http://www2.orangenews.com/ocn/news/local/article/annadale_plats_first_lots/48775/
Annadale plats first lots
The sun hasn’t set on the proposed Annadale active-adult community outside Gordonsville. A soft housing market has delayed construction, but project developers are taking steps to remain in compliance with rezoning requirements.
By Hannah Wever Staff Writer
Published: November 12, 2009
Progress on a large-scale residential development project just outside of Gordonsville has been weathering out the recession, with the land undisturbed and no construction underway since a controversial rezoning on the land was approved in 2006. Now, Annadale project principals are moving forward with necessary paperwork for the residential development’s first phase, but actual construction is still a ways off. Richard M. Tremblay, executive vice president of residential development at Silver Companies, the firm which owns the Annadale property on Route 33 west of the Town of Gordonsville, said it was necessary to move ahead with paperwork in order for the project to remain in compliance with state and county code and ordinances. In 2006, county officials approved a rezoning which allowed Silver Companies to subdivide the Annadale property and develop the 244-acre parcel west of Gordonsville on Route 33 as a 290-unit active adult residential community. The rezoning was controversial from the beginning and public hearings and meetings were well attended and the issue hotly debated. Project supporters have said the development will result in a broader tax base for all county residents, not to mention close to $8 million in proffers. But opponents expressed worries over water availability, traffic and threats to small town quality of life. The Orange County Planning Commission unanimously voted to recommend denial of the rezoning to the board of supervisors. But after Silver Companies agreed to lower the number of units-initially proposed at 488-and raised proffers to $25,000 per dwelling, supervisors ultimately voted 4 to 1 to approve the rezoning. But all that took place before the economy-and the housing industry in particular-took a nosedive. In the meantime, the land has remain undisturbed with little more than Silver Companies’ signs on Routes 33 and 231 to indicate that there were plans to create a entire community on the property. But as part of a predetermined timetable for subdivisions, Silver Companies submitted the application for review of the Annadale’s first-section plat. Now, the county is in the process of reviewing that plat, which proposes 39 home lots on the Route 33 side of the land. “In Virginia, once a subdivision application has a preliminary plat approved, you have a year to submit the first application of lots,“ Tremblay explained. “We’ve been moving forward to do what we need to do, and that’s keeping all our entitlements current.“ The developer is simply putting ducks in a row in terms of filings and permitting, according to Tremblay. But as a result of the developer’s action on the project, the county receives a tangible benefit once those initial 39 lots make it into the records. Once Silver Companies’ plats are officially recorded, the county will receive two parcels based on a condition the developer agreed to as part of the proffer negotiations of the 2006 rezoning, Orange County Attorney Sharon Pandak said. Unofficially, the two parcels are referred to as the “park parcel” and the “school parcel.” “They are to provide us with those two parcels once they record that final plat,“ Pandak explained. Tremblay confirmed that once the first section is finalized, deeds to a 20-acre parcel and a 22-acre parcel on the Annadale site will be transferred to Orange County. Although there will be changes to Annadale on paper, the property’s appearance will change very little, Tremblay said, while Silver Companies continues to wait out the depressed housing market. “The time is still not right to develop the first phase of Annadale because of the softness in the housing industry,“ he said. And in fact, it may be more than a year before the developer even considers beginning construction. “The developer does not have any plans to develop Annadale in the coming year,“ Tremblay added. Tremblay said he wasn’t aware of any significant cash proffers associated with this first section, 39-lot subdivision plat. And in fact, according to the county’s proffer policy, Silver Companies isn’t yet on the hook for anywhere near the $8 million in cash proffers project proponents cited back in 2006. That kind of money doesn’t come into play until the project is much further along in the build-out process. Cash proffers spelled out in the county’s negotiations with Silver Companies specify that $150,000 is to be paid to the county at the
time the first plat of residential lots is recorded. Orange County Planner Kevin McMahan said the subdivision plats are currently under review, and have already been approved by Town of Gordonsville officials. Once the plats have been approved by the county, they must be recorded in the circuit court clerk’s office within six months, he added.
