Population and growth area expansion top Crozet concerns

By Sean Tubbs
Charlottesville Tomorrow
Saturday, September 19, 2009

Albemarle County has begun its first five-year review of the Crozet Master Plan. At the Planning Commission meeting earlier this week, residents took the opportunity to share their concerns about Crozet’s future population growth and the proposal to add about 150 acres for a new business park. 

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The mismatch between this map and the text of the plan caused concerns among Crozet residents. The full map can be downloaded as a .PDF from the County's website.

With the adoption of the plan in December 2004, community leaders believed they had a twenty-year plan that would cap Crozet’s population at a maximum of 12,000. Crozet is estimated to have a population of 5,336 people today.

However, Crozet residents began to ask questions after the approval of the Old Trail Village development (up to 2,200 homes).  In response to their concerns, in January 2006, County staff announced their new assessment of the ultimate build out population of Crozet after reinterpreting the land use map adopted as part of the plan. They found the plan depicts population densities that, when fully built out, could allow a population range between 15,816 and 24,758 people.

Mike Marshall, the chair of the Crozet Community Advisory Council (CCAC), said he thought the master plan would guide the maximum population towards around 12,000. He said the population issue is the main concern of the advisory group.

“The town felt sort of like they’d been betrayed, that the plan hadn’t been followed,” Marshall told the Commission. He said the community wants the map to reflect expectations that the total build-out of Crozet will be 12,000, no matter the year.

County Planner Elaine Echols said the land use map will be updated during the review, and it will reflect developments that have been built since 2004.

“Not all parcels develop at their full potential in terms of density,” Echols said. She also said the densities would likely be adjusted to match the expectations of the community. 

Commissioner Tom Loach (White Hall) was not satisfied with efforts by staff to explain the difference between the narrative of the plan and the infrastructure map. “I don’t understand how the decision was made not to take the colors on the map and make them equivalent to the table which the community had been told was the population build-out,” Loach said.

Commissioner Bill Edgerton (Jack Jouett) defended the plan, and said he did not think County staff ever expected a build-out of 24,000 over 20 years.

“Both numbers are right,” Edgerton said. “Land use capacity in this area will go up to a higher number than 12,000.” But he said that the reality of development did not always match the maximum expectations.

David Benish, Chief of Planning for Albemarle County, said it was likely the review would see the densities reduced.

“What we are seeing is that we’ve got some intensities of development that are too high for Crozet regardless of what that minimum number was,” Benish said.

Another issue to be reviewed as part of the plan is whether to bring an about 150 additional acres owned by the Yancey family into the development area in order to create more land for light industrial uses. The Planning Commission recommended against even considering the idea last November, but the Board of Supervisors has directed them to take the matter up anyway.

Loach said he objected to the idea of that decision being made within the context of the Crozet Master Plan.

“It seems to me that these sorts of decisions should be [up to] the community,” Loach said.

The next opportunity for public input will be during a town meeting to be held on September 30, followed by an October 15 forum about the land use map. The Board of Supervisors wants the Commission to finish up its review by July 2010.

Albemarle County sets priorities for Department of Community Development

Mark Graham, Director of Albemarle County's Department of Community Development

During their February 4, 2009 meeting, the Albemarle County Board of Supervisors approved the work program for the Department of Community Development for the upcoming year. Director Mark Graham presented his recommendations for priority work related to County master planning efforts, Comprehensive Plan updates, and other initiatives.

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The County’s Community Development Department is operating with nine and one half less staff members than they had the year before, due to positions that have been frozen as a response to a budget cuts.  However, the workload has also been reduced.  Requests for building permits are down almost 25%. Subdivision applications are down 15%. Rezoning applications are also down.

Site plans and applications to the Architectural Review Board (ARB) are the exception. These actually reached record high levels in 2008. Graham told the Board that the actual capacity of the Department to take on new initiatives has not changed much. The slimmer department is offset by the slower state of the economy.

