Planning Commission hits pause

 

At a May 24 special called meeting, the Goochland Planning Commission tapped the breaks on the approval for the Centerville small area plan, unanimously approving a motion to defer a vote on the matter to a future date. On May 25, the county announced that the supervisors and commissioners will meet on June 15 for a joint work session on the subject beginning at 6 p.m. in the county administration building.

Following a brief overview of a draft plan, prepared by Timmons Group, unchanged from last week’s community open house, several speakers presented a wide variety of objections to the draft plan. No one spoke in support.

Begun with great promise in February 2022, small area plan studies for both Courthouse Village and Centerville were expected to provide useful land use strategies to deal with growth pressures. See GOMM “Much ado about nothing” for more detail. None of the feedback from that meeting was incorporated into the draft presented to the planning commission, and there was never any intention to do so.

In the past few weeks, it seems like a decision was made to wrap up these studies and move on. The county contended, on its website and social media pages, that adoption of the small area plan revisions as part of the comprehensive land use plan changes nothing, that it’s simply the first step that will lead to amendments of zoning ordinance, overlay district standards, and the major thoroughfare plan. All true, but the comp plan is the foundation for Goochland’s land use vision.

Contentions by county staff and Timmons that the draft plan is based on input gathered in 2022 were disputed by many speakers during the public hearing. In reality, it seems that significant changes to the proposal were made with no citizen or land owner input.

While the Timmons proposal is simpler to understand and has better graphics than the previous version, some of the details were new, and others contradictory. Sycamore Creek golf course was removed as open and green space. Golf courses are often developed but this is different from the November version. What changed?

Scott Gaeser spoke on behalf of owners of land on the south side of Broad Street Road in the village core, which the plan designates for lower intensity uses that that across the street. This property, said Gaeser, has been zoned B-1, since 1969. Its owners donated easements for Tuckahoe Creek Service District infrastructure and the widening of Broad Street Road. Now, without discussing the matter with property owners, a two-story height limitation—there is already a three-story gym there—and lower density is specified, significantly decreasing the value of the land. He said an existing treed buffer provides a transition between commercial and lower density residential uses. He said that reducing the size of the village core is understandable, but removing land from the core without discussions with landowners is not. Curiously, the land use map included in the presentation allows up to three stories in the “neighborhood residential” use behind the B-1 south of Broad. Why should three story homes, in less intense categories, be allowed but nearby commercial limited to two?

Residents of Oak Grove Estates, on the south side of Broad, want growth to be done respectfully to retain the integrity of Centerville but oppose three story commercial use. They believe that Centerville is special and want to keep it that way with local businesses that “feel like home.”

Most zoning districts in the proposal include multi-family and townhomes. The Centerville Village is huge and mostly raw land. No effort has been made to figure out, even at a “ballpark” level, the future population of Centerville. Could it be 5,000, 20,000 or more? The current population of the entire county is approximately 26,000. Significant residential growth will require careful planning to ensure that services can be provided, including revision of the 25-year capital improvement plan to pay for it.

There were lots of comments on roads, new and existing, in the plan, as well as valid complaints about traffic. For instance, the plan uses Mills Road through the Bellview Gardens neighborhood to connect Three Chopt Road to Broad Street Road. It also shows a new road making the same connection to the already signalized intersection at the southbound ramp to 288 bypassing Bellview Gardens. There was no justification for the road through Bellview Gardens. Buffers around Bellview Gardens, shown on previous maps, seem to be gone.

Another “conceptual” road connects Ashland to Broad opposite Whippoorwill Road, which was tied in to Reader’s Branch when that subdivision was expanded to the surprise of its homeowners. Residents of both neighborhoods opposed the connection, contending that it would become the shortcut to Short Pump. Extending it across Broad would also make it a shortcut to I64. Why is this necessary? 

