HomeMy WebLinkAbout08 31 1999 PC MinutesAlbemarle County Planning Commission
Greene County Joint Worksession
August 31, 1999
The Albemarle County Planning Commission held a joint worksession with the Greene
County Planning Commission on Tuesday, August 31, 1999 in Room 235 of the
Albemarle County Building.
Members present from the Albemarle Commission were: Mr. William Finley, Chairman;
Mr. Jared Loewenstein; Mr. William Rieley; Mr. Dennis Rooker; Mr. Rodney Thomas.
Members present from the Greene County Commission were: Mr. David Bearinger,
Chairman; Mr. Jeff Walker, Vice -Chairman; Steve Catalano; Jeri Allen; Jerry Bortner,
Mayor of Standardsville.
The meeting began with introductions of those in attendance.
Mr. Walker began the discussion by stating that the Greene County Commission is
hoping to find a means by which information on projects of mutual interest — such as
development proposals and policy changes — can be shared between the two localities.
Mr. Bearinger explained that the catalyst for the joint meeting was transportation issues,
as there have been a number of developments in Greene County over the last several
years that have created a need for discussion. He reported that those issues include their
county supervisors' designation of the entire Route 29 corridor from Ruckersville to the
Albemarle County line for business development and their adoption of the Access
Management Plan developed for Route 29 in cooperation with VDOT. Mr. Bearinger
added that the Plan has been adopted as part of the Comprehensive Plan and includes
plans for parallel and reverse frontage roads.
He added that Greene County is the 6t' or 7a' fastest growing county in Virginia, which
will probably yield a greater increase in residential development in the future — adding to
the transportation issues. Mr. Bearinger stated that Greene has been interested in the
North Fork Research Park development, and a recent grassroots effort brought Tim Rose,
David Bowerman, and 100 citizens together to discuss the project.
Mr. Rooker asked how close the Access Management Plan is to turning Route 29 into a
limited access road in Greene County.
Mr. Bearinger responded that the plan will be implemented over time in response to
individual requests from landowners, noting that the exact time frame is difficult to
pinpoint.
Mr. Rooker noted that when the Route 29 Corridor Study was done, all localities —
including Greene — opposed a limited access Route 29 through their districts. He stated
IANW that VDOT would like to turn Route 29 into an "interstate" -type corridor, hosting an
Albemarle County Planning Commission - August 31, 1999 136
additional 20,000 vehicles per day — many of which would be trucks. He asked how
Greene County's philosophy has changed regarding the Access Management Plan.
Mr. Walker responded that the plan attempted to address management of the siting of
consolidated accesses and shared access among adjoining commercial properties. Mr.
Bearinger noted that there is such an imbalance between residential and commercial
properties in Greene that "the last thing anybody wants is for Ruckersville to become a
bypass."
Mr. Rooker said that press reports seemed to indicate that if localities did not adopt a
VDOT-supported Access Management Plan then VDOT would run a bypass around
Ruckersville.
Mr. Walker responded that that was discussed as part of the bargain, noting that the maps
contained in the plan are generalized and are subject to change, anticipating details of site
plans before exact alignments are finalized.
Mr. Rooker asked if there has been discussion of overpasses on Route 29, or if the at -
grade intersections would remain.
Mr. Finley asked who would pay for the parallel roads.
Mr. Walker replied that several recent development proposals have asked the developers
to bear the cost of the acceleration and deceleration lanes, and the same has held true for
the access road infrastructure. I don't know that we've had enough projects, though, to
put it to the test as far as how it's going to be handled." He noted that there are several
pending projects that "might be challenging."
Mr. Finley asked if Route 29 were to become an interstate, if the right-of-way was in
place, or would need to be acquired.
Mr. Walker responded that the rights would probably have to be acquired, and no work
has been done at this point as to which parcels it would affect.
Ms. Allen said she worked on the exploratory committee with VDOT prior to the plan's
presentation to the Board of Supervisors, a traffic analysis was done which extrapolated
the current time and distance to travel from Ruckersville to Albemarle County and
factored in the current growth rate, deducing that by the year 2005, it will take 28 minutes
to travel the distance.
Mr. Cilimberg noted that the Access Management Plan is a "prime piece" of what
Albemarle County is discussing with VDOT, that would go from the South Fork Rivanna
River to Airport Road. He commented that the study Mr. Rooker mentioned was never
adopted by the Commonwealth Transportation Board, as they are waiting for the southern
study — encompassing the corridor from Charlottesville to the North Carolina border. Mr.