Legally mandated objectives were given the highest priority in the work plan. State law requires that the County’s Comprehensive plan undergo an update every five years. There are a few ongoing master plans that will receive staff attention. Places29 and the Village of Rivanna plans are expected to be finished later this year. The Crozet Master Plan and the Rural Areas plan are also due for updates this year. Work on the Southern Urban Area plan has been pushed back to FY2010-11.

The Board of Supervisors raised no serious disagreements with Graham’s strategy for the coming year, but offered a few administrative suggestions.

Supervisor Ken Boyd (Rivanna) wanted to be clearly informed of how much money was spent on consultant fees, and other Supervisors questioned whether more projects could be handled in-house. Supervisor Dennis Rooker (Jack Jouett) thought the Board should move quickly to develop a coherent stance on wind turbines. He also asked how rural landowners could be kept better informed of the options available for voluntary conservation easements. However, Boyd told Graham that he would prefer that staff resources be prioritized towards the completion of the Places29 master plan for the Route 29N corridor.

Daniel Nairn

County planners review $100 million reduction to capital projects

Albemarle County’s five year Capital Improvement Program (CIP) could be shrunk from $239 million to $138 million due to declines in government revenue from taxes, proffers and grants.  The County Planning Commission heard a report from the CIP Oversight Committee at their meeting on January 13, 2009.

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Committee member Bill Letteri, who works as the County’s Director of Facilities Development, said reductions in County revenues have meant fewer dollars are being transferred into the capital budget. As such, only one program has been added to the program this year, and that is the County’s contribution to the expansion of the Albemarle-Charlottesville Regional Jail.

The Board of Supervisors directed staff last year to reduce the amount transferred from general revenue to the capital budget by an equivalent of 3 cents of the tax rate. Two cents of that had been dedicated to transportation, the Acquisition of Conservation Easements program and other infrastructure projects. The CIP is also not receiving as much money from proffers and grants. The reduction in funding will cut over $100 million worth of projects that had previously been programmed, from all areas of County government.

Letteri said the public works section of the CIP was cut to a level that would allow the County’s infrastructure to be maintained, but there will be no expansions. Letteri said reduction to the neighborhood plan implementation would leave enough money to pay for components of the Crozet and Pantops Master Plans, but not other plans such as those for Places29 and the Village of Rivanna.

“Everything that we’re doing to the CIP is about either deferring projects or in some cases eliminating them,” Letteri said, adding that the County would need to increase its level of borrowing in order to maintain even the reductions. He recommended changing the County’s debt policy to encourage projects that can leverage outside funds.

One project getting scrutiny is the County's contribution to the new YMCA facility being design for McIntire Park in Charlottesville. The committee suggested moving a $1.25 million project to help pay for  a competitive swimming pool at the YMCA outside of the five-year CIP as the County is currently reviewing other proposals for improved swimming facilities from Crozet Park and from Star Swimming (Fairview Pool). The Board has also previously committed another $2 million to support the construction of the facility, but that contribution is not programmed in the CIP. 

The proposed amendments to the CIP also push back construction of a replacement for Northside library to at least FY2014. The facility’s current lease expires sometime during FY13, so staff is currently negotiating an extension.

Projects suggested for deferral from five-year CIP:

• Replacements for voting machines ($394,000)
• Pantops Fire Station ($6.5 million)
• Ivy Fire Station
• Crozet community park ($2 million)
• Northside Library replacement facility ($17 million)
• $1.25 million commitment to fund competitive swimming at YMCA until alternatives can be reviewed

Projects suggested for elimination:

• Climate Protection Program ($1,016,000)
• North Fork Rivanna Natural Area ($114,000)

Other reductions:

• Funding for implementation of Neighborhood Plans reduced by $3 million
• Roadway landscaping reduced by $1.1 million
• Sidewalk construction reduced by $1.1 million
• Transportation funding cut by $10 million due to elimination of specific capital transfer
• County’s contribution to ACE reduced by 50%, saving $4.6 million
• Funding for stormwater program reduced by $3.7 million

Commissioner Bill Edgerton (Jack Jouett) wanted to know if the cuts to master plans would mean that no further master plans be adopted. County Director of Planning Wayne Cilimberg said the money in the CIP for neighborhood plans would go to specific projects, and not the actual development of the plans themselves. He confirmed that implementation of Places29 could be delayed if there is no funding .

