Crozet streetscape grant prompts questions about County’s capital projects budget

By Sean Tubbs
Charlottesville Tomorrow
Friday, November 6, 2009

The streetscape improvements are called for in the Crozet Master Plan

In the face of significant revenue shortfalls, Albemarle County Supervisor Ken Boyd (Rivanna) said Wednesday that at least some projects in the County’s Capital Improvement Program (CIP) should be scrutinized to see if public investment is still warranted. Earlier this year, the County removed $100 million  from the program through FY2014 in order to balance the five-year financial plan. This week, supervisors were told to expect another $100 million in project cuts and to prepare for a heavily revised capital budget focusing only on maintenance and debt service.

The topic came up during a public hearing on an application for a $250,000 grant from the federal government to help pay for streetscape improvements in downtown Crozet. The County has previously received $300,000 in transportation enhancement money (TEA-21) for previous phases of the project. The money will pay for sidewalks, drainage improvements, decorative lights and benches.

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The total cost of the project is around $2.5 million, according to Albemarle County’s Chief Planner, David Benish. If awarded the grant, the County will pay for around 80 percent of the project with taxpayer dollars. Benish said the Crozet streetscape is one of the higher priority recommendations called for in the Crozet Master Plan.

Boyd expressed concern at the amount of money that the County has invested in the project. He said he was not sure if this was appropriate spending given the County’s ongoing budget issues.

“We have two master plans, and we seem to forget about the other one at Pantops that has absolutely no funding for it,” said Boyd. “At the same time, we’re throwing millions of dollars into Crozet.”  Meanwhile, he pointed out that improvements called for in the Pantops Master Plan have not yet been funded.

Benish said many of the Pantops improvements are anticipated to be paid for with proffers from developers such as intersection improvements and at least $1 million in sidewalk improvements. Supervisor David Slutzky (Rio) pointed out that the Crozet Master Plan was adopted five years ago, whereas the Pantops Master Plan was only adopted in March 2008.

“Wait until we get to Places29 and the tab for infrastructure we’re going to have there,” Slutzky said.
Boyd said he wondered how many previous decisions on capital spending will need to be reconsidered as the County’s budget climate continues to worsen .

Supervisor Dennis Rooker (Jack Jouett) said once the County begins to apply for grants for projects, it cannot break that kind of commitment.

County Attorney Larry Davis said if the project is not finished, the County would have to return the other $300,000 received through the federal program.

The Board voted 6-0 to support the grant application. Boyd said he could support this application, but that he wanted to apply more scrutiny during the development of the FY2011 CIP.

“I’m going to ask as part of the CIP oversight committee review that we look at these multi-millions worth of monies that are sitting around for previously approved projects and whether or not we can continue to do those,” Boyd said. However, he acknowledged that projects that are tied to grant funds will likely have to go forward.

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.

Board of Supervisors support Crozet stormwater management system; Cost higher than original estimate

By Julia Glendening
Charlottesville Tomorrow
Thursday, July 2, 2009

Greg Harper, Water Resources Manager for Albemarle County

Greg Harper, the Water Resources Manager for Albemarle County, presented an update on the Crozet stormwater management system to the Board of Supervisors on July 1, 2009. The Board originally approved the system on November 7, 2007, however, the design was further developed and the 2009 cost estimate is larger than the 2007 estimate. The Board indicated their support for the stormwater project and agreed to reexamine the cost estimate at a future meeting.

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Harper described the goals of the project, which included stormwater management planning for future growth, especially a denser downtown area which he said could increase runoff. He also said the project would help to protect water resources by addressing areas currently without stormwater management. Harper stated the engineering plans are 80% complete and emphasized that staff hopes to provide stormwater management at the lowest cost possible.

A cost estimate was first provided in 2007 by Kimley-Horn Associates, the consultant for the project, and totaled $350,000. However, the estimate was changed in 2009 to $694,176. This was an increase of $344,176 and almost double the original cost. A staff report explained the cost estimate was raised due to an increase in land parcel size, a re-alignment of the storm and sewage system, and the addition of contingency costs, which were not originally included. Harper expressed hope for a lower final cost because of the favorable construction market.

