By. Bryan Rothamel, Field Officer
The Fluvanna County Board of Supervisors have a blank canvas when it comes to Zion Crossroads, but it doesn’t own the land.
The vast majority of the land the new Zion Crossroads (ZXR) water system will service is currently zoned A-1 so it will require rezoning to allow commercial activity. The fear is the land currently isn’t expensive with a new water system, there could be an economic incentive to developing single family homes by right. This would be contrary to the economic development rationale used to justify the water system as the county spent the money to attract businesses, not more residential.
One way to discourage housing is finding a sweet spot with connection fees of the ZXR water system. Supervisors had a work session on November 7th to discuss strategies for the system.
The idea is connection charges would be higher than most localities but not the highest. Connection charges for a single family house would typically be absorbed in the cost of the house. But if the total connection is at minimum $16,000, that would be too large a percentage of an average home price in Fluvanna.
A large business wouldn’t bat an eye to the same cost. “That’s pennies or peanuts compared to their overall market studies,” said Wayne Stephens, ZXR water project manager.
Other options the county has is changing the comprehensive plan in regards to the community planning area.
“(The comprehensive plan) already talks about encouraging high density but we need to emphasize discouraging low density,” said Jason Stewart, planning and zoning administrator.
“Find a way to make it easy,” said Steve Nichols, County Administrator.
Fluvanna County will start using Municode, a program that makes the county code searchable. Currently the code is available on the county website via downloadable PDFs by chapter.
Supervisors are attempting to use all the tools at their disposal to make the Zion Crossroads area desirable to business and less attractive to residential. The Free Enterprise Forum is not convinced making water and sewer hook ups more expensive is the right direction. Generally speaking, we oppose using water as a growth control tool within designated development areas.
We do applaud the concept of streamlining the rezoning process to make Fluvanna more business friendly and we sincerely appreciate the County Administrator’s clear direction, “Find a way to make it easy”. We couldn’t have said it better ourselves.
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.