Edgerton also called for a restoration of funds for the ACE program. “One of the priorities of our comp plan is the preservation of the rural area and this is the only vehicle that’s been made available to the County,” Edgerton said.  His comments were echoed by Commissioner Marcia Joseph (At-Large)

The Commission made no specific changes to the committee’s recommendations, which will go before the Board at a later date.

Fania Gordon & Sean Tubbs

TIMELINE FOR PODCAST:

• 01:00 - Staff report from Bill Letteri , Facilities Development Manager for Albemarle County
• 05:30 - Letteri details the County's policy on acquiring debt
• 08:00 - Letteri details the differences between the adopted plan and the proposed changes
• 22:30 - Leterri describes the delay to the YMCA contribution
• 24:20 - Planning Commission begins questioning Letteri
• 25:00 - Commissioner Marcia Joseph asks about the reduction of a "climate protection program" from CIP
• 26:30 - Joseph asks what cuts to stormwater program will entail
• 27:30 - Commissioner Bill Edgerton asks about cuts to neighborhood plan implementation 
• 28:30 - Edgerton asks for details on cuts to sidewalk funding
• 31:30 - Edgerton says he strongly supports restoration of funds for ACE
• 33:20 - Chairman Eric Strucko asks about proffer contributions to capital fund
• 36:30 - Strucko asks how decisions on capital transfer rate were made
• 38:30 - Public hearing comment from County resident Sean Haggerty
• 41:00 - Joseph seconds Edgerton's support for ACE

Top-10 Growth & Development Stories of 2008

In my weekly appearance today on WINA AM 1070 on the Charlottesville Right Now program, host Coy Barefoot and I will count down Charlottesville Tomorrow's top-10 growth and development stories of 2008.

This is the third year we have counted down the top-10 growth and development stories in Charlottesville-Albemarle.  This wouldn’t be possible without the support of WINA for the Charlottesville Right Now program, host Coy Barefoot for having me on the show each week, Charlottesville Tomorrow’s donors, and the excellent reporting by my colleague Sean Tubbs and our interns and fellows.

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Charlottesville Tomorrow's Top-10 Growth and Development Stories of 2008