Cilimberg noted that localities from Charlottesville north have endorsed the Access
Albemarle County Planning Commission - August 31, 1999 137
Management approach; for the section between the River and Airport Road, Albemarle
has been discussing with VDOT how to deal with a potentially heavily developed
corridor with management of access and provision of other local roads to parallel options
for local traffic. He added that in September, the Albemarle County Board of
Supervisors will to receive a VDOT plan for information and initial review that will focus
on the widening of Route 29, retention of existing intersections, and creation of parallel
roads. Mr. Cilimberg noted that the parallels would not be traditional service roads, and
would provide for more local access and traffic movements. He said that VDOT is
considering — given the traffic levels — the possibility of interchanges, and Albemarle has
responded by stating that interchanges are not necessary.
Mr. Cilimberg reported that in the 1980's, the county identified with VDOT in
accordance with the Land Use Plan, where crossovers could be closed or relocated. "We
are focusing all the new development on those crossovers, and limiting access in
between. Our Comp Plan speaks to limiting points of access between crossovers, and
some of our Comp Plan amendments that have been done in the last ten years have
actually established how many access points there would be to Route 29." He mentioned
Berkmar Drive and Hillsdale Drive as examples of roads that intend to provide routes for
local traffic, noting that there is a plan to connect Seminole Square to Pepsi Place, which
would allow traffic to travel from Seminole Square to Fashion Square without accessing
Route 29.
He emphasized that establishing the crossover locations and working with developers to
,ANW get access at the crossovers has been very helpful. "The more you deal with the larger
scale properties, and the development of those properties, the easier that is to do."
Mr. Bergenger said that as a commuter, he avoids Route 29 every day by taking 810 to
the Albemarle County line. He said that Greene County's division rights program allows
for "virtually unlimited" piecemeal residential development in the agricultural zones.
Mr. Finley expressed concern about large volumes of traffic using secondary roads as
access to Albemarle County.
Mr. Walker suggested sharing information regarding development projects along the
alternative routes, such as inclusion of that information in the Rural Area Transportation
Study.
Mr. Rooker mentioned the Route 29 widening project, and wondered if the schedule to
widen the road from the bridge to Airport Road had been moved back to accommodate
the Access Management Plan.
Mr. Cilimberg responded that the widening plan is awaiting approval of the plans that
would constitute the improvements north and include the parallel roads. He added that it
got pushed back as VDOT began considering improvements along Route 29 from the
river to Airport Road. "They were looking at as something that more or less would
continue what was done south of the river — probably at six lanes." He added that the
Albemarle County Planning Commission - August 31, 1999 138
county discussed whether the northern improvements would be done as the same type of
design as the south, but as VDOT considered the implications of the Meadowcreek
Parkway and the Western Bypass and new development potential in the area, the process
was delayed. He noted that funds were allocated to do the design work, but there are not
funds available to begin construction, and once there is an idea of what the county will
support, the project can move forward with money allocated for construction.
Mr. Cilimberg noted that the Planning Department recently had discussions with VDOT
and the Board of Supervisors regarding the Advance Mills Bridge, at which time
concerns from residents were noted regarding the impact of through traffic on the bridge,
and what replacing bridge would do to the character of the area. "I think that's going to
be an issue in a lot of the county's rural areas in terms of looking at potential
improvements in those areas, because people are not going to want to see necessarily that
there are great investments of money to improve roads for commuters." He noted that
there are funds assigned to rural area road improvements, primarily for spot and safety
improvements, and for paving unpaved roads, adding that the large bulk of funding goes
into urban projects.
Mr. Cilimberg said the real issue is trying to deal with Route 29, because while you need
it to move cars, the more you improve it, the more cars you end up getting. He
emphasized that Albemarle is trying to improve its public transportation to rural areas,
adding that as the density in the northern part of the county increases, the county hopes to
extend public transportation to those areas. Mr. Cilimberg says that the county wants to
encourage use of buses, carpooling, an alternative transportation modes to relieve a little
bit of the demand on 29, while currently the emphasis is to separate the through traffic
with local traffic on the route. He added that part of the design plan for the proposed
parallel roads incorporates an urban design with sidewalks and bikeways, so that they fit
into neighborhoods like Forest Lakes and Hollymead.
Mr. Bearinger noted that in Greene County, whenever pedestrian access issues arise,
Forest Lakes is held up as example why not to fund them because people who live in the
subdivision do not walk to the shops there.
Mr. Finley commented that the prevailing attitude of citizens toward secondary roads is a
desire to keep them rural.
Whole relationship of land use, driving force is land use interest like North Fork park,
northern part of county. Referencing map presented, basically area. Desired growth of
commercial and business,
Noting a map presented, Mr. Bearinger pointed out what Greene County property is
designated commercial.