So called transition zones between the village core and less dense residential areas now include lodging as a use. As shown, “lodging” is included in several zoning districts. Hotels should be east of Ashland Road, east of 288 would be better. We need to know who decided that lodging should be in these zoning districts and why.

One speaker contended that the plan includes building sidewalks down Manakin Road to Hermitage Road that will never be used and create drainage issues. He moved from Short Pump to get away from sidewalks and declared that the draft plan looks like what he left.

Greenways along flood plains are shown on the plan. One speaker pointed out that they are great in theory, but not so much when they bring strangers tromping through back yards.

To read the full agenda and listen to the meeting go to meeting .

The bottom line is that the Timmons version of the Centerville small area plan is very different from earlier iterations. We need to know why the changes were made, and who authorized them.

It took a long time for county government to regain the trust of the citizens, this total lack of transparency is a step backwards.

 

 

 

 

 

 

 

 

 

 

 

 

Planning Commission gives nod to Courthouse Village proposal

 

At a special called meeting on May 22, the Goochland Planning Commission unanimously recommended approval of changes to the county comprehensive land use plan, resulting from the small area  study began in early 2022. The supervisors will hold a public hearing on June before taking a vote.

The draft plan as presented by a representative of Timmons Group, which was retained by the county earlier this year to distill the work of the first consultant hired in 2022 into a useful document, was clearer than earlier versions, but little changed. Features included suggestions for denser residential development in the village core, improving and expanding existing sidewalks, and using flood plains for greenway trails to enhance pedestrian movement through the village.

The small area plan project has cost the county upwards of $200k.

The plan encourages residential and commercial growth, both of which will bring more people to Courthouse Village. No expansion of the few existing two-lane roads that access the area was recommended. However, putting Rt. 6 through the core in front of the courthouse green on a “road diet,” to narrow the road and add on street parking, was part of the plan.

Few people spoke during the public hearing. Their comments included asking if the sheriff or Circuit Court Judge had been consulted about the road diet; contending that allowing buildings higher than two stories is needed for significant growth; and advocating for higher density to allow “affordable housing” for those that work in the county.

Housing options for teachers, deputies, fire-rescue folk, and other county employees are badly needed. However, the reality of the situation is that whenever a developer secures rezoning for higher density to allegedly build accessibly priced housing, the end product is different. For example, Swanns Inn was first rezoned for about 15 lots. When public sewer became available, the developer requested and received approval for twice as many lots contending, that smaller lots would reduce the cost making the homes more affordable. Home prices there are well north of half a million dollars.

Deputies, fire-rescue folk, teachers, and county employees who want to live in the county, please weigh in via anonymous comment with what home price point you could afford. Developers often seem to pull numbers out of thin air to justify their rezoning applications. We need some real feedback.

Perhaps the county could work with the state to use some of the open land on the Reynolds Community College campus for multifamily housing. The community college formerly known as John Tyler did this with some of its property.

The plan has lots of verbiage about preserving the historical and cultural character of Courthouse Village, details to be addressed in amended zoning ordinances, overlay district standards, and so forth. Retaining the small town feel of Courthouse Village will be vital to its success The huge sterile generic multifamily enclaves oozing westward on Broad Street like a malignant fungus have no place in Courthouse Village. Smaller scale buildings, like two, no more than three, story structures with several flats could be tucked into vacant parcels on River Road West could fit well.

Recruitment and retention of small businesses to Courthouse Village will not be practical without more people living in the area to support them. Dwelling units on River Road West that once used for business purposes, have either reverted to residential use or are vacant.

Encouraging private investment here is necessary and challenging.

Here’s hoping that the new, improved, even though it doesn’t seem all that different from the old plan, will enhance the charm of Courthouse Village.

 

 

 

 

Glorious Goochland

 

Goochland Day was three days before the planning commission public hearing on the small area plan for Courthouse Village.

The local iconic event, resurrected after almost two decades by dedicated and intrepid volunteers who persevered through the pandemic, was magnificent. Clear blue skies blessed the proceedings.

