Category Archives: Greene County

Preddy Gables Seek Proffer Amendment from GC PC

By. Brent Wilson, Field Officer

Preddy Gables, LLC came before the Greene County Planning Commission at their September meeting (9/20/17) to file a rezoning application to amend the proffers approved on July 13, 2004 (RZ#04-152). The goal of the proffer amendment is to remove the proffer regarding tying the number of apartments to be developed to the development of retail space.

Currently the property located on Terrace Greene Drive / Seminole Trail, due to the ratio in the existing proffer, can only develop 276 units of which there currently are 260 units in existence. Under the new proffer, the total number of units would remain unchanged but the development of those units would no longer be tied to the construction of additional commercial space.  In addition, the proffer amendment increases the amenities and restricts the size of units in the last phase to be no larger than two bedroom. units.

This would be the last phase of the development and was displayed to develop the property that is lower in elevation and closer to Route 29.

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Terrace Greene Apartments- Phase II

Zoning Administrator Bart Svoboda presented the project to the Planning Commission (less Chairman Jay Willer who was absent from the meeting). Svoboda indicated that there were no concerns from any of the agencies reporting and that all of the infrastructure was done originally to accommodate the full development.

Chris Gordon, a representative of the management firm working of the project, reviewed a conceptual rendering of the project. It showed the new section would be below the existing section and he also indicated that the existing structures are fully occupied.

Gordon continued on to explain that the new structure would have several different features – parking would be underneath the structure rather than surface parking, this would require elevators to be used rather than staircases. While not specifically built for older populations, it would be more convenient and easier to access the units in the new structure.

In addition a new pool, work out room and – something that existing renters have requested – a dog run to allow tenants to let their dogs “off-leash” to exercise are all part of the proposal. Gordon stated that the developer has not contacted adjoining landowners yet, as they wanted the feedback from the Planning Commission before taking their idea to the “neighbors”.

As a public hearing, the meeting was opened to the public and there was no one to comment.

In conjunction with this public hearing there was a second public hearing to address revising the height limit in Residential District (R-2) in Article 6 from 40 feet to 50 feet.

County Zoning Ordinance – Article 6, Residential District, R-2, 6-7 HEIGHT REGULATIONS Buildings may be erected up to forty (40) feet in height

This change would allow the new structure to raise up the 42 feet planned (2 feet in excess of the current height allowed).

The height discussion among the commissioners was mixed. While the feeling was that this particular project would use this higher limit to benefit a hillside, however other future projects may not have this topography and therefore it would actually rise 50 feet up from the sight line.

The Planning Commission approved the request to amend the proffers 5-0 and approved the change to the Residential District height by a vote of 4-1 with Commissioner Frank Morris voting against the change in height.

Based on the change in State law, the commissioners completely ignored the issue of the original proffer ratio of residential vs. commercial property. They did not ask the developer about any future plans for commercial development. The law, known as Senate Bill 549, was signed by Governor McAuliffe in March, 2016.  It restricts both the subject matter and manner in which localities may accept proffers in residential zoning actions.

Instead, the commissioners discussed the existing units being “sold out” and that this would bring more additional housing to Greene County. By itself that is good, but that opens the question of the increased  demand of infrastructure on the county, especially schools.

In their letter supporting the rezoning the applicant provided evidence of limited impact on schools:

The existing apartment units at Terrace Greene are home to school teachers, policemen and countless other residents who contribute to the local community. Terrace Greene’s 260 apartments currently have only twenty (20) children residing there, and developing the last 90 units within an elevator building having no three-bedroom units is less likely to appeal to families with small children than the existing 90-unit plan being amended–meaning that these amended proffers are likely to reduce school impacts.  Given that, the economic development and other benefits, this new concept for the final project phase will, like the existing units at Terrace Greene, have a net positive impact–fiscally and more generally –for Greene County.

Balancing the need for housing in Greene and the cost of providing government service to the new housing is an important consideration; as is protecting property rights.

Interestingly, many potential business expansions use the number of “rooftops” in determining the viability of new locations.  One need only look to the recently released Sales Tax data from the Charlottesville Regional Chamber of Commerce to see how the commercial landscape of  Greene County has changed.   In 2006, the total sales tax revenue was $867,433. In 2017 (January-June) the amount was $934,396 in just six months.

