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#17-002
) 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 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.
County 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
Ruckersville Rezoning
By. Brent Wilson, Field Officer
Virginia Code requires, absent a proactive rezoning by a locality, property owners must ask for permission (and pay an application fee) to have their property’s zoning changed to match the community vetted Comprehensive Plan. Last night (4/19) such a request came before the Greene County Planning Commission for a public hearing and recommendation. After the planning commission recommendation the application then must go to the Board of Supervisors for a public hearing and final zoning determination.
ARA Properties owns two adjoining parcels, each about ¾ of an acre near
Ruckersville behind CVS on Moore Road.
One is currently zones B-2, Business while the other is zoned R-1, Residential (60-(10)-2 – three parcels north of Route 33 east of Ruckersville.
A representative of ARA Properties addressed the Planning Commission at their April meeting and explained that they are requesting the rezoning 
to have both parcels zoned the same – B-2, Business so that they can are more apt to be used for commercial uses.
Chairman Jay Willer opened the hearing to the public but there were no speakers signed up for the hearing. Planning Director Bart Svoboda advised Willer that no comments were received from the adjoining land owners. In addition, Svoboda went on to explain that the parcel is in a growth area of Greene County which is designated to encourage a mix of commercial, office and residential uses.
Willer stated that he felt this is an appropriate use given the Comprehensive Plan of Greene County and the goal is to have commercial activity in that part of the county. Commissioner John McCloskey added that he was glad to see that the owner came forward to request the rezoning.
The Planning Commission unanimously recommended approval of the rezoning and it will now be forwarded to the Board of Supervisors for their public hearing and final zoning decision.
The April Planning Commission meeting was the first meeting for Commissioner Steven Kruskamp, Jr., taking the place of former Commissioner Vic Schaff.
New SNP Superintendent Updates Greene Supervisors
By. Brent Wilson, Field Officer
Superintendent Jennifer Flynn
Shenandoah National Park (SNP) has a new superintendent – Jennifer Flynn, as of 2017. She addressed the Greene Board of Supervisors at their April 11th meeting.
Flynn succeeds Jim Northrup who retired after a 36 year career and she served as Northrup’s deputy superintendent since 2009.
Flynn reported that 2016 saw a record 1.45 million visitors in the park, up 8.3%, which was in celebration of the centennial of the SNP. The park also held its first naturalization service with 80 new US citizens. In addition, she highlighted the parks Night Sky Program and the musical programs as highlights of last summer’s programs.
The fiscal benefits to Greene County being beside the SNP are tangible. $87.9 million was spent in the park and the surrounding 50 mile area in 2016. 300 jobs were provided within the park and it is estimated that over another 800 jobs near the park exist to service the visitors of the park.
Flynn visited Madison County earlier in the day to celebrate the first memorial for the Blue Ridge Heritage Project. The project is seeking to place memorials in the eight counties surrounding SNP with the family names of those who were made to leave their homes in the creation of the park. erect Already erecting a temporary memorial, Greene County is in the planning and fundraising stages for their permanent memorial to remember the families that were forced to give up their land to form the park.
Flynn invited the supervisors to visit the park if they haven’t in several years. The food service is in the middle of a 10 year contract with a new food vender and the increased revenue has allowed the park to upgrade many of their facilities.
Finally, a new program is being tried this April. On April 23rd the north district is being closed off the motorized traffic so that bicycles, joggers, etc. can safely use the road. Already 4,000 bikers have reserved to participate for the day.
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 Receive Updates On Major Projects
By. Brent Wilson, Field Officer
The March 28th Greene County Board of Supervisor meeting was basically an update of major projects in the county. The first update from County Administrator John Barkley
was on the White Run Reservoir and he reported that the team was reviewing the sources of revenue to build the reservoir.
Barkley announced that a work session would be held on April 11th at 6 pm to go over the analysis of future water demand projections and long term revenue sources. Barkley encouraged the public to review the plan on the Greene County website and to attend the April 11th meeting.
The second major project in Greene County is broadband access and was addressed by Supervisor Dale Herring (At-Large). Herring explained that currently surveying is in process – last week
a survey went out with all students report cards to identify who has what level of service. In addition, property owners are also receiving a survey in their property tax bills. By the end of June all of the surveys will be completed and the next phase of planning for broadband will go forward.
Barkley suggested that carriers be invited to attend a meeting to ask them their plans for future connectivity in Greene County.
The last major project reviewed was the upcoming budget for fiscal year 2018. To date, three public workshops have been held and on April 25th a final public hearing will be held. On May 23rd the Greene County Board of Supervisors will meet to adopt the 2018 fiscal budget .