Nothing says small town living than a parade. This year’s included horses, storm troopers and an armorer from Star Wars, the high school marching band, lots of floats—one had an Alice in Wonderland theme—bubbles, local businesses, fire-rescue apparatus, Boy Scouts, robotics, McGruff the Crime Dog let Sheriff Creasey ride with him, an ark float, and, of course, Shriners on their drift trikes.

McGruff and Goochland Sheriff Steven Cresey

Robin Lind President of the Goochland Historical Society

Groups and activities, including a mechanical bull, live music performances and a wine garden entertained throngs of people well into the afternoon. A good time was had by all. Goochland Day 2023 was a success.

The open house held on Thursday, May 18 to share the presentation of the final draft proposal Timmons Group will make to the planning commission at a special meeting on Monday, May 22 beginning at 6 p.m. drew a medium sized crowd.

Timmons was retained by the county earlier this year to distill the somewhat vague and generic work of the consultant who started the small area plan study in early 2022 into a useful Goochland centric format. The latest version is easy to navigate and uses excellent graphics. This is considered a high-level overview to provide flexibility as development occurs. Comments suggest that this study will beget many more detailed studies.

A topic that is first and foremost in any land use decision is traffic. Courthouse Village is accessed by four main two lane roadways, Rt. 6, Sandy Hook, Fairground, and Maidens Roads. The only addition the proposal shows is the extension of Fairground Road to Rt. 6 through the round about currently under construction.

It does recommend a “road diet” to narrow the lanes of Rt. 6 near the Courthouse, to include on street parking. There is no mention if anyone consulted with the Sheriff and Courts to see if this would create a security concern. Because there are so few roads in this area, all vehicles, including very large trucks, pass through here.

Goochland Day illustrated the need for more and better sidewalks through the village. Greenways, paths through flood plains to move around the village, from the Courthouse green to, say Reynolds Community College, would offer recreation opportunities. Similar trails connecting Rt. 6 to Tucker Park on the James River could prove more challenging as the most direct route is through Department of Corrections property.

For some reason, count owned land between Sandy Hook Road and the high school, which will be made accessible by the Fairground Road extension, and seems to be intended for economic development, is shown as a park.

“Partnership opportunities” between the county and Reynolds Community College and the DOC are suggested to add more public spaces. The DOC might be tricky. RCC, on the other hand, is allegedly anxious to find community uses for its 90 acres, which, except for some athletic fields and tennis courts, is pretty much a dead zone in the center of the village. This would be an ideal place to hold Goochland Day in the future. The parade could end there, drawing people to the festivities. There is lots of room for all sorts of displays, and big parking lot.  Dickinson Road could be closed for the day letting commerce in the rest of Courthouse Village take place.

Residential density, how many “dwelling units” per acre are allowed, is the second most contentious part of land use. Developers always want more, citizens want fewer. The Community Development staff has to find a sweet spot between the two.

Building height is limited to three stories, pretty much along Rt. 6. residential density in areas proposed for neighborhood residential are proposed for two to four units per acre, this requires connection to public utilities. Density for multi-family is not specified. Mixed use suggests apartments, on the second story of commercial buildings and townhomes and “multi-family” dwelling units with no specified density.

Comments during the May 18 meeting were interesting.

A woman, believed to be a Chesterfield based realtor, said that four stories, higher density, and more parking is necessary to maximize the growth potential for such a limited area.

Another attendee contended that multifamily uses, like townhomes, is long overdue in Courthouse Village so that the people who work in Courthouse Village can live in the community they serve.

Predictably someone declared that they moved to Goochland to get away from townhomes and three-story houses and want the county to remain rural.

Gordonsville was mentioned as a place for Goochland Courthouse to emulate. That is great idea. However, it seems that Gordonsville’s renaissance as a place—it was a railroad depot and economic hub before the Civil War—came about when local citizens invested their own money to establish the businesses that make it special. Here, everyone seems to think that the county can wave a magic wand to make it happen.