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 www.freeenterpriseforum.org

Photo Credit: http://terracegreene.com/photos.html

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Greene Supervisors Approve $28.16 Million School Bond

By. Brent Wilson, Field Officer

The Greene County Board of Supervisors took the final step to approve going forward with a general obligation school bond not to exceed $28.16 million at their August 22nd meeting. . Virginia Public School Authority (VPSA) will purchase the bonds by the fall of this year.

The agenda item was presented during a public hearing – but no one showed up to comment. Chairperson Michelle Flynn (Ruckersville) took this to be a favorable commentary on the open process for the past two years leading up to tonight. She also indicated that she has received only positive feedback related to the project. Former Chairperson Bill Martin (Stanardsville) echoed the same sentiment and that the project will be good for the community and the school system.

Supervisor Jim Frydl (Midway) is the Board’s liaison to the schools and has been involved in the process over the past 30 months. He further stated that high schools are the most expensive schools to build and the project to renovate the high school and other schools in the Greene County School System is the most efficient way to provide quality educational facilities. At the same time, the study was a forward looking process with a look toward 20 years into the future.

Finally, Flynn said that the best way she could summarize the process is to quote Supervisor David Cox (Monroe) – “do it once and do it right”.

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Greene County School System Project

The gross cost of the project of $28.16 million will cost nearly $41 million ($1.63 million x 25 years) assuming an interest rate of 3 % over 25 years. The accumulated Capital Fund Balance of $2.814 million represents excess tax revenue that taxpayers have paid in previous years. When Supervisor Dale Herring (At-Large) was asked if these funds should be used to help pay for the project, he indicated that Tracy Morris, Finance Director and Stephanie Deal, Treasurer indicated that these funds should be released over a period of time and not in a lump sum.

This raises the question – why?

Herring also indicated that the project will solicit quotes from multiple vendors and the project may cost less than the architects estimated – $28.16 million.

Logically, spending the $2.814 million at the beginning of the project would reduce the need for new tax revenue. Plus this is tax revenue already collected from taxpayers. One explanation not to spend it all up-front, has been that the unspent capital needs to be held back for unexpected capital requirements. That may be true to some degree, but it seems excessive to some observers.

The other comment in response to spending the $2.814 million excess capital is it would draw down cash too far. This seems to beg the question, how low should the cash balance be allowed to get down to – especially right before personal property taxes are collected in June and December (the lowest points each year).

The county has a Reserve Fund target, which includes cash and all assets which their auditors have recommended. But you can’t write checks against total assets, you have to have cash in the bank. As nationally known financial advisor Dave Ramsey advises – you need 3-6 months of living expenses on hand for emergencies.

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Dave Ramsey, Financial Advisor

Perhaps Greene County could look to live by Dave’s advice.

If the Board is so inclined, they could easily agree on a transparent Cash Reserve Fund calculation so that a clear, well thought out policy can be developed.

Such a policy could provide the data to clearly determine how much cash could be spent to pay for the school project from excess capital funds. The concerns raised by the Treasurer and Finance Director are testament that there needs to be some safeguard – but it should be formalized. The current board may not spend too much but who is to say that a future board may be too aggressive and get the county back on the edge of bankruptcy.

The final question is – who determines if spending is to be made from the excess capital funds that the school system has accumulated. Per Herring, while the funds are designated for school capital funds, it is part of the overall county reserve position.

Currently, the determination of the usage of the excess capital reserve has not been decided. This needs to be clearly defined so that funds can be easily consumed when needed and done in conjunction with a Cash Reserve Policy so that the county doesn’t revert back to where it was several decades ago – nearly bankrupt.

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 www.freeenterpriseforum.org

Photo Credit: Greene county, Dave Ramsey

Greene PC Recommends Approval of US29 Rezoning

By. Brent Wilson, Field Officer

US29 North (Subject Parcel to the right)

US 29 North (Subject parcel to the right)

One of the larger Ruckersville tracts (16.404 acres) is seeking a rezone from A-1, Agriculture to B-3, Business. The potential buyers of the parcel that lies between two B-3 parcels on the east side of Route 29 just north of the parcel that has several businesses including Early & Powell law firm came to the August Greene County Planning Commission meeting to request the rezoning to expand the potential uses of the property.

