CCAC Asks for Data on Current Population and Build-Out

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In a resolution at its March 16 meeting, the Crozet Community Advisory Committee asked White Hall District Supervisor Ann Mallek to investigate county data on the current population of Crozet and what can reasonably be projected on the basis of already–approved housing projects.

The CCAC also passed a second resolution opposing the “transferability” of density rights. White Hall Planning Commissioner Jennie More raised a concern that county planning staff are making policy recommendations by suggesting that because some parcels in Crozet have developed at their by-right density, others should be rezoned to achieve higher densities than the Crozet Master plan calls for in their location. The case was brought up by the requested rezoning for a project called Adelaide on  20 acres on Rt. 250 that seeks R6 density, or about 90 units, on parcels now zoned R1, or about 28 units.

The resolution said, “The CCAC does not believe that density should be ‘transferable’ in a manner inconsistent with the Crozet Master Plan and that by-right development in one area should not serve as a justification for more dense development in other areas.”

The CCAC’s discussion followed two presentations on new projects, one by Southern Development named West Glen that seeks a special permit to build a road across Powell’s Creek that would connect Orchard Drive with Cling Lane. The site is about a half mile west of downtown. The road slices through critical slopes, a no-no in county policy, and fills flood plain to build the road, also a no-no. The county engineer’s report on the road plan opposed it, but the report was not made available to the CCAC in time for their meeting.

The proposed project has 40 tightly packed single-family detached houses and 31 townhouses on 1/6th and 1/10th acre lots. Current residents of Cling Lane said they found the density “stunning.”

The second presentation was on a request by Riverbend Development to rezone 38 acres between Parkside Village and Foothill Crossings in eastern Crozet. The change would alter zoning now allowing 35 units and raise it to permit 210 units. Attorney Valerie Long made the presentation on behalf of Riverbend. She noted that the project would make road connections between Hilltop Street and Park Ridge Road that are sought in the Master Plan. Citizens noted that the road was necessary in order for Riverbend to have lots to sell.

Long said there is no plan yet for how the project would be designed.

Current residents of Foothill Crossings were on hand and expressed dismay that neighboring zoning could be changed from that they accepted when they bought their houses.

In a discussion about how the pace of housing construction has raced so far ahead of corresponding road and school infrastructure, Steve Kostiw offered “the planning principle that infrastructure should be built–in, not bolted on,” a concise expression that won the admiration of many who wanted to express the same point.

The CCAC also raised the desirability of a new survey of Crozet community attitudes on growth trends. A survey conducted in 2009 found a strong community consensus behind the terms and goals of the Master Plan. A new survey would probably be done online.

The CCAC also heard news of a music festival sponsored by Starr Hill Brewery slated for June 25 from noon until 7 p.m. across the street from the brewery. The event is expected to attract 1,500 to 2,000.

In its annual officer elections, the CCAC chose David Stoner as chair and Mary Gallo as vice chair.

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