Courthouse Village has lots of potential. The task of the comp plan is to create an environment that encourages careful and thoughtful development.

Review the proposed plan, which could have been tweaked when it gets to the Planning Commission herehere.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Much ado about nothing

Buzzwords filled the air on May 16 as representatives of the Timmons Group presented the latest “final” version of the small area plan for the Centerville Village was presented to a packed “open house” at the Residence Inn at the Notch. (A similar session for the Courthouse Village plan will be held on May 18 in the county administration building beginning at 6 p.m.)

Centerville, ripe for growth

Small area plan studies, intended to update the sections of the county’s comprehensive land use plan to manage growth pressures in the major villages, Centerville and Courthouse, began in early 2022. Consultants retained to craft amendments to the comp plan gathered input via many community meetings and smaller sessions with “stakeholders” and groups of engaged citizens.   

Recommendations presented by this consultant later in the year, were vague, generic, and included sections on branding, fonts, and color pallets intended to create a sense of place, or something.

The purpose of the May 17 meeting, according to Deputy County Administrator Krystal Onaitis, was to inform citizens about the details of the plans and, allegedly, seek reaction. She said that the county “stepped back” from the process late last year after it became clear that the recommendations made by the earlier consultant did not “reflect community values,” and retained Timmons Group to complete the project.

Timmons was tasked with reviewing all citizen input and work on the projects to date and preparing a coherent plan to be used in making land use decisions.

The proposed plan, said Onaitis reflects thoughtful and intentional growth. Should the plans be adopted—they are scheduled for board of supervisor votes in June—county zoning ordinances will be amended to reflect and support changes in the comp plan.

Chuck Rapp Senior Project Manager with Timmons Group said his group spent several weeks diving into community input to capture it in the draft plan. The current proposal includes a vision statement and is easier to navigate. Better graphics to make the plan easier to follow than previous iterations.

The small area plan is a 10-to-20-year “vision document” that does not change current zoning. It focuses on establishing character as Centerville develops over time to ensure that infrastructure follows growth with efficient use of land.

There is emphasis on transportation because growth needs roads. The plan shows new roads, some of which make sense, others do not. For instance, connecting Three Chopt Road to Broad Street Road through Mills Road, a neighborhood street, is daft. It makes more sense to connect Three Chopt Road to 250 east of Bellview Gardens where it is currently signalized at the entrance to southbound 288. There was mention of “multimodal transportation” including bike lanes and sidewalks.

Images used in the presentation were contradictory. In the plan’s introduction village character was portrayed by photos of two-story buildings, with apartments over commercial space. Illustrations of a “walkable town center” show dystopian institutional four-story buildings set back from very wide roadways that resemble an industrial park more than a walkable village. Rapp explained that those images were “placeholders”, but they are far too reminiscent of the dreadful development just west of the Goochland line in Short Pump for comfort.

Creating paths through greenways, using the flood plains for recreational use, is suggested to provide recreational space. One citizen contended that building walking trails through wetlands is an engineering nightmare.

The draft land use map, which Rapp said was simpler than the earlier version, has significant changes. The mixed-use core is now shown mostly on the north side of Broad Street Road, extending beyond Manakin Road to the edge of the Sycamore Creek Golf Course, right next to large lot residential areas. The golf course seems to be destined for some sort of development.

This seemed at odds with Rapp’s contention that residential density should be highest at the center of the core, roughly Manakintowne, which has already been approved, and decrease toward the edge of the village.

A transitional zone, in contrast, was proposed for the south side of Broad Street Road, which has been zoned business for decades, and was always part of the village core. Owners property there said they never had an opportunity to talk with Timmons before the proposed plan was completed and were not amused by the change.

Land at the north edge of the village, near I64 was designated for larger scale economic development.