Cilimberg reported that Albemarle's commercial zoning doesn't go all the way to the
county line, falling two or three miles short and reaching the northern extent of the
northernmost growth area. Noting a map presented, Mr. Cilimberg showed where the
Albemarle County Planning Commission - August 31, 1999 139
bulk of future employment -generating uses in the county would probably be. He noted
that Albemarle encompasses 740 square miles, with 7-8% in designated development
areas, and the remainder in rural areas with restricted development. He noted that the
area from GE south is targeted for potential future development, and may not end up
exactly as presented on the map.
Mr. Cilimberg said that there is a movement now in the county for mixed -use
development, adding that the Development Area Initiatives project will somewhat
redefine how urbanization occurs, including neo-traditional development with local
applications. He explained that this planning style is designed to maximize areas
designated for urban developments, where the infrastructure is in place. Mr. Cilimberg
said that this could yield higher density residential development, and infill projects in
urban settings that have not developed, noting that some projects— such as the University
of Virginia Real Estate Foundation's North Fork Research Park — are already underway.
He noted that the University Park offers a town center setting designed to provide
services on -site so employees will not have to leave, illustrating a change in philosophy
that the county endorses. Mr. Cilimberg noted that the county is also anticipating
additional residential development nearby, and reviewed the history of existing area
developments. He added that he did not feel the designated development area in the
northern part of the county would extend beyond its current boundaries.
He mentioned that the Board of Supervisors has recently removed North Garden and
Earlysville as designated villages, as they had done previously with Ivy and Stony Point —
those areas are now designated just as rural areas.
Mr. Walker said that the impacts of growth in Albemarle County are being felt in Greene
County's residential areas. "This nexus of transportation and land use points also to
infrastructure — water and sewage." He asked if Chris Greene Lake would be the
county's next reserve water source.
Mr. Cilimberg said that Chris Greene is a back up for the North Fork water treatment
facility, and there is also a sewage treatment plant east of Route 29, which can handle
300,000 gallons per day; North Fork Water Plant is approximately 2-million gallons per
day, but is not being used to full capacity. "Water is a big issue in terms of dealing with
not only our development areas but the City's as well, because we're all essentially
working off of the same supplies of water — we have a regional water and sewer
authority. There is a real commitment that the county's made to having water and sewer
service to these [growth] areas... the reason the villages we're taken off is because the
county did not feel those would ever have utilities." He added that the Board of
Supervisors decides any expansion of water and sewer service for the county, noting that
their general policy is to not provide water and sewer outside of designated development
areas unless it's a situation of health/safety, and if the water line is adjacent to the
property. Mr. Cilimberg commented that the Board has been very deliberate in how
water and sewer are provided, and have the decision -making on those jurisdictional areas.
Mr. Finley asked about the residential areas having problems with septic tanks.
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Mr. Cilimberg replied that if there is documentation of a failing system with no
opportunity for dealing with the problem on -site, there have been one or two allowances
for connection into the line. "In dealing with this kind of planning scenario, you are
making some commitments to how it works, and it only really works if you have
provided the infrastructure and the services in some way for those areas." He stated that
Albemarle has a commitment to the water and sewer needs of its development areas, and
acknowledges the need for an additional water supply in the future, with the alternative
water supply considered to be the Buck Mountain Reservoir, and the northern sewer line
probably being a new interceptor to reach the Moore's Creek treatment plant, which
serves the City and Crozet. He noted that outside of the development areas, independent
well and septic systems must be used.
Mr. Loewenstein said that the whole issue of economic development ties into the issues
of infrastructure, and said it would be helpful if both Albemarle and Greene counties had
good two-way communication. He acknowledged that the Planning Commissions do not
directly formulate and implement economic development policies, but noted that "the
actions that we take and the things that come before us are a direct reflection of the
policies that are in place. I think it would be really helpful to be able to share information
about where both communities are at in terms of economic development."
Mr. Catalano reported that he and Ms. Allen served on an Economic Development Task
Force, a group of community members appointed by their Board of Supervisors, who
recently came up with "basic road map" which the Board adopted as the framework to
pursue new economic development ventures. He said that the county needs economic
growth because of the current imbalance of residential growth, and said that they are
trying to broaden their tax -base through a strong economic development program.
Mr. Rooker asked what percentage of Greene County residents commuted outside the
county to work.
Mr. Bortner said that most working residents commuted to Albemarle and
Charlottesville, noting that the dilemma is that as Albemarle builds more industries, more
people move into Greene to live, and commute.
Mr. Finley asked if water and sewer service would be extended in Greene.
Ms. Allen said that the primary recommendation of the task force was to extend the
service to accommodate additional business development.