Potential purchasers, Darrell & Brandon Payne, along with George Tennyson (the current owner) are looking to rezone the property to allow more business options.

County Planning Director Bart Svoboda reviewed the request with the commission explaining that the parcel has B-3 zoning on either side of the parcel and it sits opposite of Blue Ridge Café and the former Wayne Homes business. The rezoning would make the parcel more marketable as a commercial property and with the stream going down the middle of the property it probably isn’t as suitable for residential development.

Svoboda continued stating that the rezoning is supported by the Comprehensive Plan and that the proposed uses would have no impact on the school system. The applicant representative, engineer Justin Stimp, agreed that the stream going down the middle of the property presents design challenges but he feels that there can be commercial development along Route 29 west of the stream and then possibly storage units to the east of the stream with a roadway following the stream.

Stimp addressed the access to the parcel and felt that a right in / right out heading northbound would be acceptable at the beginning of the project since there is no current crossover. The possibility also exists to tie into Deane Road south of the parcel to have a crossover available to head southbound.

The hearing then was open to the public with one speaker, Matthew Woodson, addressing the commission.  Woodson has several interests in the parcel – he is part owner of the parcel to the south – Piedmont Commons – and he represents the seller of the property seeking rezoning. He definitely supports the rezoning and hopes that having more B-3, business property, will help development along the Route 29 corridor leading into Ruckersville. Commissioner Frank Morris asked about connecting the property requesting rezoning through his property (to connect to Deane Road) and Woodson was agreeable to the interconnectivity.

Planning Commission Chairman Jay Willer asked Svoboda if there would be a need for water connectivity (the line runs on the west side of Route 29, the opposite side of the rezoning). Svoboda indicated that if an office with a restroom was constructed with the storage units (what this plan shows as the first development) then a hook up would be required.

The rezone request was approved 3-0 with Commissioners John McCloskey and Steven Kruskamp absent.  Willer explained to the applicant that the approval of the Planning Commission was a recommendation to the Board of Supervisors and the Supervisors would review the request in the next few months.

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 www.freeenterpriseforum.org

Photo Credit: Google Street View

Greene Supervisors Endorse Schools Project Fund Application

By. Brent Wilson, Field Officer

Last night (7/25), the Greene County School Board presented their Phase I proposal for updating the Greene Schools facilities to the Board of Supervisors. The School Board requested the Supervisors endorse the Virginia Public School Authority (VPSA) application for funding for the project . VPSA offers options for market financing with competitive interest rates.

clip_image004Greene County Schools Superintendent Andrea Whitmarsh addressed the Board and summarized the process that began 31 months ago with the formation of a community committee to review all the school facilities in the county and make recommendations. The total recommendation is broken down into three phases with Phase I currently being requested for funding.

Kristie Spencer, Director of Business and Facilities added the retirements by year to her previous financial presentation. And then she showed the impact of consuming the $2.81 million excess capital funds that have been accumulated by underspending schools budgets in the past few years.

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Kristie Spencer

Spencer also pointed out that the first payment would not have to be made until July, 2018, which will allow for more debt to be paid down. Per Spencer, there are several options on how to structure the debt repayment that VPSA may allow. The length can be 25 or 30 years, the debt could be back loaded, etc. Greene County can make suggestions but the final decision is made by VPSA.clip_image008

Supervisor Bill Martin (Stanardsville) asked Spencer why would the school board not use the excess capital funds to reduce the higher debt in the beginning of the repayment schedule?

Spencer stated that there may be other capital projects to use the funds. Martin suggested using the $2.81 million excess capital funds for the school project since it would have a large financial impact at the beginning of the repayment schedule, until more debt is paid off.

Supervisor Jim Frydl (Midway) thanked Spencer for the detailed planning with all of the options presented in a format easy to understand. Supervisor Martin complimented Frydl on his idea several years ago to accumulate unspent funds for future capital projects.