The supervisors decided to hold that meeting at the county office building vs. the Performing Arts Center where that meeting is normally held. The logic is that the county office building is now set up to broadcast the meetings live over the internet and they wanted to have the ability for the most citizens to view the meeting.
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 County Supervisors
By. Brent Wilson, Field Officer
Joel DeNunzio, the local Virginia Department of Transportation representative from the Culpeper District, updated http://gcva.granicus.com/MetaViewer.php?view_id=1&event_id=51&meta_id=1565 the Greene County Board of Supervisors at their second meeting of January.
Two transportation projects received funding from the VDOT’s new Smart Scale funding program. The scoring program is relatively complex but is transparent. According to VDOT:
Virginia’s SMART SCALE (§33.2-214.1) is about picking the right transportation projects for funding and ensuring the best use of limited tax dollars. It is the method of scoring planned projects included in VTrans that are funded by HB 1887. Transportation projects are scored based on an objective, outcome-based process that is transparent to the public and allows decision-makers to be held accountable to taxpayers. Once projects are scored and prioritized, the Commonwealth Transportation Board (CTB) has the best information possible to select the right projects for funding.
US29/Route 33
The first Greene County Smart Scale project funded addresses the upgrade to the southeast corner of the Routes 29/33 intersection based on congestion mitigation, safety and economic development. DeNunzio explained that this project was submitted in the Fiscal Year 2017 and has been funded. VDOT is meeting with the contractor with a targeted completion date of December, 2020.
Joel DeNunzio
The second project DeNunzio discussed was the paving of Route 630 / Beazley Road which is to be started by July of this year.
As for construction projects, the main concern is the intersection of Route 29 and Route 607 / Matthew Mill Road. This is one of the most congested intersections in Greene County and the work will begin this summer and should be completed by September, 2017 as it also included in the Smart Scale program in Fiscal Year 2017 and has been funded.
Another concern is the speed on Preddy Creek Road, especially on the curves. Under State law where there is no posted speed limit, by default the speed limit is 55 mph. Discussion centered on whether a speed limit of 35 mph should be posted on the curves and whether drivers would actually slow down. Over the last year the Greene County Sheriff has placed speed enforcement units on Preddy Creek Road. What was unclear from the Board discussion was why there should be a concern to post a lower speed limit on dangerous curves
A comment from the public brought up the unpaved Ice House Road and DeNunzio agreed that it should be paved. County Administrator John Barkley indicated to Jessica and James Maupin that he would contact them when this issue would be discussed again.
Supervisor Jim Frydl (Midway) then asked DeNunzio if the mobile speed signs that he has seen in other counties could be used in Greene County. DeNunzio agreed that they may help in certain areas and he said that he would work with Sheriff Steve Smith to partner with them to acquire the signs for Greene’s use at a cost of about $5,000 each.
Supervisor Bill Martin (Stanardsville) again expressed his concern about materials left by VDOT and asked that the remaining materials at the northwest corner of the Route 33 Bypass and Swift Run Road be removed. DeNunzio has had the metals removed but committed to have the remaining materials removed.
The final issue discussed with DeNunzio was the possibility of the connector road that was designed in the Preddy Creek project on Route 29. When the project was designed it showed a connector road from Route 29 northbound going through to Matthew Mills Road.
Only a fraction of this project has been completed – the apartment complex. The proposed 1,100 homes and businesses have not been constructed. Chairman Michelle Flynn (Ruckersville) asked Planning Director Bart Svoboda if the connector road would have to be built if the project was completed. Svoboda indicated that the road would need to be built.
A further question from Flynn asked could funds from another project be redirected to provide this road. DeNunzio clarified that funds cannot be redirected to other projects but each project would have to re-apply for funds that specific 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
Greene Supervisors Approve Capital Improvement Plan
By. Brent Wilson, Field Officer
The Greene County Planning Commission had recommended approval of the county’s Capital Improvement Plan (CIP) to the Board of Supervisors back in December. At the February 14th meeting the BOS held a public hearing to consider adopting the CIP.
Planning Director Bart Svoboda presented the CIP and, while it has taken time to get to this point, he stated that the CIP will provide a good budgeting tool for the Supervisors. Two of the largest projects for the county are the water impoundment system and the school expansion projects.
The CIP process has been refined to delete the maintenance items and set a threshold for inclusion at buildings of $20,000 and $5,000 for equipment items. Svoboda continued that the CIP will help the Board be forward looking as the plan goes out five years at a time.
