By. Brent Wilson, Field Officer
Significant public policy issues including affordable housing, economic development and commercial capacity were all part of Tuesday night’s Greene County Board of Supervisors’ rezoning public hearing. A standing room only crowd as well as several media outlets were on hand to hear an unsuccessful rezoning request and, then if rezoing were approved, a request for a Special Use Permit.
Back in December the Greene County Planning Commission voted 4-1 (Morris opposed) to recommend approval of the Mark-Dana Corporation request to rezone of a tract of 8 acres in Ruckersville from B-2, Business to R-2 , Residential. The current owners of the property are John and Wanda Melone of the Melone Family Trust who 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 Antiques Gallery on Route 29 South. The 8 acres requesting to be rezoned sits to the west of 7 acres (farther away from Route 29), both parcels owned by the 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 – Schools Superintendent Andrea Whitmarsh responded that the Ruckersville Elementary School was at capacity already and the addition of 105 apartments would add to the overcrowding.
Projected residential growth of the county is expected and is part of the schools justification for expanding the school system. However, the development could generate up to $1.2 million in tap fees to access the public water system.
Next David Koogler, chairman of the Mark-Dana Corporation, gave the Supervisors some background of his company. His mother, father and Sister – Dana – operate the company that was started in the 1980’s when President Reagan signed low income housing into law. They have done similar projects in Virginia and Texas and they live in Grottoes, VA.
Jack Melone, one of the owners of the property, then addressed the Board. He explained that the parcel was originally zoned Agricultural, the front part then was rezoned to B-2 and later the county changed all of the zoning to B-2. Melone stated that this rezone to B-2 has brought about a significant tax increase for him and his family.
The hearing then was open to the public with 12 people commenting and all but two asked that the Supervisors decline the rezoning with the major reason being that it would be take away from business property along Route 29. 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.
Several of those opposed to the project agreed that low income housing in Greene County is needed, but not in this location – a prime business location. Others opposed the rezone since the county has already signed up for large expenditures for a water supply and school expansion. The consensus was that adding more people would aggravate both of these issues.
The other issue made by Bill Gentry a realtor with Jefferson Land & Realty in Madison in favor of the rezone was that commercial development looks at rooftops to determine if there is enough demand to support their business. He cited the Lamb property that has set vacant for decades and other parcels that have similar situations. The rezone and the proposed development would help attract more development.
The meeting then shifted to a discussion amongst the Board members. Supervisor Bill Martin asked Golon if the access to the parcel being considered would be through the frontage rather than by some connector in the rear. Golon indicated it is planned to access through the front of the property. Martin further stated that he supports affordable housing and Greene County needs it. However, this property is better suited as B-2, Business.
Supervisor Dale Herring agreed that the property should stay B-2 and that in the long run – 20 to 30 years – the property will better serve the county as currently zoned. Greene needs affordable house, but somewhere else.
Supervisor David Cox brought up another issue that he is not in favor of split zoning and that this would go against developing a business district. The Supervisors unanimously agreed to not approve the zoning request.
At this point Chairperson Michelle Flynn asked Koogler if he wanted to pursue the Special Use Permit. Koogler said no but he asked to address the Board. He stated that this is the third parcel he has brought before the Supervisors in Greene and all have been disapproved. He stated that his company’s projects do attract businesses. His final request was – would the county please point him to a parcel that would meet the approval of the Supervisors so that his company can bring affordable housing to Greene County
Hopefully Greene County can have Economic Development Director Alan Yost and the EDA help identify a viable parcel for this development. As for the specific parcel of Melone, he has previously stated that the tax burden of the property is not sustainable for him. While the county may want commercial development on the parcel – Melone he has tried for years to develop it with business developers, unsuccessfully – he may have to find another way to dispose of the property.
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