Jim Frydl

Frydl asked Whitmarsh if the Supervisors agreed to endorse the VPSA application could the project be put out to bid? Robert Moje, one of the principals of VMDO, the architects working on the project – agreed that it is important to move forward quickly to minimize cost increases and raising interest rates. However, funds must be available in order to enter into contracts.

Spencer indicated that there are still several steps to occur and that it would be November, 2017 before the bonds would be sold and the costs finalized.  Moje clarified that this should be accomplished by November 6th.

Frydl asked Moje how long he expected the request for bids to be out. Moje said that it typically takes a month with the goal to have the funding and the quotes come in at the same time. Supervisor Dale Herring (At-Large) asked Moje if he expected any problems in getting bids for the project. Moje anticipated that the project should get multiple bids.

Chairman Michelle Flynn (Ruckersville) stated that Greene County doesn’t have other separate facilities – and therefore the school buildings are very important assets beyond their primary function of providing classrooms to the students. The Board unanimously agreed to approve the request of the School Board to endorse the VPSA application.

Finally, as Moje was departing the meeting, he addressed the Board and said that it is rare that a community works as well together as Greene County did on this project.

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 www.freeenterpriseforum.org

Ruckersville’s Zoning Evolution

By. Brent Wilson, Field Officer

In the not so distant past, the Ruckersville corner (US 29 intersection with Route 33) of Greene County was best known for a cluster of small antique shops, restaurants, and a couple of gas stations.  The 2010 opening of The Gateway Center, the success of several mom and pop businesses, and infrastructure investment in water and sewer have fundamentally changed the potential economic opportunity of the area.

Many of the existing zoning designations reflect the intersection’s former self.  This zoning disconnect was the issue before the July Planning Commission meeting.

Applicant John Silke, who owns several Ruckersville properties, requested to rezone (RZ#17-002clip_image002) a 1.59 acre parcel on Route 29 South, north of Route 33 – roughly midway between Wal-mart and Lowes. The parcel (60-(A)-20A) was zoned from A-1 to B-2 with some proffers nearly 20 years ago when water and sewer was not available. With those services now available, there is no need to exclude those items via proffers.

Cattails Creek  was the most recent commercial tenant for the property. That business has now vacated the property and Silke is looking to rezone to B-3 to allow for more tenant business options.

Planning Director Bart Svoboda reviewed the request pointing out that all the surrounding parcels, including those on the northbound US 29, are zoned B-3. There is currently an intersection of US 29 and Enterprise Drive with only a right hand turn in and out. There is a crossover to Route 29 northbound at Stoneridge Drive, just south of Silke’s property.

Svoboda also pointed out that the county’s Comprehensive Plan supports economic development in this section of the county.

Staff recommended approval of the rezone but he pointed out that the proffers currently in effect would no longer be in effect with the rezone to B-3.

Chairman Jay Willer asked Svoboda about roadways near the property. Svoboda said “Interconnectivity to the parcel located to the north will be required during the site development plan review. Staff will work with the applicant, the adjacent property owner, and project engineers to ensure the interconnectivity access is planned to provide the optimal ingress/egress for all individuals.”

Commissioner Bill Saunders asked about the proffers back in 1999. Svoboda indicated that in 1999 the property was solely used as a private residence and, therefore, some of the proffers restricted uses that a private residence wouldn’t need. But now this property has a rental unit upstairs and the lower level has had other commercial entities and the B-3 classification is logical.

Commissioner John McCloskey encouraged Silke to find a new business for the first floor. The commission unanimously recommended approval of the SUP request and will forward this request 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 www.freeenterpriseforum.org

Greene Supervisors Get School Project Update

By Brent Wilson, Field Officer

At the July 11th  Greene County Board of Supervisors meeting, three residents spoke in favor of the proposed school facility study. The third speaker used the military term, FUBAR, to describe the current traffic patterns at the Stanardsville campus.

As background, School Board President Leah Paladino outlined the 31 month process to date. A committee was selected to oversee the process and the company VMDO https://www.vmdo.com/ from Charlottesville has been contracted by the School Board to study and make recommendations for the project.