“We’re hoping to be under construction within about six months,” said Harper. “There’s 15 acres of impervious area that we can immediately treat and prevent those pollutants from reaching our water supply.”

Harper also said a grant had been awarded to the Rivanna River Basin Commission and $120,000 would be provided to help fund the Crozet stormwater management project. However, Harper warned the Board of the lengthy process to receive the grant.

Supervisor David Slutzky (Rio) said he was concerned with the total balance of the Stormwater Control Improvement Fund due to pending improvement of Sun Ridge Road. The Board approved the renovation of Sun Ridge Road on March 7, 2007 and drainage issues were to be addressed and financed by the Stormwater Fund. Slutzky said the drainage improvements have not been dealt with at the present time and wanted to confirm there would be sufficient funding in the future.

Harper told Slutzky he did not know the balance of the fund but assured him there would excess money left in the fund after the stormwater project. County executive Bob Tucker said the Sun Ridge Road project money had been set aside and its funding would not be depleted by the stormwater project.

Supervisor Ann Mallek (White hall) commented that the Birnam Basin project in 2004 was similar in cost and did not have as many features.

Harper agreed and said the Birnam Basin, a detention basin near Charlotte Humphris Park, cost $720,000 and was much simpler than the stormwater project, which will serve 30 impervious acres.

TIMELINE FOR PODCAST

• 01:00 - Greg Harper begins presentation
• 09:09 - David Slutzky asks how the program will be affected by density
• 11:36 - Ken Boyd asks when construction will begin
• 12:20 - Larry Davis comments on offsite drainage costs
• 14:36 - Ann Mallek asks how small developments will pay
• 19:45 - Slutzky asks about Stormwater Control Improvement Fund
• 21:20 - Mallek compares project to Birnam Basin

Supervisors approve preliminary design of Crozet Library

By Julia Glendening
Charlottesville Tomorrow
Wednesday, June 3, 2009

Albemarle County’s Crozet Library project team presented their initial design for the new Crozet Library and the Board of Supervisors approved it with enthusiasm. The project will now proceed into the design and development phase. Construction is scheduled to begin in spring of 2010 and be completed in 2011.

Bill Letteri, the County’s Director of Facilities Development, spoke to the Board of Supervisors at their meeting on June 3, 2009 to share the conceptual design and to request authorization for the next phase of the project. His presentation included a timeline of the Committee’s progress since it was established in the summer of 2008. The architectural designs were presented by Melanie Hennigan of Grimm & Parker Architects.

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Architect Melanie Hennigan, Grimm + Parker Architects

The library will be a two level building that will have all of its facilities on the upper level. The lower level will be mostly unfinished and Hennigan shared the option that it could be developed further in the future. The upper level will be accessible directly from the parking lot or from an elevator and stairs via the Crozet Avenue entrance. Features of the library will include a children’s section, numerous reading areas, computers, and a large reference section.

There was unanimous approval from the Board of Supervisors. Supervisor Sally Thomas (Samuel Miller) commented on the potential for the lower level and she commended the architects for designing large windows that would allow the library to be naturally lit.

“This is a beautiful building and I think your design efforts and the community’s design efforts have resulted in a terrific amenity to downtown Crozet. This is going to be a successful anchor,” said Supervisor David Slutzky (Rio).

Letteri also emphasized that the present condition of the economy would make the Crozet Library project less expensive if construction was moved ahead of schedule. The original estimate is $6.3 million, but Letteri said he believed there is the potential to save 20% if the project begins construction in the fall of 2009 due to the favorable construction market.

Slutzky said that the timing of the project had already been determined in the FY2010 budget discussions and believed it was unrealistic for the project to be pushed ahead of schedule.

Supervisor Dennis Rooker (Jack Jouett) was interested in the prospect of a less expensive library and said he would want to move the project forward if possible. Slutzky agreed that it would be financially beneficial, however, he did not believe that it was at all probable and reiterated that the construction schedule had already been established within the budget process.

Letteri said he only wanted the Board of Supervisors to be aware of the amount of money the County could save on this project.

Supervisor Ann Mallek (White Hall) agreed that the information was useful in case federal funding was made available to Albemarle County. “It is the number one library project in the state,” she said.