Commissioner Bill Martin (Stanardsville) hopes to make the document part of the budget process in the next budget period. Svoboda indicated that the county may not have enough funds to do all the projects in the plan so that prioritizing is critical. The next step to be done is a facilities assessment study to determine what needs to be done in what order. And then to sort based on safety and legal requirements as being the most important.
Supervisor Dale Herring (At-Large) agreed that the goal of the Board should be to conduct a facilities assessment and incorporate that into the CIP. Supervisor Jim Frydl (Midway) thanked Jay Willer (Chairman of the Greene County Planning Commission) and those that helped him to get the plan to this point. Frydl stated that “this is a positive step that needs to go further”.
Chairperson Michelle Flynn (Ruckersville) agreed that the Board needs to be forward looking and that the Capital Improvement Plan will help them do just that and will allow them to be proactive instead of reactive. The CIP was unanimously approved by the Board of Supervisors.
Unfortunately the delay of the approval of the CIP until after the budget data has been received back from the county’s departments has made the current Capital Improvement Plan useless for the budget cycle that is currently underway.
The CIP needs to lead the process so that it can be used to guide the Supervisors to include or exclude projects in the new budget cycle and incorporate the cost of the projects in their budget. Hopefully the Board of Supervisors will start the cycle of the next CIP before the 2019 budget process begins. Otherwise it is just a wish list on a spreadsheet.
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 and School Board Kick Off Budget Season
By. Brent Wilson, Field Officer
Prior to the second January Board of Supervisors meeting, the Greene County Board of Supervisors and the School Board held a workshop to begin the budget process. Leah Paladino, School Board Chair, led the discussion and reviewed the schools needs and priorities.
Leah Paladino
Specifically the next school budget is looking several major issues – 1) a Virginia Retirement System (VRS) increase, 2) health insurance increase and 3) a one-time bonus – depending on Richmond’s decision. The impact of the increased local cost of the VRS is being estimated at $326,000 or a 10% increase.
Superintendent Andrea Whitmarsh’s understanding is that this increase statewide would fully fund the VRS system per what state auditors estimate is required. Health insurance is estimated to increase by 15% or $357,000 and the impact of the potential one-time bonus is estimated at $291,000.
At the same time, this reporter has been in communication with Delegate Rob Bell asking him about fully funding the VRS fund. His reply on January 18th was “I continue to supports efforts to achieve full funding with legislation……one of the challenges is that the budget can supercede other bills, which makes it harder to create long-term policy”. I replied asking would he sponsor a bill to prohibit “borrowing” VRS funds for anything other than retirement and when will the VRS fund be fully funded per the states independent auditors. I am still awaiting a response to that email.
Supervisor Jim Frydl (Midway), the School Board liaison, commented that the increased VRS cost and the bonus are examples of state mandated costs being passed to the counties while the state maintains they are balancing the state The three items total nearly $1 million before addressing any operational needs – such as new text books, additional teachers and aides, updated computer equipment, etc.
As the school board pointed out, the school staffing in 2009 was 511 and over the next five years the staffing was reduced by 41 to 470 or an 8% reduction while over the same period the number of students rose from 2,852 to 3,099 or 9%. The combination of more students with fewer staff caused the ratio of students vs. staff to increase by 18% from 2009 to 2014.
Whitmarsh’s comment on the dramatic change was that reductions in staffing have been made by 2014 and since then the staff have been in sync with the increase in student population.
County Administrator John Barkley asked Whitmarsh if salaries in Greene were competitive?
Superintendent Whitmarsh indicated that there is an ongoing issue in regards to losing teachers with several years experience to Charlottesville and Albemarle County due to both wages and benefits lagging.
Kristie Spenser, Director of Business and Facilities, addressed the health insurance increase and attributed it to four major claims which is causing the loss ratio in Greene to be higher than normal as opposed to last year when claims were below the norm.
Supervisor Bill Martin (Stanardsville) asked Whitmarsh how the morale of the staff in the schools is. Whitmarsh felt that in general it is improving, you always have some happy and some unhappy, but raises have been given recently and Paladino felt that teachers have been empowered, encouraged to innovate and moral is increasing.
Whitmarsh thanked the Board of Supervisors for the meeting and it will help them at their budget work session the next night – Wednesday, January 25th. She asked that if the Supervisors needed any further information to just ask and they will be glad to provide any data needed to help them understand the school’s needs. Likewise Martin offered to meet with the School Board if they felt it would help the budget process.