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Leah Paladino

Paladino indicated that VMDO prioritized the project with 1) safety / security, 2) increase capacity for the 7th fastest growing county in Virginia, 3) adaptability and 4) space for the community to use.

Paladino then introduced Bryce Powell from VMDO to go over the detail of the project.  The plan concept is to tie the school project in with the Main Street project and reduce traffic conflicts on the school campus.  The plan is iterative with each step in the project builds toward the next phase.

Per Powell, the total presentation is a forward look 15-20 years into the future with the “dark blue” section being the first phase that is being discussed tonight. The emphasis is on safer cross walks, improved outdoor dining, having all the buses go to the back of the high school for drop off and pick up of students and the front to be used for parent dropping off students. The pedestrian crossings may have a raised, colored surface to highlight these areas to drivers to ensure safety.

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As the Greene County is the 7th fastest growing county in the state, the plan is to expand the high school and the middle school to be able to hold an additional 200 students each – more than the current demand. At the high school the dining room congestion is a primary focus. The middle school also needs the kitchen and cafeteria enlarged. The space to enlarge the middle school will come from pushing Monroe Drive farther away from the school to allow for an expansion at the front of the building.

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Powell discussed the cost of the project vs. what had been projected last fall. While the plan has become more focused in the past 8 months, construction costs have risen significantly this spring – 15-20%. He attributed this to contractors from Charlottesville to Harrisonburg having a large volume of work that enables them to raise prices in addition to a skilled labor shortage that drives up their costs. The Free Enterprise Forum has seen this trend in many municipal projects in recent months.

Chairperson Michelle Flynn (Ruckersville) asked Powell what he expects will happen to operating costs. Powell indicated with upgrades to the HVAC systems and improved lighting he expected the energy costs to decline. In addition, he indicated that there are relatively small increases in square footage (approximately 3,000 square feet at the high school and middle school each) and it was mainly a reconfiguration of the existing footprint.

Supervisor Jim Frydl (Midway) asked Powell how firm the costs were. Powell indicated that they were at the high end. For example, the increased space for 200 students at both the high school and middle school might only require seating for 320 to start. It wouldn’t be the maximum day one as the plan has room for growth.

Supervisor Bill Martin (Stanardsville) stated the presentation while detailed was excellent. It was well thought out and presented well.

Perhaps in a measure of full transparency, the School Board prepared an amortization schedule for the project. The project must be sent out to bid before the Board of Supervisors approves the final expenditure (and determines the financing mechanisms).

The financial pages of the presentation were addressed by Kristie Spencer, Greene County Schools Director of Business and Facilities.

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Kristie Spencer

The first page she presented was the retiring of current schools debt, by year and cumulatively. The reductions  started at $230k going into 2018. The next three years show the largest reductions 2018 = $103K, 2019 = $183K and 2020 = $312K so that the cumulative amount by 2020 grows to $828K. The next seven years range from increases of $12K to $57K and then spike back up to $298K in 2028 and $463K in 2029. By 2029 the cumulative amount of retired debt reaches $1,765K.

As a reminder to the supervisors, Spencer stated the current unspent Capital Fund Balance which has accumulated to a balance of $2,815,000.As the supervisors had not decided to use these accrued funds, Spencer did not show using these funds to pay for the project even though these funds could pay for the first two and one half years.

The next two pages showed four scenarios, two with 25 year loans one at 3% and another at 3.5%. The other two scenarios used 30 year financing with 3% and 3.5%. The gross annual cost with the 25 year and 3% scenario is $1,630,000.

However, each year as more existing debt is paid off (see two paragraphs above) thus reducing the net payment for the project to where in 2029 there is actually a reduction below the current level of debt service.