The Board of Supervisors approved the preliminary design of the Crozet Library and agreed to review the timing of the project in the fall. They will examine how the construction market has changed and if the library construction could be started sooner .  The design development phase will take about three months and result in a preliminary site plan for submission to the Planning Commission and Board of Supervisors this fall.

Albemarle County Supervisors endorse idea for Crozet to Charlottesville commuter train

Encouraged by the reality of daily passenger service from Lynchburg to Washington, D.C., Albemarle County Supervisor Ann Mallek (White Hall) sought the full Board’s support for a feasibility study for daily commuter service from Crozet to Charlottesville. The Board agreed on April 1, 2009 to send a letter to Senator Mark Warner (D-VA) officially seeking grant opportunities to study the idea further.

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The service is proposed to be run on rails operated  by the Buckingham Branch Rail Road (BBRR) , according to Mallek. She has met with Charlottesville Mayor Dave Norris to discuss the idea with the railroad company’s officials. Buckingham Branch operates a railroad line that runs nearly 200 miles from Clifton Forge to Richmond on its Piedmont Branch.

A CSX train running on BBRR-operated tracks near Crozet

The idea sprung up from a conversation between City resident John Pfaltz and Gale Wilson, the General Manager of the BBRR’s Richmond-Alleghany Division. Wilson identified three challenges, according to Pfaltz:

• Amtrak would need to sponsor the project and CSX, which owns the rail line, would need to approve the service
• CSX trains and Amtrak’s Cardinal service would take priority on the line
• Fencing would be required to keep pedestrians off of the track through Charlottesville

Pfaltz said the second item could be overcome by extending a “passing track” that currently exists in Ivy. This extra track would allow either the CSX train or the commuter train to park while the other train passes by. He estimates the start-up costs would be around $5 million. 

“Is it worth [the] capital costs and some operating subsidy to get 100-200 cars off US 250 and I-64 every day, and to bring employees into UVa. and the city who do not need parking?” Pfaltz asked in a March 2008 letter that circulated among transportation activists and officials.

Mallek’s letter to Senator Warner lays out the case for the east-west service and asks for Warner’s advice on grant opportunities. Mallek suggested that the next step is to hire a consultant at a cost of $95,000 to determine whether the $5 million price-tag is realistic. In the letter, she asks Warner for advice on a federal agency that could offer assistance.  BBRR would use the feasibility study in its negotiations with CSX and Amtrak should the project be shown to be viable.

“We are convinced that such a commuter service would be successful (i.e. pay for itself), would relieve current congestion on US 250, and provide a low cost demonstration of the potential for alternative rail transit in the Commonwealth,” she writes.

After the Board’s approval, the letter now goes to City Council for their endorsement. Gale Wilson has also signed the letter.

In an interview with Charlottesville Tomorrow, Mayor Norris said he would support adding the project to the MPO’s long-range transportation program if the service can be shown to be viable.

“In my mind, anything we can do to promote viable mass transit and take more cars off the road is worth exploring,” Norris said.

Sean Tubbs

 

VDOT’s Allan Sumpter details additional cuts to Albemarle County’s Six-Year Plan

Every month, Allan Sumpter of the Virginia Department of Transportation’s Charlottesville Residency briefs the Albemarle County Board of Supervisors on County road projects. During his appearance on February 4, 2009, Sumpter explained how the latest budget cuts would affect County transportation projects and gave details on how construction of the Meadowcreek Parkway would begin to take place in 2009.  

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On the subject of the Meadowcreek Parkway, Sumpter said that a pre-construction conference has been held with the contractor Faulconer Construction. He said Faulconer will be providing a community outreach program in the coming weeks to tell neighborhood residents how construction will proceed. Sumpter said bridge work will likely be Faulconer’s first objective before the road bed is cut into the landscape.

The County’s portion of the Meadowcreek Parkway is fully funded, and will not be affected by state funding cuts. Since his January report, VDOT had further revised its financial forecast to reflect the economic downturn. Last month, Sumpter told the Board that it would receive $15.5 million over the next six years for secondary road and unpaved projects. However, since then, that number has been reduced further and the County will now receive only $11.7 million in secondary road funds through FY2014. The Commonwealth Transportation Board will vote on the revised budget later this month.