http://www2.orangenews.com/ocn/news/local/local_govtpolitics/article/planners_back_uptown_north_rezoning_request/48776/ Planners back Uptown North rezoning request
By Gracie Hart Staff Writer
Published: November 12, 2009
After delaying their decision two weeks ago, the Town of Orange Planning Commission recommended approval of the Uptown North Orange rezoning application at their meeting Tuesday night, a decision that took less than 30 minutes. Uptown North Orange, formerly known as Roundhill, was conceived by owner Carl Owens and would turn the last remaining large parcel of undeveloped land within the Town of Orange into a mixed-use community where people could live, shop and conduct business in one area. The project has taken on many different iterations over the past 10 years and recently, at the insistence of new town planner Joshua Bateman, council added a new zoning classification, traditional neighborhood development, to accommodate the project. This new zoning will allow for even more mixed-use of the space, which is now proposed as 740-750 residential dwelling units and 169,869 square feet of commercial/mixed-use space on 133 acres. Of the dwelling units, 200 will be single-family homes, 275 will be townhouses, 225 will be multi-family units and 50 will be live/work spaces with businesses on the first floor and apartments on the second floor. At the last planning commission meeting on the project-a public hearing held two weeks ago-Orange Town Planner Joshua Bateman suggested that the project met all the essential requirements to be rezoned to traditional neighborhood development. However, because of questions regarding proffers, whether the existing water and sewer facilities could accommodate the new growth and an extension of May-Fray Avenue, the planning commissioners decided to table their recommendation. By the time the matter came up again on Tuesday, commissioners felt their questions had been answered enough to recommend approval. They approved the project 3-0. Commissioner John Stanley was absent from the meeting and commissioner Kevin McMahan bowed out of the meeting prior to the rezoning discussion citing a conflict of interest because of his professional position with Orange County Planning and Zoning. “After much thought, I’ve decided to [excuse myself from this matter] and abstain from this decision [due to a conflict] with my [work as a county planner],“ McMahan said. The remaining three commissioners, Ben Sherman, Catherine Gillespie and Robert Langford, recommended approval of the project subject to four distinct conditions. They are: the 15-foot buffer adjacent to Rt. 15 in the special development district (SD-15); the commercial district shall be landscaped to commissioners satisfactions in order to create a vegetative buffer between commercial uses of the west side of Rt. 15 and residential uses of the east side; a paved multi-use trail at least 8 feet wide shall be constructed within the buffer along the west side of Rt. 15; no driveway or commercial entrance providing direct access from Rt. 15 to any development in SD-15 shall be permitted; and, not more than one monument sign with a foundation and framework constructed of brick or comparable material shall be permitted along Rt. 15 to serve all uses within the SD-15 district. Commissioners also suggested three additional requirements to be considered by the Orange Town Council prior to approving the project. They suggested the town request an additional contribution from Owens to Orange County to fund capital school needs associated with the project. Previously, questions were raised because the project currently contains no proffers for education. Commissioners also suggested that the town request the applicant fund the construction of one or more short-term or immediate-term water system needs in order to address deficiencies in the town’s aging public water system and improve the ability of the town to provide adequate water to the development and existing customers. This suggestion is in line with a water study conducted by Draper Aden Associates to determine Uptown North’s effects on the town’s water system. The study determined that the existing water system will need additional improvements to provide adequate flow to the development. Commissioners also suggested that the town council request a new gravity sewer line to tie the Uptown North Orange sewer system directly into the new interceptor sewer line west of town. Fiscally, the project is expected to contribute $432,893 annual revenue to the town. Plus, the project includes more than $34 million in proffers, or $45,000 per dwelling unit. These proffers include the construction of two roundabouts on Rt. 15; enhanced streetscapes, landscapes and site improvement; public open space, parks and recreation areas, Rt. 15 sidewalk improvements; and the first phase of the May-Fray Avenue extension between Washington and Montebello Avenue. Next up in the Uptown North Orange rezoning request will be a public hearing conducted by the Orange Town Council. This likely will occur in December.
http://fredericksburg.com/News/FLS/2009/112009/11112009/506817
Round Hill rezoning recommended
Orange Town Planning Commission recommends approval of Uptown North Orange development; Town Council to hold hearing next month
Date published: 11/11/2009
BY ROBIN KNEPPER
Three members of the town of Orange Planning Commission voted Monday night to recommend the rezoning of the former Round Hill Farm to the Uptown North Orange Traditional Neighborhood Development (TND) district.