At the regular meeting of the Board of Supervisors, Michelle Flynn was elected to the Chair for 2017 and Dale Herring was elected to the Vice Chair position.
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 PC Recommends Approval of Church Office At US29/33
By. Brent Wilson, Field Officer
At their January meeting the Greene County heard a request for a special use permit (SUP #15-009) to allow the northwest corner of Route 29 and Route 33 to “have meeting places for clubs, fraternal and civic organizations” as listed in Article 4-1-2-15 where the Music Store was formerly located.
Zoning Administrator Bart Svoboda reviewed the request for the parcel that is oddly zoned A-1, Agricultural, even though it is on the busiest corner in Greene County. Since the parcel is not zoned business like the 
other three corners, it requires a Special Use Permit in order to allow a church to have an office locate in the two story building on the corner.
While the SUP request is for the 2.41 acres, the Legacy Church (who wants to rent the building as an office) is only looking to use the building where the Music Store was formerly located.
Svoboda went on to explain that the parcel is an odd “L” shape and the building is on the narrow portion of the lot that touches the northwest corner in Ruckersville. The larger portion of the lot continues up Route 29 north and in behind the Greene House Shops and the Jack Shops Restaurant. And he clarified that he recommends that the SUP only be for the two story building, not the motel rooms running up US29 north.
Commissi
oner Vic Schaff asked Svoboda that if the property were to rezoned to B-1, would the use being requested tonight be changed to a by right use. Svoboda agreed and stated that the SUP would then be void.
Ken Lawson from Grandview Real Estate Services addressed the commissioner and addressed only an issue brought up by the Health Department. The Health Department expressed concerns about the use of the septic system but Lawson clarified that the use is only for the “Music Store” and not the motel rooms. Lawson further clarified he contacted the Health Department and clarified this issue with them and they revised their report to have no problem with using the current septic system that the Music Store used as there would be similar demand on the system.
Chairman Jay Willer asked Lawson if there were any plans to use the motel rooms in the future and he said they did not plan on using the rooms. He further explained that the owners plan on selling the property but wanted to acquire the SUP to get a tenant in the short term.
Commission John McCloskey asked if the church would hook up to the county sewer system. Lawson stated that while they could hook up with a connection line to the pump station, the less expensive option is to use the existing septic system which is their plan.
Willer asked Svoboda if a developer bought the property and built a new structure would they be required to hook up to the septic system and the answer was yes. Svoboda went on to say that the county hopes the parcel is rezoned to business which would increase the uses allowed.
The Planning Commission unanimously recommended approval of the SUP request and the request will go to the Board of Supervisors for their decision. The question that remains is why is this parcel still zoned Agricultural instead of Business?
The argument goes both ways: leaving it Agricultural is less expensive to request a SUP than to have the property rezoned Business. However, many potential buyers may be attracted to a parcel that is zoned for business and that is what the county wants on the land. This is one of many commercial looking properties that are on Agricultural land in Greene County.
The real issue is the odd shape of the parcel – the “L” shape significantly limits what can be built on the narrow portion that touches the corner of Route 29/33. Would the Greene House Shops/Jack Shop Restaurant lot, which lies to the west of the parcel, be able to use the corner piece of the property for parking?
Hopefully, a long term solution can be found for this property that meets Greene County’s and the property owner’s long term objectives for this important corner of Ruckersville.
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 PC Forwards Capital Improvement Plan
By. Brent Wilson, Field Officer
At their December 21st meeting, the Greene County Planning Commission endorsed (4-1) the Capital Improvement Plan (CIP) and sent it on for consideration by the Board of Supervisors for their first January 2017 meeting.
The required Public Hearing was held at the November Planning Commission meeting. Chairman Jay Willer prepared a memo to go with the CIP when it is presented to the Board of Supervisors. This memo stressed the importance of two projects – the water and sewer project and the school expansion project – both have been vetted by outside consulting firms.
Unfortunately, the timing of the passing of the CIP to the Supervisors is too late to benefit the upcoming budget cycle which has already started. The proper timing would be to have completed the CIP in the fall to be able to use the results to help project the expense budget of the county. Hopefully this template can be used at the beginning of the next budget cycle as the document is intended.
Willer expressed satisfaction with the format of the CIP and stated that it is a major step going forward. The only change to his current memo would be to stress the priority of the water and sewer project and school project should take priority.
With a vote of 4-1 – Commissioner Frank Morris voting no – the Planning Commission endorsed the plan agreed to forward to the Board of Supervisors for their action.
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