1. Approved 50-year Community Water Supply Plan comes under scrutiny as proposed Ragged Mountain Dam cost estimates rise and citizen group demands look at project alternatives and dredging options. [Review all our water supply news].
2. Major new housing and retail developments held up by market forces and lack of adequate public infrastructure (e.g. sewer capacity impacting North Pointe and Albemarle Place developments). National economic recession impacts local government budgets, housing market, and new home construction.  New County residential building permits total 360 through September 2008, on track to be the lowest annual total in over a decade.
3. Supervisor Ann Mallek’s first year representing the White Hall District on the six member Albemarle County Board of Supervisors results in several significant 4-2 votes breaking the 3-3 stalemate that had existed on issues like property taxes and rural area protection strategies.
4. City and County agree to seek legislation to support formation of Charlottesville Albemarle Regional Transit Authority (CARTA), a jointly run public transit authority that would take over and expand the bus operations of the Charlottesville Transit Service (CTS). Separate legislation is being recommended by a work group of Supervisors and City Councilors to seek authority to raise funds for transportation projects (including transit operations) via a local sales tax increase, if approved in a voter referendum in each locality.
5. Meadowcreek Parkway construction contract (for the County’s portion) awarded to Faulconer Construction with work scheduled to begin in early 2009. City Council opts for grade-separated “signalized diamond” interchange for the Parkway’s intersection with the Route 250. The Steering Committee had recommended a design with an overpass above an oval roundabout. City Planning Commission ends their work in 2008 with a recommendation to withdraw funding for City’s portion of project which is scheduled to go to bid in early 2009. 
6. Albemarle County approves several rural area protection strategies. Three rural area ordinance changes were approved related to holding periods on family sub-divisions, stream buffers, and driveways across steep slopes. A new land use taxation revalidation program is also approved by a unanimous vote of the Albemarle County Board of Supervisors. 
7. County continues review of economic development policy update in comprehensive plan and eyes light industrial zoning needs. As part of a lengthy (and frequently delayed) review of the Economic Development chapter of the Comprehensive Plan, Supervisors overturn a Planning Commission decision and opt to continue review of Yancey Mills Business Park, a proposal for a light industrial business park in Crozet near the I-64 and Route 250 interchange. Review of the economic development goals began in November 2007 and is once again on the agenda of the Board of Supervisors for their meeting on January 7, 2009.
8. Charlottesville City Council holds retreat in Staunton, VA.  Charlottesville Tomorrow attends as only observer from public or media. 
9. Albemarle County improves citizen and media access to important planning information by providing Internet access to complete staff reports provided to the County Planning Commission and by releasing the County View web application which allows detailed tracking of planning and building applications. Combined with the County’s GISWEB application and complete access to Board of Supervisor meeting materials and podcasts, the County has an impressive collection of material available online.
10. Charlottesville Tomorrow’s Pie Day 2008.  No other topic generated as much positive feedback and listener calls as Coy and Brian’s ongoing radio dialogue about homemade pies.

Brian’s predictions for the top stories of 2009

• 50-year Community Water Supply Plan
• Results of government efficiency reviews released by City and County.  What changes will be implemented?
• Local elections will be held for City Council and Board of Supervisors (see Election Watch 2009)
• General Assembly will block local sales tax increase for transportation funding and continue to shrink VDOT funding allocations to Charlottesville-Albemarle
• Downtown Mall renovations will be completed.  Will it be under budget and on schedule? Monitor the progress here.
• Local governments will face budget challenges as recession continues.  Revenue sharing from County to City will increase by $4 million to around $18 million a year.
• Places29 Master Plan will be unveiled.  Will it be approved?
• Crozet Master Plan’s first 5-year review gets underway
• Meadowcreek Parkway construction gets underway. Will a lawsuit stall City’s portion?
• Community will review of ASAP’s optimal population study findings

The best way to keep track of these and other stories about growth and development is to subscribe to our free weekly e-mail updates.  Thanks for listening, reading, and commenting in 2008!

Brian Wheeler

Supervisors vote to include Yancey Mills proposal as part of Crozet Master Plan review

The Albemarle County Board of Supervisors has overturned a decision by the Planning Commission to end consideration of a proposal to create a new industrial park in Crozet on largely rural land just outside the designated growth area. The 184-acre Yancey Mills Business Park will now be considered as part of the mandated review of the Crozet Master Plan scheduled to take place next year.

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On November 11, 2008, the Planning Commission voted 6-1 to stop further review of the Comprehensive Plan Amendment submitted by Will Yancey. The site is north of Interstate 64 and adjacent to Route 250 and Western Albemarle High School. Commissioner Eric Strucko (White Hall) said at the time that there was not a compelling reason to expand the growth area, claiming that the County's industrial land needs could be met with existing parcels in the development area.

At the end of the Board's meeting on December 3, 2008, Chairman Ken Boyd (Rivanna) asked his colleagues if they would support a request to ask the Planning Commission to reconsider the amendment. County staff recommended to the Board that the matter be folded into the Crozet Master Plan review.

Boyd said he was concerned that if the matter were left solely up to participants in the master plan review, Yancey's proposal to add more light industrial land would not have a chance to get an up or down vote before the Board.