 

Year Net Increase in Thousands Tax Rate Impact Less Capital Fund Balance in Thousands
2018  $1,297  0 0
2019  $1,115  0 0
2020  $803  0.02  $399.00 
2021  $786  0.04
2022  $774  0.04
2023  $762  0.04
2024  $749  0.04
2025  $696  0.04
2026  $639  0.03
2027  $627  0.03
2028  $328  0.02
2029  $(135) -0.01
2030  $(135) -0.01
2031  $(135) -0.01
2032  $(136) -0.01
2033  $(138) -0.01
2034  $(136) -0.01
2035  $(135) -0.01
2036  $(135) -0.01
2037-42  $(135) -0.01

Average Tax Rate Impact = $.02/Year

Average Tax Rate Impact less Capital Fund Balance = $.01/Year

The current projected cost of the project of $28 million would cost nearly $41 million ($1.63 million x 25 years) with interest at 3% over 25 years, the net additional cost accumulated over 25 years would equal approximately $7 million in total above current levels. Plus the accumulated Capital Fund Balance of $2.814 million represents excess tax revenue that taxpayers have paid in previous years.

While there are many infrastructure demands on the Capital Fund Balance, we ask that Supervisors consider using this dedicated fund prior to increasing the tax rate.

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 www.freeenterpriseforum.org

Greene Seeks To Address Define Blight

Near the end of the June 27th Greene County Board of Supervisors meeting Alan Yost, Director of Economic Development and Tourism, made a presentation regarding a potential “Blight” ordinance.

Alan Yost

County Administrator, John Barkley, started the discussion with the goal to try to compel businesses to improve and to dress up the Route 29 corridor. There are some properties on Route 29 that are significant problems and give a poor image to people passing through Greene County.

Alan Yost addressed the Board and told them that the top two questions he gets from residents are – is there an Olive Garden coming to Greene and what can be done to address buildings in poor condition? Yost said he has researched many counties in Virginia to see how they identify blighted businesses and what ordinances they use to address them.

What he has found is that blighted property is incapable of being utilized without outside intervention. And some property cannot be improved for various reasons, such as the owner is absentee and has no interest in making the property better. Another third reason is that the property has no market value – this rationale would likely fit the northeast corner in Ruckersville since the parcel is too small to have a business placed on it.

Yost went on to explain that not only is the specific property a problem, but neighboring property is devalued. As traffic goes up and down Route 29 what is seen becomes their perception of Greene County and seeing blighted property gives a poor image of the county. Yost explained that the owners of the northwest corner of Routes 29 and 33 had the “hotel rooms” demolished right after they learned of the possibility of action related to blighted property. clip_image002

Yost further explained that he researched many counties and found Middlesex County’s treatment of blighted property as a good starting point.  He suggested that the Board set ground rules for the community patterned after Middlesex County’s.

Interestingly, Albemarle County recently dealt with this issue and chose simply to utilize existing state law that allows permits a locality to hold a public hearing and declare the property as blighted.

From the Albemarle staff report:

Virginia Code § 36-49.1:1 enables localities to identify and remedy “spot blight.” Virginia Code § 36-3 defines “blighted property” as:
“[A]ny individual commercial, industrial, or residential structure or improvement that endangers the public’s health , safety, or welfare because the structure or improvement upon the property is dilapidated, deteriorated, or violates minimum health or safety standards, or any structure or improvement previously designated as blighted pursuant to § 36-49.1:1, under the process for determination of ‘spot blight.’”

This enabling authority authorizes a locality’s chief executive (or designee) to determine that a property is blighted, and require the owner to develop an abatement plan within 30 days. If the owner fails to respond within 30 days with an acceptable abatement plan, the chief executive may request that the Board adopt a specific uncodified ordinance declaring the property as blighted.

Once the owner has been provided written notice of the ordinance and the locality’s abatement plan, the locality may carry out the approved plan to repair or acquire and dispose of the property. If the ordinance is adopted by the Board, the locality shall have a lien on the property to recover its costs of repairing or acquiring property under an approved spot blight abatement plan.

Interestingly, this provision of state code was not a part of the discussion in Greene.

Barkley suggested that either a public hearing or a work session be scheduled as the next step. Yost asked that Barkley review the ordinance from Middlesex County and modify it for consideration by Greene County.

Supervisor Bill Martin (Stanardsville) asked that care be given to this issue since it deals with property rights. Supervisor David Cox (Monroe) asked Zoning Administrator Bart Svoboda how Stanardsville handles blighted property and Svoboda indicated that they have their own standards. It was suggested that Svoboda review how Stanardville handles blighted property and come back to the Board for further discussion.