Two members of the five-member commission, John Stanley and Kevin McMahon, were absent.
Stanley sent his comments about the rezoning application from applicant Carl Owens for the mixed-use project. McMahon left the meeting before the rezoning issue was considered by the commission. McMahon, a town resident, is employed as a planner by the Orange County government. He read a statement saying that he was excusing himself from the discussion of the rezoning application and that he would abstain from voting. He immediately left the meeting.
In an interview yesterday he said, "I felt conflicted about what I was asked to do as a Planning Commission member and the job I have to do every day. I was trying to take the safe route."
McMahon had questioned several aspects of the rezoning application at a previous commission meeting and said he expected discussion to continue Monday night. However, after Planning Commission Chairman Ben Sherman read the comments sent by Stanley, the three present commissioners voted without further debate.
There are still unresolved issues between the town and the developer, however, which will need to be addressed before the rezoning is considered by the Town Council. The county Board of Supervisors, acting under the authority of a joint town-county proffer agreement, has suggested that the applicant proffer $13.6 million to offset the impacts of his development.
Owens has said there was "no way" that could be done, but, according to the motion approved by the Planning Commission, the town is committed to obtaining some contribution from him for county schools. Other unresolved issues are contributions from Owens to fund improvements to the town's water system and construction of a new gravity sewer line--both necessary for the proposed development.
The rezoning application endorsed by the Planning Commission will put 135 acres of rolling hillside at the north end of Orange adjacent to U.S. 15 into the new TND district. As proposed, the Uptown North Orange development will contain approximately 750 dwelling units and about 200,000 square feet of nonresidential and mixed-use commercial space. The Orange Town Council is expected to hold a public hearing and vote on the rezoning in December.
Robin Knepper: 540/972-5701 Email: rknepper@earthlink.net
By Kevin McMahan Correspondent Published: November 12, 2009
In their final game of the season, the Orange County varsity football team came-up short - losing to the visiting Charlottesville Knights 20-18. The loss left the Hornets with an overall record of 4-6 (3-4 in Jefferson District play). Making this loss a harder pill to swallow was the manner in which the Black Knights won - by capitalizing on Hornets’ mistakes. The three interceptions, with one returned for a 100-yard touchdown, and three fumble recoveries represented missed opportunities for Orange County and free chances for Charlottesville. The cold weather probably played a factor in the overall, less than stellar play from both teams, as 21 penalties (12 for Orange County and nine for Charlottesville) were also committed in the game. Charlottesville’s opening drive consisted of 10 plays, stalling at the Orange County 11-yard line - where the Hornets forced a turnover on downs. Orange’s offense followed with an eight play drive, capped-off with a one-yard carry into the end zone by senior running-back Dominique Walker. Sophomore kicker Hunter Ferguson’s blocked extra point attempt left the score, Orange County - 6 and Charlottesville - 0, with 6:31 left in the first quarter. Again, thanks to their stifling defense, the Hornets’ offense began with great field position - this time at Charlottesville’s 33-yard line. Their next series of plays was not pretty, as the Hornets were called for four penalties - two of which erased what would have been touchdowns. In the end, though, thanks to a timely 22-yard reception by sophomore Tyler Seal, that actually occurred on fourth and 22 from the Black Knight’s 32-yard line - the Hornet’s managed to get into the end zone for good on a 10-yard carry by Walker. Following a failed two-point conversion, Orange found itself somewhat precariously in the lead - 12 to 0, with 4:43 to go in the second quarter. On their ensuing possession, the Black Knight’s went four-and-out, punting from their 22-yard line. Four plays later, Charlottesville took the ball back on an interception by their play-maker, senior Maurice Jackson. Charlottesville’s next series included some sloppy play, consisting of four incomplete passes, two illegal procedure penalties by the Black Knights, and an