“I consider this to be more of a County-wide issue and I don't feel real comfortable putting it in the hands of a relatively small group of people,” Boyd said..

As evidence that big changes could be made to a master plan after the work session process, Supervisor David Slutzky (Rio) reminded Boyd that when they approved the Pantops Master Plan, they overturned the Planning Commission's recommendation to allow a large tract of land to remain in the growth area. Clara Belle Wheeler's 77-acre property along Route 20 was removed from the growth area against her wishes.

Supervisor Ann Mallek (White Hall) said the proposal should go before the public as part of the review process, which is set to begin early next year. Supervisor Sally Thomas (White Hall) said that would be the most efficient way to review the proposal.

Supervisor Dennis Rooker (Jack Jouett) supported the Planning Commission's decision to table the proposal because of the property's presence in the watershed and because it is not connected to the existing growth area. However, Rooker also supported including the proposal in the upcoming review.

“I'm not comfortable recommending an expansion of the growth area in the absence of the Crozet community having an opportunity to weigh in on that issue as a part of planning for that community,” Rooker said.

County Attorney Larry Davis reminded the Board there was no guarantee that the community would recommend the expansion of the growth area during the review process.

To satisfy Boyd's concern, Slutzky recommended that the Board be given a chance to weigh in on the subject sometime during the review process.  County Planning Director Wayne Cilimberg said he would ensure the Board had opportunities to check-in on the Crozet Master Plan review in general and to specifically assess the community’s recommendations on the Yancey Business Park.

Sean Tubbs

County planners vote to end review of Crozet business park proposal; Boyd asks for discussion by Supervisors

On November 11, 2008, the Albemarle County Planning Commission held a work session on the proposed Yancey Mills Business Park in Crozet.  The Commission came close to recommending that the development be reviewed as part of the upcoming Crozet Master Plan update, however, the discussion concluded with a 6-1 vote to end all further consideration of the matter.  Linda Porterfield (Scottsville) was the only Commissioner who supported further study.

In an interview with Charlottesville Tomorrow the day after the decision, Will Yancey described what he had hoped to accomplish at the meeting.

“What we wanted was an endorsement from the Planning Commission that they believed our project was worth further study.”  Yancey said he wished he had described in more detail what he sees as the benefits of the project.  

“That is mostly my fault and I undersold some of the most beneficial aspects of our project which can solve a myriad of problems in the community,” said Yancey.

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Will Yancey, Applicant for the Yancey Mills Business Park

Yancey knew he faced an uphill battle when he submitted his Comprehensive Plan Amendment two months ago in an effort to create a new industrial park on 184 acres of mostly rural land near the Interstate 64 interchange with Route 250 West.  The park would include 36 acres of land that is currently home to the Yancey Lumber Company which has operated for nearly sixty years processing yellow pine into lumber products.  

Yancey made the case that the business park would support the County’s economic development goals by creating locations for light industrial businesses near the growing residential neighborhoods in Crozet.  Yancey said in his application that the business park would be a boon to downtown Crozet, not a competitor, and that the site could also include recreational amenities for the community.

Interviewed by Charlottesville Tomorrow, Yancey described other benefits he wishes had been emphasized further in his presentation.  “Another problem we could help solve is the County’s current budget shortfall,” said Yancey. 

“The County’s 5 year revenue projection show tax rates on homes being increased.  A business park catering to light industrial users…will certainly alleviate the pressure to raise tax rates on home owners.  And finally, and perhaps most importantly, we could add substantial acreage to the County’s low inventory of light industrial land without cost to the County.”

PUBLIC FEEDBACK

Pete Wildman

One supportive business owner that spoke during the public comment period was Pete Wildman.  He told the Commission that as his construction company has grown it ultimately had to relocate to Charlottesville to find an affordable place to store his equipment. “I support this [project],” said Wildman. “I think in general this would be beneficial for the County.  I think it provides a good business tax base.”

