank Stoner and Milestone partners. The Master Plan focuses commercial development in the downtown area and the CCAC and entire community want to see that happen. We’d love to have jobs in downtown Crozet so we don’t have to commute on those increasingly crowded roads to Charlottesville! Everyone is thrilled to see Piedmont Place come online soon.
    If you want to meet for a cup of coffee – or a beer at Pro Re Nata or Starr Hill – in Crozet so we can explore many of the things we do agree on and those we do not, I am happy to invite a few folks.

  3. […] A couple days ago, I posted a story on the RealCrozetVA facebook page linking to a story written by Neil Williamson with the Free Enterprise Forum titled, ‘Snob Zoning’ Crozet Master Plan in the Works? […]

  4. It appears that the one who wants all this development wants to dictate growth though he doesn’t live in Crozet. You want growth so much put in your front yard and back yard as well. It is as if Crozet asks for some infrastructure help from outside then outside wants to come in and call all the shots in how its developed. Its not Snob living ..its about outsiders and developers lining their greedy pockets and now they feel they have a foothold to do what they want. We don’t want to become Charlottesville or be like Charlottesville.

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