Changes in the wording of the presentation from that on the website, like the removal of “lodging” from core mixed uses, were mentioned by citizens. Lodging should be limited to the area north of Broad Street Road between the county line and Rt. 288. This is roughly opposite the Residence Inn. A hotel site between the Audi store and Rt. 288 has already been zoned. No one wants a hotel on Manakin Road, or even in the village core.

 As the session progressed, it became quite clear that the Timmons proposal involved no conversations with citizens, or more importantly, land owners, whose support of the comp plan is vital to its success.

Several attendees said that it feels like this plan is “being rammed through” with the planning commission hearing set for next week. Staff said that there will be no changes to the proposal, except maybe for some sort of supplemental memo that the planning commissioners will receive before their meeting. There was no indication that “memo” will be shared with the public.

Others contended that the proposed land use map does not reflect citizen input and that the details were somewhat “mysterious”.

The lack of proposed residential density for the various districts, which could provide ballpark the numbers of new residents build out could bring to the village.  Densities need to stay in the range of no more than six per acre without very compelling arguments for an increase.

Onaitis said that the comp plan is a high-level document and spewed land use buzz words. “This is a foundational document, but not set in stone, a working document,” and so forth.

All of that is true. However, developers pay land use attorneys big bucks to ferret out inconsistencies in the comp plan to their projects approved. Care must be taken to ensure that land-use intentions are clearly spelled out.

Those of us who have taken part in comp plan revisions for the last 20 years or more are flummoxed by what seems to be a rush to wrap up the small area plans. The motivation for speeding the “final” plans through the final approval, even though nothing will change until the zoning ordinances are amended, is a mystery. This “open house” shared a completed document on its way to being rubber stamped.

Go to the county website goochlandva.us and click on “watch county meetings” to view the session. Go to small area plan to view the web version of the small area plans, which may not be what the planning commission will review next week.

 

 

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Mark your calendars

 

Goochland Day returns on Saturday, May 20, 2023. A parade along River Road West kicks off the day at 10 a.m. Go to https://www.goochlandday.com/ for details.

American Legion Post 215 will hold its annual Memorial Day Tribute on Monday, May 29, 2023, on the Courthouse green beginning at 10 a.m. Honor those who gave the ultimate sacrifice in honor of our country. Bring a chair.

 

Let the sun shine in

New solar facility rules

Solar panels are touted as a source of clean, renewal energy. At its May 2 meeting, the Goochland Board of Supervisors held a public hearing on zoning ordinance amendments and policies about the deployment of commercial—power gathered to be sold, rather than for on site consumption—solar collection and storage facilities in Goochland.

This was the culmination of a lengthy process that explored the topic in detail and gathered input from the community. Ray Cash, Assistant Director of community Development, oversaw the initiative and has become the county’s solar guru.

As with many other things, the devil is in the details. In broad terms, solar panels sound great. People and businesses install them on their roofs to become independent from the electric grid to save money, and allegedly the planet, in the long run.

Exactly where and how commercial facilities should be located is a question best handled at the local level. Proponents of solar collectors label large scale ground mounted facilities as “solar farms”. Cash commented that “the sun rises over Goochland, but we don’t raise it here.”  Therefore, county documents use solar collection facility.

The acres of farmland that feed America and the rest of the world are a precious resource. Most small farmers have day jobs to make ends meet. The real high rollers who literally “bet the farm”, are those engaged in agricultural pursuits hoping each spring that their harvest will be bountiful enough to cover their costs with a bit of profit. They constantly seek ways to improve their bottom line.

Solar panels provide on-site electricity to power a farm. Selling the excess to power companies is another revenue stream for farmers.

Cash said that the goal of the proposed changes is to site solar facilities in areas where they best fit and allow land owners to maximize use of property that may not be otherwise developable. He said that the changes could be amended over time as the new rules are put into practice and are likely a starting point.

Generation of energy for sales or storage will require a conditional use permit. This will establish uniformity as the use of solar power increases in the county. It also provides an opportunity for the planning commission and supervisors to evaluate each proposed facility to see how it fits into the area.