Considering the balance between property rights and community health, safety and welfare, the Board may be challenged to create an ordinance that accomplishes their goals of property improvement without significantly limiting the landowners rights. Considering their limited goals, Greene may be wise to examine the provision in the existing state code for Spot blight.

The real question is how will blighted property be determined and addressed by whatever ordinance is developed and what penalties will be put in place to ensure action is taken.

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 www.freeenterpriseforum.org

VDOT Updates Greene Supervisors

By. Brent Wilson, Field Officer

Charlottesville Residency Administrator, Joel DeNunzio, from Virginia Department of Transportation (VDOT), came to the Greene County Supervisors meeting for three official reasons on Tuesday, May 23rd .

The first two issues were mandated public hearings for the proposed Secondary Six Year Plan for Fiscal Year 2018 through 2023 and the Secondary System Construction Budget for Fiscal Year 2018.

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Joel DeNunzio

Funding for both plans come from state and federal revenue such as gas tax and sales tax. Distribution of funds is based on population and lane/miles of roadway in a locality. Funding allocations are made for unpaved roads with at least 50 trips per day. Secondary roadways, both paved and unpaved, are considered and there are 151 miles of unpaved roadways in Greene County.

The first project which is currently under construction is Route 607 / Matthew Mills Road east of Route 29.  This project is to widen to roadway and improve the intersection on the northbound lane of Route 29 turning onto Route 607. The next project to be done this year is Route 630 / Rosebrook Road. By year, below are the additional roadways scheduled:

  1. 2018 Route 624 / Beazely Road
  2. 2019 Route 638 / Turkey Ridge Road
  3. 2020 Route 603 / Bingham Mountain Road
  4. 2020 Route 628 / Simmons Gap Road
  5. New 2022 Route 677 / Ice House Road

Supervisor Jim Frydl (Midway) asked DeNunzio if the Supervisors could make changes to the order of projects and was told that they could. Supervisor Bill Martin pointed out to DeNunzio that Ice House Road has 290 trips per day and they may want to change its priority.

The hearing was next open to the public with one person addressing the board. Mr. Murray addressed the Supervisors requesting paving of .4 of a mile of South River Road east of Route 230. This is the end of South River Road where four families live and a fifth is moving into. Mr. Murray refreshed the Supervisors memory that he had appeared in May, 2016 when VDOT was in attendance asking for the same section of roadway to be paved and he has never received an answer.

DeNunzio answered that he would have to review his information to see if it qualifies or if it has already been approved to be worked on and to answer the request. DeNunzio indicated that there could be funds available after the Ice House Road project if the Supervisors want to use those funds for South River Road.

Frydl was concerned about holding up other projects while waiting on an answer for South River Road. DeNunzio told the supervisors that he would have an answer by the next Board meeting and that nothing would be impacted in that time frame. Given that answer the Board voted to defer action until the June 13th meeting.

Later in the meeting, DeNunzio gave VDOT’s quarterly update. Bids have been received on upgrading guardrails on Route 33 with a target cost of $1.1 million. If there is a qualified bid the work with be done from August, 2017 to June, 2018. The bridge replacement on Route 230 near the Madison County line over the Conway River has just switched to work the west side of the roadway. This project is scheduled to be completed by November, 2017. clip_image003

Martin thanked DeNunzio for VDOT cleaning up the intersection of Route 33 and Route 33 Bypass. Martin asked what VDOT is planning to do with the lot. DeNunzio indicated there is a procedure for the original owner to buy the property back. Martin indicated that the parcel would be ideal for either a safety function or a commercial operation.

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 www.freeenterpriseforum.org

Greene Defers Doggone Zoning Changes

By.Brent Wilson, Field Officer

While attempting to follow the direction of the Greene County Board of Supervisors to review the zoning code, the Planning Commission determined they needed additional information, public engagement and increased transparency before moving forward.