Shannon Franklin, owner of Crozet Eye Care, also came forward to support the Yancey Mills Business Park and she described the benefit of having businesses and jobs in Western Albemarle.  “Many residents are no longer interested in driving to Charlottesville for services, and I feel the same is true for jobs,” said Franklin.

Shannon Franklin

Multiple community members heavily involved in the Crozet Master Plan spoke in opposition to the business park.  Mary Rice is a member of the Crozet Community Advisory Council (CCAC), the council charged with advising the County on the implementation of the master plan. 

“Consideration of this [proposal] would go counter to most of the thrust of the Crozet Master Plan,” said Rice.  “If there is determined to be a deficit of light industrial land in the County, I would ask the County, ‘Why Crozet?’ [This is] an area which has had to sacrifice rural [land] for an incredible residential density [increase]… I would ask that the County consider…another area of the County.”

Mike Marshall

Mike Marshall is Chairman of the CCAC and Publisher of the Crozet Gazette.  He told the Commission that if the review of the business park was to move forward, the Advisory Council unanimously felt it should be done so as part of the Crozet Master Plan update.  He reported that some Council members were supportive of the project.  Marshall indicated that he, however, was not a fan of the business park.

“Frankly I think this is a bad idea,” said Marshall.  “I hope that the Planning Commission will nip it in the bud now….In my opinion, the concept blows up the Crozet Master Plan.” 

PLANNING COMMISSION REVIEW

 In their discussion, Commissioners cited concerns that included the park’s location in the water supply watershed and its location outside the Crozet growth area in land largely zoned for rural use.  Some Commissioners opposed the project because it would represent an expansion of the County’s designated growth areas.  Currently 5% of the land in Albemarle County is designated for growth and the Planning Commission recently recommended to the Board of Supervisors that any new industrial projects take place “within the designated development areas.” 

Those recommendations are under review by the Supervisors as they consider updates to the County’s Economic Development Policy.  County staff have presented data indicating Albemarle only has about 111 acres of designated and vacant light industrial land with an average parcel size of 4 acres.  Yancey intended his proposal to be responsive to what County staff believe is a limited supply of light industrial land.  However, while discussing the business park, Commissioners expressed a preference for improving the industrial zoning within the existing growth areas rather than expanding it into the rural countryside.  They also questioned the data on the industrial land inventory and suggested that the Board of Supervisors get better information about that need.

When it seemed a majority of the Commission favored submitting the project to be reviewed as part of the master plan update, Commissioner Eric Strucko (Samuel Miller) weighed in with what he described as “principled problem” with that approach.  Strucko has regularly spoken in favor of maintaining a hard boundary between the growth areas and rural areas and he has opposed projects that would cross that boundary and, in effect, expand the County’s growth area.

“I do still question where this notion of a deficit [in light industrial land] comes from,” said Strucko.  Were modifications to be made to the light industrial zoning ordinance to limit office space as a use, for example, Strucko said “parcels inside the [existing] designated growth area could handle any economic situation today or in the future.”

Bill Edgerton (Jack Jouett) and Tom Loach (White Hall) came around to Strucko’s point of view and made the motion, which passed 6-1, to end review of Yancey’s comprehensive plan amendment.

NEXT STEPS

Unlike a rezoning request, the proposal does not automatically move to the Board of Supervisors, though the Yancey family could seek a sponsor on the Board to restart the review process.  At the end of its meeting on the evening of November 12, 2008, the Albemarle County Board of Supervisors asked staff to provide an update to them on the status of the business park at a future meeting. 

Supervisor Ken Boyd (Rivanna) raised the matter under other business.  “This is a project that I am interested in,” said Boyd.  “It certainly deserves some discussion at this level…This is a county wide issue, I don’t think it’s just something that we should leave to the residents of Crozet.  It’s an economic development issue for this County.”