The county’s rural enhancement area, most of which is zoned A-1, is expected to be where solar energy facility principal (SEFP), for offsite power generation are located. Sites must be at least 30 acres and no more than 1,000 acres, separated by at least two linear miles between boundaries of parcels. Land disturbance is limited to 100 acres at a time to mitigate possible negative impacts. No more than 20 percent of the land occupied by SEFPs may be prime agricultural or land of statewide significance. Set backs must be at least 100 feet from roads and wetlands and other environmentally sensitive land; and 150 feet from existing homes. The zoning ordinance amendment includes detailed requirements for installation and maintenance of vegetative buffers. These regulations are intended to avoid clustering of solar energy facilities and provide maximum protection to the rural viewshed.  

Storage facilities, essentially shipping container sized batteries, are allowed by conditional use permit in agricultural and manufacturing zoning districts. They also must go through the CUP process and meet similar siting and buffer requirements.

The amendments address runoff that can occur when impermeable solar panels are deployed on steep slopes by imposing storm water management requirements.

Wildlife friendly fencing is mandated. Protection of native species, ground cover, and habitats is encouraged.

All good things must come to an end, and solar panels do have a life span. Any permit for a solar facility must include plans for decommissioning and dismantling the site. Solar panels must be removed from Goochland County when they are no longer in use and the site returned to its pre-solar use conditions. The decommissioning plan, which includes posting a surety, must be part of the initial CUP application and updated every three years to ensure that the funds set aside are sufficient as costs change. The posting of such a bond, skin in the game for the long term, also encourages routine upkeep of the facility.

Cash said that solar collection is an evolving technology. In the future, it is possible that more power could be collected from fewer acres. The ordinance amendments and related policies are steps to create guidelines for the deployment of solar power facilities. Federal and state polices about this are also constantly changing.

A speaker in the public hearing advocated for concurrent agricultural uses, as in planting vegetation to attract pollinators to support bee keeping and grazing of ruminants around and under solar panels.

Another said that both the Virginia Farm Bureau and Virginia Association of Soil and Water Conservation Districts oppose the siting of solar facilities on agricultural land, believing that they are better placed in urban and industrial locations. “A country that cannot feed itself cannot exist. The more agricultural land we use for solar collection is a national security issue.”

Board Chair Neil Spoonhower, District 2, contended that the ordinance amendments and policy is something for the community to react to, a starting point. He said that the board is flexible and reacts to changing conditions.

Cash said that there are no pending applications for solar facilities, though entities have expressed interest.

Establishing these guidelines for solar facilities after a thoughtful and comprehensive "conversation” with stakeholders was a good first step. Stay tuned to see how this develops. See the May 2 board packet on the county website https://www.goochlandva.us/ for details.

 

 

 

 

 

Centerville and Courthouse small area plans now online

The window between the "community meetings"  and planning commission votes is small. Please review if this is important to you and pass along.

 Goochland County Small Area Plan Open Houses and Plans Available

 

Goochland, VA – Goochland County invites the community to our upcoming Small Area Plan Open Houses to learn more about the Courthouse Village and Centerville Small Area Plans, ahead of upcoming public hearings.  

 

The Centerville Small Area Plan Open House will occur on Tuesday, May 16th at 6:00 p.m. and will be held at the Residence Inn at the Notch located at 1800 Wilkes Ridge Circle, Richmond, VA 23233.

 

The Courthouse Village Small Area Plan Open House will occur on Thursday, May 18th at 6:00 p.m. and will be held at the County Administration Building located at 1800 Sandy Hook Road, Goochland, VA 23063.

 

We hope the community will make plans to join Goochland County Community Development Staff and representatives from Timmons for a brief presentation and Question & Answer portion for each of our small area plans.  Both meetings will be livestreamed and recorded.