Allan Sumpter

Sumpter said the cuts will mean there will be no more money available to pave unpaved roads until after 2014. Projects underway will be completed, but no new projects will be started. While the Board will officially decide how to spend the money later this year, Sumpter said it was likely that the Jarmans Gap Road improvements would be the only project funded in the current six-year plan. Even then, the County still could be to $4.5 million short of the $14 million that must be in the bank before the project can go to construction.

Supervisor Dennis Rooker (Jack Jouett) asked if money set aside to pave Dickerson Road could be transferred to Jarman’s Gap. Sumpter said it could not because state funding for paving roads cannot be transferred to other projects without penalty.  Sumpter also said that VDOT would like to conduct an aerial survey of the Dickerson Road corridor this winter so a better cost estimate could be developed.

Rooker said he would like to be able to use any money that is currently sitting in a project fund waiting to accrue enough to move forward.  Sumpter acknowledged there are many older projects that have balances, and that his staff are in a “project clean-up” phase that will possibly uncover older “revenue-sharing funds” that could go to other projects that have been previously qualified for VDOT’s revenue-sharing program.

County Executive Bob Tucker asked Sumpter how VDOT’s maintenance budget was holding up. Sumpter said cuts are beginning to have an impact on the work that can be done.

“We’re doing that on things such as tree cutting programs,” Sumpter said. He added that the emphasis will be on taking care of roads and that snow removal projects would not be affected.

On the subject of stimulus funding, Sumpter said that even if Virginia does receives as much as $300 million called for in the current version of the stimulus package, VDOT has previously cut nearly $2 billion in projects from the six year plan. 

Sean Tubbs

Jarmans Gap Road improvements could be delayed due to VDOT cuts

The improvements would add sidewalks and bike lanes to Jarmans Gap Road

In February, construction will begin on Albemarle County’s portion of the Meadowcreek Parkway. But the state budget crisis continues to threaten one of the County’s other top-three secondary road priorities—Improvements to add bike lanes and sidewalks to Jarmans Gap Road in Crozet.

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Allan Sumpter, the Administrator of VDOT’s Charlottesville Residency, appeared before the Board as part of his monthly transportation update. He warned the Board that additional cuts to secondary road funds may have to be made because of the continued slowdown in the economy.

“Our budget for the six year planning period that you all approved for [late in 2008] was $20.5 million,” Sumpter said. “That has now been reduced and our funding for that same period is now $15.5 million.”
Sumpter said the reduction would be felt across all categories of road projects, but that bridge replacement projects will be spared.

Sumpter said the project to add sidewalks to Georgetown Road will go forward, but has already been scaled back to accommodate the $3 million that the County has banked towards its construction. However, Jarmans Gap Road could be delayed again from its projected November 2010 advertisement date because of the funding gap.

“The way that our funding schemes are set up, we must have the money banked by the year that the project is completed, and as of right now we’re right around $2 million short,” Sumpter said. That may mean applying for additional revenue sharing money from VDOT, or possibly scaling the project back.
Sumpter also said that the possibility of paving Dickerson Road using state funds for unpaved road is reduced because the annual allocation for the program is likely to dwindle to about $250,000 a year. Reductions to the rural rustic paving program could mean that only one project could be undertaken each year.

Supervisor Dennis Rooker (Jack Jouett) said the County was fortunate to have been accruing money for its three top transportation priorities, but that it would be nearly impossible to build future projects because of the dwindling allocations. Sumpter agreed and said that a project such as the one to add bike lanes and sidewalks to Old Ivy Road would take some years to save up for.

Supervisor Lindsay Dorrier (Scottsville) asked Sumpter how his residency was preparing for the possibility of a federal stimulus package. Sumpter responded that his staff is identifying projects that could be ready to go to construction within six months of receiving funding, but that everything is purely speculation at this point. Rooker said that the County has already submitted a letter identifying two widening projects on US 29 as priorities for the Culpeper District. However, Chairman David Slutzky (Rio) reminded the Board that there was a possibility that localities might be required to provide a local match.

Sean Tubbs 

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