Charlottesville Tomorrow asked Will Yancey where he thought the family would go next with their business park proposal. 

“The Yancey family is going to spend the next couple of weeks speaking with our advisors and the community.  We will reach out to the Crozet community and try to reassure them that have been in the area for a long time, well over a hundred years, and we intend on keeping our word and to do what we say.  The notion that we want to put in a shopping mall with a Stuckeys and a Cracker Barrel there is not what we have in mind at all.  We will make a determination if we should go forward and bring this to the Board of Supervisors.” 

Brian Wheeler

TIMELINE FOR PODCAST:

• 02:23 – Introduction by Cal Morris, Planning Commission Chairman
• 02:50 – Staff report by Rebecca Ragsdale
• 16:00 – Applicant presentation by Will Yancey and Attorney Valerie Long
• 32:00 – Public comment
• 57:00 -- Planning Commission discussion
• 1:04:41 – Comments by Commissioner Eric Strucko (Samuel Miller)
• 1:15:20 -- Motion to end further review by Commissioner Bill Edgerton (Jack Jouett)
• 1:20:22 – Morris restates motion
• 1:21:00 -- Planning Commission vote

Edgerton calls for more resources for County’s master planning; Increased fees will be considered for subdivision applications

Two things were readily apparent in work sessions at the Albemarle County Planning Commission meeting on October 7, 2008.  First, the County is anticipating a very substantial community engagement effort for the Crozet Master Plan’s five-year review.  Second, when it comes to new development and master plans, the Planning Commission would like more resources, both in terms of personnel for master planning, and then also financially in the form of fees to recoup some or even all of the County’s costs for reviewing development applications. 

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Download Crozet Master Plan staff report

The Crozet Master Plan, the County’s first for one of its designated growth areas, was approved in 2004.  Master Plans are expected to be reviewed every five years.  Albemarle County Senior Planner, Elaine Echols described the goal of the review which will take place initially behind the scenes and then be in front of the public in a significant way after July 1, 2009.

“This is not a complete overhaul of the Crozet Master Plan,” said Echols.  “The plan is basically good.  There are some tweaks that are needed.  There have been some specific areas of concern to the community as well as to the staff, and these issues are going to be resolved through the update.”

County staff outlined how they plan to work co-operatively with the Crozet Community Advisory Council (CCAC) which is setting up several subcommittees to keep the review on track between now and mid-2009.  County Community Relations Manager, Lee Catlin, described the work as a “very vigorous public involvement effort.”

“In the spectrum that we look at for public participation, we see this in the most engaged category,” said Catlin.  The County, according to Catlin, will be “collaborating with members of the public in many or all aspects of the decisions, including the development of alternatives and the identification of a preferred solution.”

Planning Commissioner Bill Edgerton (Jack Jouett) noted that the staff recommendation was not to start any new master plans in Albemarle until the Crozet review is completed.  In the discussion, staff responded to his concern noting that it was because of a lack of staff resources.

“Staff shares the concern, but the real issue here is one of resources,” said Mark Graham, Director of Community Development. “We’re just stretched.”

Edgerton asked that the Board of Supervisors be informed of this consequence.  “It really is important that they, at some point in the not too distant future, begin to address the staff resources to allow us to do our job for the entire community.”

The Board of Supervisors will discuss the allocation of resources for master planning at their October 24, 2008 retreat.

Download Subdivision Fees staff report

Another agenda item before the Commission related to continued implementation of proposals from a 2007 Community Development Department fee study.  The County adopted fee changes related to building regulations and water protection ordinances in August 2008.  This meeting focused on a discussion of subdivision fees which will be followed in the future by zoning ordinance fees.

County staff compared several common subdivision fees to those in five other localities.  Albemarle County is currently recovering anywhere from 7 to 27% of its actual costs for processing these sub-division applications.  In their research, staff found that “some other localities are also attempting to develop a more consistent fee structure and recover a higher percentage of their costs.”  Chesterfield County sets its fees to recover 75% of its costs and Arlington County sets many of its fees for 100% cost recovery.

