CCC ANNUAL REPORT 2006

To all members, prospective members, and interested readers:

This letter provides a summary of CCC’s activity in 2006. We are becoming increasingly optimistic about the direction being taken by Culpeper County. The leadership appears to understand the problems associated with uncontrolled growth, and has adopted firmer policy positions to avoid further deterioration. As illustrated by the following report, the Town, however, has a mixed record, but we are observing increased awareness on its part toward accepting the concept of balanced growth and ‘new urbanism’. We also want to take this opportunity to thank you for your support in 2006 which has made possible our research, analysis and education. A Happy New Year to you all.

Robert R. Burnett, President

Land Use Policy and Smart Growth

In January, the Town approved a rezoning request for land directly to the north of Fairview Cemetery even though the public (and CCC) had concluded that the land donated in exchange was not worth the damage to the setting of the cemetery which is now in both the State and National Historic registries. The Town acknowledged the basic need in site preparation and planning to preserve the natural boundary of very mature trees. However, there is the distinct possibility of further degradation to the area around Fairview from additional rezoning of land further to the north, and the eventual tie to a new ‘outer loop’. Naturally, we will monitor this closely.
The site plan and design submitted by Target Stores was very pedestrian; and is out of date with present day expectations even before it opens. CCC sought to improve the layout and the County did extract a few concessions. Despite strong pressure from the developer, the Supervisors refused to allow the full construction plan until after new road access is assured by VDOT. This theme has been apparent elsewhere in County planning.
CCC Directors, together with a few hundred like-minded citizens attended a rally in February with Governor Kaine as the General Assembly was taking up the greatest number of ‘smart growth’ bills ever introduced. The record now shows that only a couple passed, but even that represented a significant change in thinking in Richmond, and sets the stage for even more progress in 2007.
Readers may be aware of the most prominent 2006 legislative change which requires major rezonings to submit to regional traffic analysis by VDOT rather than the heretofore practice of site impact analysis only. Those measures which did not pass in 2006 may be reintroduced next year. Consequently, CCC’s presentation to Senator Houck and Delegate Scott at the December Culpeper Chamber of Commerce Legislative Breakfast stressed their continuing validity. Pressure from many civic organizations, combined with the realities of economic difficulties in numerous counties, is keeping the momentum moving in the right direction.
Land adjacent to the newest Veteran’s Administration National Cemetery section off Chandler Street could not be saved from development even by a sincere Town effort. The planning review for the ‘over age 55’ restriction of this Copper Ridge sub-division revealed many deficiencies. CCC researched other counties to determine prevailing practices, and provided these to the Town staff. Only a few deficiencies were remedied. Of note, when this plan reached the subsequent site plan stage, additional conflicts between topography and walkability become evident, but which could not then be corrected. The Town now appears inclined to be very firm in the future.
A very large out-of-town developer submitted a proposal for a massive commercial center at Willow Run, just west of Culpeper Airport on Rte. 29. True to the standard practice of such proposals, it assiduously avoids consideration of traffic impacts beyond obligatory turn lanes and traffic lights. Based on the significant new smart growth bill from Richmond mentioned above that requires regional traffic analysis for such plans, and which was used successfully to convince Loudoun Supervisors of the Dulles South Proposal, CCC suggested to Culpeper planners, the Culpeper VDOT Residency, and the State Secretary of Transportation that the Willow Run plan might warrant similar study. Secretary Homer acknowledged that fact in a written response to CCC, and we will monitor its progress through local VDOT officials.
While analyzing a potential rezoning of land directly to the west the Library of Congress’ future Audio-Visual Center at Mt. Pony, CCC supported the latter’s viewshed which would be significantly impaired. Discussions behind the scenes seem to have prompted significant proffers to mitigate this issue. There is also a possibly severe traffic problem initially overlooked by VDOT. CCC will press for deeper traffic analysis, and coordinated commercial development in the surrounding area to avoid excessive duplication of hotel and restaurant facilities.
The Town held a ‘Visioning’ exercise in June to focus the public’s attention on long-term planning for the entire Town. CCC joined 200 other citizens in creating a pattern of development strongly in line with advanced ‘new urbanist’ concepts which will now form the basis for restructure and redevelopment in the Town core.
‘Hardship’ withdrawal from the Ag/Forestal District was, again, tested this year by an applicant with borderline qualifications. Its approval was accompanied by Planning Commission discussion indicating new awareness of reasonable limits. CCC researched the standards in other counties to determine fair treatment for both the applicant and the County and will continue to monitor ‘hardship’ cases for validity and veracity.