Last fall (August 23, 2016) the Greene County Board of Supervisors asked the Planning Commission to review several zoning ordinances in 2017. The memo states that they are to be “reviewed for purposes of correction, modification and elaboration”. At the May 17th meeting of the Planning Commission reviewed how Commercial Kennels, Animal Shelters and Animal Kennels are regulated.

beagle-puppiesCounty Zoning Administrator Bart Svoboda outlined the proposed revisions such as reducing the number of dogs in a commercial kennel from a maximum of 10 down to a maximum of 5 and animal kennels would be limited to less than 5. This would not apply to personal pets. Staff did not provide a justification offered as to why the reduction was being sought.

The Planning Commission discussed the proposed revisions to the ordinances – Commissioner Frank Morris asked Svoboda if breeding puppies would be covered by this change as a business. Svoboda indicated that doing so as a hobby would not be included under the zoning ordinances being discussed. He also suggested that there may be a need for a public work session on the proposed changes. (it should be noted that only three of the five commissioners were in attendance – Chairman Jay Willer, Morris, and William Saunders – a quorum of three).

The session then moved to comments from the public of which there were seven speakers. Several speakers were concerned about restricting property rights by reducing number of dogs allowed. Several other speakers were concerned that this change might place restrictions on hunting dogs. Another speaker expressed concern that he only learned about the proposed ordinance revision the night before the Planning Commission meeting.

Willer explained that notices of the Planning Commission meetings are published in the Greene County Record and also appear on the county’s website. Saunders expressed his appreciation to the turnout on the issue.

Morris suggested that a public workshop to gather information before deciding on revisions to the zoning ordinances. He asked Svoboda how much a Special Use Permit cost and was told each permit cost $500.

Svoboda suggested that the revisions be indefinitely deferred until the Planning staff can further research on how other counties such as Rockingham County handle this issue. He estimated that it would take until the end of the summer to research and gather facts to be ready for a work session. The Planning Commission voted to unanimously to defer the ordinance revisions, to hold one or two public work sessions and then make decisions on how to change the proposed ordinance, if at all.

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 www.freeenterpriseforum.org

Photo Credit: doglib.com

Greene Supervisors Recognize Ethyle Giuseppe

By. Brent Wilson, Field Officer

As a part of their regular business meetings, the Greene County Board of Supervisors highlight citizens that have made a difference in the community.  At the May 9th meeting Mrs. Ethyle Giuseppe was the Greene citizen selected to be recognized. Giuseppe’s selection attracted about 20 citizens to attend the meeting to help recognize her.

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Ethyle Giuseppe and PVCC President Frank Friedman in 2012

Supervisor Jim Frydl (Midway)  presented Giuseppe a plaque recognizing her lifelong and tireless efforts in the community and her church. Frydl asked if anyone from the audience would like to address Giuseppe. Greene County Schools Superintendent Andrea Whitmarsh thanked  Giuseppe for her significant contribution to the community – mainly for the youth of the county. She specifically mentioned the High School gymnasium scoreboards, the ball field at the park, the greenhouse for the agricultural students, the historical society and especially the Piedmont Virginia Community College (PVCC) facility above the library.

Whitmarsh told the supervisors that many of the students at William Monroe High School (WMHS) take college level classes while still in high school. Thanks to this facility, this year 20 seniors will receive both a high school diploma and an Associate Degree from PVCC.

clip_image002To reinforce the impact of the Giuseppe Center on WMHS students, Angelina Santus, WMHS Director of counseling also spoke along with three students.  Santus told Giuseppe that she sees the impact of the PVCC campus on the students at WMHS every day.

WMHS Senior Kristin Shifflett thanked Giuseppe for having the PVCC facility in Stanardsville. This year she will receive her associates degree and will have 60 credit hours transfer to James Madison University when she reports for the 2017 fall semester.

All of the supervisors thanked Giuseppe and her deceased husband for their generous giving to the community. Giuseppe thanked the supervisors for her recognition and she also thanked those that came out tonight to celebrate.

At that point, the supervisors asked that anyone representing an organization that has been impacted by the Giuseppe’s come up and have their photograph take with Mrs. Giuseppe. A tough act to follow for the next citizen who will be recognized!

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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 www.freeenterpriseforum.org