Albemarle County staff recommended a 50% cost recovery target for new fees.  For example, a two-lot family subdivision costs the County $1,377 to process.  The current fee is $95 or about 7% of the cost.  With 50% cost recovery, the new fee would be rounded to $690.  No member of the public provided feedback to the Commission when Chairman Morris opened the public comment period.

The Albemarle County Planning Commission had a spirited discussion about whether 50% cost recovery was the appropriate target.  They reached consensus to have staff bring back information on both 75% and 100% cost recovery approaches like those levied by Chesterfield and Arlington respectively.  The Planning Commission will review this matter further at a future meeting at which point there will be another opportunity for public input before it goes to the Board of Supervisors.

TIMELINE FOR PODCAST:

• 01:45 – Planning Commission Chairman Cal Morris (Rivanna) opens the Crozet Master Plan Review work session
• 02:34 – Elaine Echols, County Senior Planner, begins staff report
• 04:33 – Lee Catlin, Community Relations Manager, begins discussion of public participation process
• 09:25 – Catlin introduces Tim Tolson, representative of the Crozet Community Advisory Council (CCAC) 
• 14:00 – Catlin asks the Planning Commission any guidance on the Crozet Master Plan revision process
• 14:55 – William Schrader, a representative of the CCAC, speaks during the public comment opportunity
• 15:50 – The Planning Commission begins its discussion
• 16:00 – Commissioner William Edgerton (Jack Jouett) asks about timing of review and impact on schedule for other County Master Plans
• 18:00 – Mark Graham, the County’s Director of Community Development, responds to Edgerton’s question and states that limited staff resources are requiring that the Crozet Master Plan’s review take place before any new plans are begun for other parts of the County
• 19:00 – Planning Commissioner Tom Loach (White Hall) comments on the merits moving forward with the five-year review to establish a “gold standard” for the County’s master plans
• 22:44 – Edgerton asks that the Board of Supervisors be informed of the challenge presented by the inadequate staff resources

• 23:55 -- Morris opens the Subdivision Fees work session
• 24:20 – Graham begins staff report
• 31:00 – Commission questions begin with Marcia Joseph (At-Large)
• 32:20 – Morris asks why staff recommended a 50% cost recovery for subdivision fees as opposed to a higher number
• 34:46 – Edgerton gets clarification that number of “units” in the fee structure table relates to the number of applications of that type in 2006
• 38:10 – Graham says his department is looking at implementing time sheets to accurately track staff time
• 38:43 – Eric Strucko (Samuel Miller) asks about impact to overall revenues if fees are approved
• 40:26 – Morris asks if fees might be set for 60% cost recovery as a minimum standard
• 40:37 – Linda Porterfield (Scottsville) asks if fees might be set higher than 60% cost recovery
• 42:00 – Joseph responds that, given the current economic situation, raising fees beyond 50% cost recovery should wait a couple of years
• 42:44 – Joseph asks about complexity of County’s zoning ordinance compared to other localities
• 45:22 – Strucko says he would support fee increase to 50% cost recovery, particularly if it brought Albemarle in line with neighboring localities
• 46:45 – Morris asks that recommendations which go before the Board of Supervisors include recommendations for 50%, 60% and 70% cost recovery options
• 48:50 – Porterfield says the regular review of this ordinance should adjust fees automatically based on  a certain cost recovery percentage
• 49:43 – Porterfield indicates she would support 100% cost recovery for subdivision applications and seek full recovery for all public notification requirements
• 51:04 – Graham summarizes the feedback from the Planning Commission.  
• 59:37 – Morris asks if there is anyone present to provide public comment.  There was no one.
• 59:50 – Graham restates next steps including investigation of cost recovery for notice requirements and the plan to bring back information on what a 75% and 100% cost recovery approach would entail.

Brian Wheeler