Mr. Rooker asked if there are industrial parks where businesses could locate.
Mr. Catalano responded that Greene County has a regional industrial park which is now
full, and across from that is a business park attempting to attract low infrastructure -
demanding type businesses. He said that the task force is hoping to find a self-contained
large tract where the infrastructure is in place.
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Ms. Allen said that the Board of Supervisors feels that it is time to identify a large tract,
adding that the committee has been asked by the Board to reconvene.
Mr. Walker said that the timing is ideal for Greene and Albemarle to begin information
sharing as the Economic Development Committee is just now having an impact. Noting
Mr. Cilimberg's point of not extending water and sewer beyond designated development
areas, Mr, Walker said that Greene is still trying to sure up infrastructure to existing
development.
Rooker mentioned that counties such as Smyth County and Wytheville have done a great
job with their industrial parks. He asked if Greene had considered land use policies that
would make it less attractive to residential development.
Mr. Bearinger responded that the passing of division rights limitations passed four years
ago was a first step, although not very restrictive — allowing the first 10 acres to be
exempt, and one right for every five acres beyond that. "People are beginning to make
the connection between land use and taxation."
Walker said that Greene is getting its "planning tools" and zoning ordinance in shape to
prepare for future planned growth.
Ms. Allen said that there are already subdivisions platted in the county without the ability
to buy back those divisions.
Mr. Walker noted that these subdivisions were platted before the ordinance, and contain a
total of 4-5,000 parcels.
Mr. Finley asked if the labor force is already in place, and asked if Greene wanted to
limit residential growth or get it into growth areas so rural areas are preserved.
Mr. Catalano said, "I think we need to harness it and place it where we want it."
Greene County Commissioners commented that there county is growing because
Albemarle is growing, and the land is cheaper in Greene.
Mr. Catalano said that a lot of the previously mentioned subdivision lots are zoned A-1,
and are participating in a land use program. He said he suggested to the Economic
Development Task Force that those landowners either downzone, keep land use, or
develop the land, adding that reforming the system is necessary.
Mr. Bortner said that there are a lot of people moving out of Albemarle into Greene
County because it's financially attractive to do so.
Mr. Finley how the schools are accommodating the new growth.
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Ms. Allen commented that the county students are outgrowing them before they are even
completed.
Commissioners agreed that issues of mutual interest had been uncovered, and began
discussing how to share information.
Mr. Rooker suggested providing planning departments with actions taking place in
between the growth areas of each county, to offer an opportunity for comment.
Mr. Cilimberg mentioned that in the mid 1980's, the City of Charlottesville, the County
of Albemarle, and the University cooperatively entered into a joint planing agreement,
which was primarily about keeping each other aware of things going on in respective
jurisdictions. He noted that each entity shares information on new submittal of projects
and review of those projects; there is also a body with representatives from each that
deals with planning issues. Mr. Cilimberg suggested providing Greene County with the
information provided to the City, noting that there is a formal agreement for this sharing.
Mr. Cilimberg said that Albemarle County Planning hopes to work with neighboring
jurisdictions on the border areas, especially the shared 29 Corridor interests. He noted
that the City of Charlottesville has been very involved recently with projects, such as the
5t' Street development and the Meadowcreek Treatment Plant property.
Mr. Walker asked at what point in the development process the feedback is solicited and
shared.
Mr. Cilimberg said when the county gets an application, they provide the City with notice
of receiving an application for rezoning or special use permit, and share all site plan
submittals with the City.
Mr. Rooker suggested that the Greene County Commissioner get meeting agendas, and
vice -versa.
Mr. Cilimberg said he will review what Albemarle County sends to the City of
Charlottesville, and set up the same system for Greene. He noted that there is a
formalized agreement in writing with the city, and that could be duplicated for
information -sharing with Greene.
Mr. Finley asked about Greene's establishment of parallel roads.
Mr. Bearinger said that the idea of parallel roads has been adopted as part of the
Ruckersville Master Plan, and was formalized only recently with VDOT.
Mr. Cilimberg stressed to Greene County Commissioners that when discussions begin
regarding interconnections of roads in residential areas, there is a great level of
opposition due to concerns regarding through -traffic, such as Forest Lakes and
Hollymead.
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Mr. Rooker commented that it is definitely easier to have the roads in place before
residents arrive.
Greene County Commissioners noted that Standardsville's population is 500, with total
county population at 14,300.
Mr. Walker invited Albemarle County Commissioners to a future follow-up meeting to
be held in Greene.
Commissioners all agreed that the meeting was helpful.
There being no further discussion, the meeting adjourned at 8:00 p.m.
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