By. Brent Wilson, Field Officer
A proposed affordable housing apartment project on US 29 in Ruckersville took a step forward Wednesday night.
The Mark-Dana Corporation came before Greene County’s Planning Commission on December 20th seeking a two-step approval – 1) rezone a tract of 8 acres in Ruckersville from B-2, Business to R-2 , Residential and 2) a Special Use Permit (SUP) to increase the density to allow 105 apartments to be built on the 8 acres. The current owners of the property are John and Wanda Melone of the Melone Family Trust. If the rezoning and SUP of the property are approved, the Melones plan on selling the property to the Mark-Dana Corporation to be developed.
Greene County Planner Stephanie Golon presented the rezoning application identifying the property as just south of the Blue Ridge Café and the Ruckersville Gallery antique store on Route 29 South. The 8 acres requesting to be rezoned sits to the west of 7 acres, both parcels owned by Melone Family Trust.
Golon mentioned that the parcel is located at the south end of the area identified as mixed use in the Comprehensive Plan. The feedback from the departments in Greene County did not have any concerns other than the school system – Superintendent Andrea Whitmarsh responded that the Ruckersville Elementary School was at capacity already and the addition of 105 apartments would add to the overcrowding. This is part of the school’s justification for expanding the school system.
The other main issue of the presentation is the Mark-Dana Corporation will be applying for financing through the Low-Income Housing Tax Credit Progam which will help provide affordable housing in Greene County. Under this financing program, units constructed must remain affordable for forty years past the date of occupancy.
David Koogler, chairman of the Mark-Dana Corporation, reviewed the project for the commission stating that the units will have a brick frontage, they will be three stories in height and there will be one, two and three bedroom apartments. Koogler explained that his parents started the business and they now have 23 properties with 15 of them in Virginia and the balance in Texas.
The hearing then moved to comments from the public which brought up several concerns – the project is barely cash positive with only 30 students estimated, another 2 students would cause the project to be cash negative. The other issue brought up was the demand on the water supply. The White Run project won’t be completed for five years after the apartment project is completed (2019 vs. 2024). However, Simon Fiscus Director of Skyline CAP spoke in favor of the project as a way to provide more low income housing for the county.
Commissioner Frank Morris brought up the question of how many housing units this parcel would allow by right. Planning Director Bart Svoboda answered that based on 8 acres it would accommodate 48 units. Commissioner William Saunders asked if the possible lack of water can be a reason to reject the rezoning request. Svoboda answered no, since there are EDU’s available.
Chairman Jay Willer brought up the fact that if this rezone to R-2 is approved it would be the first residential rezoning in the growth area of Ruckersville. The vote was then taken and was approved 4-1 with Commissioner Morris voting against the rezone.
With the rezoning approved, the commission turned to the Special Use Permit request to allow 105 apartment units on the eight acres, up from the 48 units allowed by right in R-2. Koogler added to Golon’s presentation about the number of new residents in the apartments. Koogler stated that historically some of the apartments are rented by residents already living within the county the apartments are constructed. Therefore the net increase which generates a need for additional resources from the county is less than the total number moving into the apartments.
In the SUP public hearing, again, the input from the pubic focused on the pressure on the school system. Inversely, Fiscus again stated the need for more affordable rental units. Morris brought up his concern about setting a precedent of going above the “by right” number of units per acre. McCloskey asked Svoboda if a condition of the SUP could be that it restricted the property to affordable housing. Svoboda answered that no, under state code, that type of restriction could not be applied to the property.
Willer asked Mr. Koogler one last question – how long does the restriction of the property last?. Koogler answered that the restriction lasts 40 years and stays even if the property is sold.
At that point the commission voted 4-1 to recommend approval of the Special Use Permit 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 http://www.freeenterpriseforum.org