Water & Wastewater

Final action by the County Environment Services staff produced a Water & Wastewater Service Plan for Clevengers Corner which appeared to violate the letter and spirit of the original language. The County accepted our changes, and designated the excess capacity in a manner limiting it to overall State Department of Environmental Quality load allocations.
Community Development
In 2006, the County contracted with a legal firm in Alexandria to produce draft ordinances for new features not previously covered. With in-house expertise, CCC was able to review the Landscaping draft and noted several inadequate sections and citations the corrections to which were fully accepted and publicly acknowledged. Subsequently, CCC produced a review and thorough rewrite of a similar Landscape ordinance for the Town.
The County requested CCC to assist it in drafting an important future ordinance for use in advanced planning. This will be one of our most significant projects in 2007.
The Centex development near Jeffersonton required a heavy duty road to access Rte. 621 on the south which forced the removal of mature tree cover and natural landscaping. The developer agreed to limit the use of this access for the construction phase only, and to restore it to near previous condition when work is complete.
The sign plan submitted by the Clevengers Village developer was as mundane as expected. Comments regarding modern signage marketing were forwarded and used by the Planning Staff for future reference on other plans. As a corollary, the Town has recognized these advanced planning concepts, and now is extremely critical of any proposal which lacks them.
The Virginia Supreme Court handed down its decision on a 2004 Culpeper rezoning case, on which CCC had originally testified on behalf of the County. On this third judicial level decision, the County and CCC views were upheld.
The Town has become very serious regarding the new concepts of smart growth and new urbanism. For the first time, officials requested reference texts for advanced planning which CCC was able to supply.
CCC is now attending almost all County and Town Planning Commission and Board of Supervisors/Town Council meetings, as well as all Agricultural/Forestal, and selected other Committee, sessions.

Historical Preservation

CCC thoroughly reviewed and heavily edited the history portion of the Town’s Comprehensive Plan which had not been updated for nearly thirty years.
CCC attended Piedmont Environmental Council’s Annual Meeting and attended the History Seminar provided by the Commonwealth Department of Historic Resources. At this session, CCC was publicly recognized for the first time for significant contributions to central Virginia planning and community development.

Public Education & Training

Education sessions were provided to public groups requesting specific information on land use planning with significant impacts to long-time neighborhood patterns.
CCC provided specific data, information, planning parameters, and suggested language for the Claremont Manor sub-division which was threatened by new adjacent Three Flags construction. The resulting decision by Supervisors overturned long-held plans, and set new parameters for future similar evaluations.
The news media requested, and was supplied with, specific and general references regarding affordable and work-force housing.
The Meals Tax initiative did not pass again this year for the third time, although an increasingly greater share of the public seems to understand that this would be a tax primarily on tourists which will actually reduce local property taxes.
Summary, Communications & Financial Status
Both needs and opportunities for wise growth in Culpeper continue, but challenges are becoming more sophisticated. As the year closed, CCC and other public viewers witnessed a shameless display of delaying tactics by builders and developers similar to that which occurred in Loudoun (resulting in 1,300 housing permits which would have otherwise been denied). In future reports and on our website we will be demonstrating how self-serving legal maneuvers and misinformed leadership cost the taxpayers money, the most dramatic example of which will be our assessment notices in the Spring.

State

We have established a firm relationship with Senator Houck and Delegate Scott, and we envision greater presence in Richmond to stay abreast of potential legislation affecting Culpeper County, both pro and con.

Charitable Status

In March, CCC was officially notified by the IRS that it has met the five-year probationary terms as a non-profit organization, and is now permanently certified as 501(c)(3). While we are on solid financial footing, there is much to be done in 2007, and your 2006 tax-deductible donation will enable us to further our mission; ‘Respecting Culpeper County history and rural legacy thru quality growth, realistic economics, and environmental preservation.’

In Conclusion.

This year, again, we have logged over a thousand hours in research, analysis, and reporting for approximately three dozens Culpeper issues. As always, we reserve email for the most important notices. But we will be glad to send reports on various projects by either regular mail, or PDF attachments. If you would like such alerts, please call or inform us through the appropriate website page.