off-sides penalty by Orange’s defense. Their possession was topped-off by a 28-yard loss on a ball that slipped past their punter, on fourth and fifteen from Charlottesville’s 36-yard line. Taking over at Charlottesville’s eight-yard line, with approximately 1:00 left in the first half, it was presumed the Hornets would punch the ball in - further cushioning their lead going into halftime. Two unlikely events would follow, though. After gaining four yards on two carries by Walker, Hughes’ pass on third and goal from the four-yard line was somehow, miraculously intercepted by the Black Knights’ Jackson - who proceeded to return his pick 100 yards for Charlottesville’s first score of the night! Senior kicker Ian Tewksbury’s extra point raised the tally to Orange County - 12 and Charlottesville - 7, with 13 seconds left in the first half. On their first drive after halftime, Orange missed a perfect opportunity to take back the game’s momentum. Following a big kickoff return by junior Amir Waller, Orange began their march from Charlottesville’s 44-yard line. Two shorter gains on carries by Walker and a 24-yard gain on a pitch-out to Waller - left the Hornets well-positioned with first and goal at the Black Knight’s nine-yard line. The Black Knights did not give-up, instead they held Waller to six yards on two carries, and then pressured two incomplete passes by Hughes - forcing the Hornets to turn the ball over on downs. Charlottesville’s offense took the field, backed-up to their three-yard line. On their first play, Wilhelm connected with senior Phillip Wilson for a huge, 77-yard catch and run. The Black Knights would not be denied a touchdown. Seven plays later, on fourth and 17 at Orange’s 27-yard line - Wilhelm made another spectacular pass, this time to senior Adrian Thurston, who took it in for six points. Tewksbury’s extra point put the Black Knights ahead by two; 14-12, with 5:36 remaining in the third quarter. Orange’s first drive of the fourth quarter would be productive. A 29-yard catch by Seal and 10-yard carry by Waller constituted the big gains of the six play drive that culminated with a five-yard touchdown carry by Walker. Another failed two-point conversion left the Hornets with only a four point lead; 18-14 with 9:13 left in the game. On the first play of their next possession, Orange fumbled away the ball on a mishandled exchange between Hughes and Walker. Senior Corey Blackwell recovered for the Black Knights at Orange’s 27-yard line. Five plays later, on fourth and goal at the Orange seven-yard line, Charlottesville scored the go-ahead touchdown on a pass to Thurston. The missed point after by Tewksbury left the door open for Orange, as the score was made Orange County - 18 and Charlottesville - 20, with 6:46 remaining in the game. Regaining possession back at their 30-yard line, with 1:11 left in the game, and no timeouts remaining, the Hornets’ chances for last minute heroics seemed bleak. A lot would need to go right for them to streak down the field for a last second, game clinching score. A 13-yard pass to Seal gave them a first down. Then, a seven-yard pass to Seal, an intentionally grounded ball to stop the clock, and an incomplete pass - left the Hornets facing fourth and three at the 50-yard line. Another clutch pass to Seal for 12 yards moved the chains, keeping the drive alive. An incomplete pass was followed by senior wide receiver Evan Walters’ 11-yard grab for another first down. With 17 seconds to go, the Hornets were positioned with first and 10 at Charlottesville’s 27-yard line. Another perfect pass from Hughes to Seal, this one for 11 yards, moved the Hornets down to the Black Knight’s 16-yard line. Orange’s luck would run-out on their next play. As Hughes attempted to force his pass in between four defenders, junior Richard Washington came away with the interception in the end zone for Charlottesville - thus sealing the win for the visitors. In total, Orange’s offense had: 33 carries for 185 yards with two fumbles and three touchdowns; 14 catches for 161 yards with three interceptions; 17 first downs; two turnovers on downs; and three punts. Orange was called for 12 penalties. A break-down of notable Orange County contributors: On offense: Hughes - 14 for 33 passing for 161 yards with three interceptions; Dominique Walker - 25 carries for 143 yards with three touchdowns; Seal - nine catches for 128 yards; Waller - three catches for 20 yards, three carries for 34 yards; Walters - two catches for 23 yards; Greg Baldwin - one carry for 18 yards.
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