 

Copies of the Centerville and Courthouse Village Small Area Plans will be released on Wednesday evening, May 10th and will be available at www.goochlandva.us/VillagePlans2022.  Hard copies will be available in the Community Development Office & County Administrator’s Office at the Goochland County Administration Building and at the Goochland Library.

 

“We are excited to share these updated final drafts that have been developed through an extensive public input process, County Staff over the last few months has worked hand-in-hand with our consultants at Timmons Group, the Planning Commission and Board of Supervisors to ensure a fresh perspective on these plans that reflects community input, values, and thoughtful growth for the future,” said Krystal Onaitis, Goochland’s Deputy County Administrator.

 

Following the Small Area Plan Open Houses, the Goochland County Planning Commission will hold a special meeting and public hearing on the Courthouse Village Small Area Plan on Monday, May 22, 2023, at 6:00 p.m. and on the Centerville Small Area Plan on Wednesday, May 24, 2023, at 6:00 p.m.

 

The Goochland County Board of Supervisors will hold a special meeting and public hearing on the Courthouse Village Small Area Plan on Monday, June 12, 2023, at 6:00 p.m. and on the Centerville Small Area Plan on Thursday, June 15, 2023, at 6:00 p.m. in the Board Meeting Room.

 

For more information, please contact Goochland County Community Development at 804-556-5840, visit www.goochlandva.us/VillagePlans2022 or view this video for more information regarding the planning process: https://www.youtube.com/watch?v=M8vFpAundA4 .

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Gen Z in the labor force

 

School, county, and business leaders gathered in the media commons at Goochland High School on May 3 for the spring business and education roundtable. These sessions are held twice a year to share information about local workforce needs and school programs.

Bruce Watson, Director of the GCPS career and technical education department (CTE), declared that he has “the best job in the school system” in his welcoming remarks.

Recognizing that students have differing gifts, CTE is an integral part of the goal of “maximizing the potential of every learner” that guides our school division. Opportunities to learn about career and technical skills are woven into the fabric of the curriculum so students can explore a wide range of jobs and life skills.

Watson thanked the local businesses who work with the CTE program in many ways, from explaining what they do on career days to offering internships. “You never know what impact a visit to your company will have on a student.”

Sara Worley, Director of Economic Development for the county, explained that her job is to create wealth by attracting investment to enhance the quality of life for all citizens.  Areas being “targeted” by economic development include the food and beverage industry, Goochland has 10 craft breweries; controlled environment agriculture like Greenswell Growers (https://greenswellgrowers.com/);  health and life sciences; and logistics. Collaboration with the CTE program helps to ensure a supply of appropriately trained employees for companies moving to Goochland.

Employees are the life blood of all companies. Successful navigation of generational changes of those entering the workforce, was explored.

Kelsey Fisher, a GHS counselor delved into Gen Z—those born between 1997 and 2012— and how their world view fits into the workplace.

Bruce Watson and Kelsey Fisher explore Gen Z

Gen Z are digital natives. They grew up with the internet and do not remember a world without smart phones. They are used to having a world of information at their fingertips; but so much screen time has left them with underdeveloped social skills. They do not remember the September 11 attacks but grew up with a country continually at war and worry about security. They are the most ethnically and racially diverse generation and the last to be mostly white. They are highly educated but believe that trade schools offer a viable alternative to pricey higher education and that manufacturing jobs offer promising careers.

Fisher said that as a school counselor, she helps students explore career paths that do not include a traditional four-year college degree and talks about debt.

Chance Robinson, newly hired county Economic Development Coordinator, shared his perspective as a Gen Z in the workplace.

 Two major economic downturns in recent memory, the Great Recession and Covid layoffs shape how GenZ views jobs. Many, having grown up with workaholic parents, care more about the quality of their lives. They care very much about their mental health and believe that sick and mental health days should be interchangeable, so they can have time to recharge and reboot.

Gen Z dislikes lack of efficiency and wants to be part of a meaningful outcome. This cohort values flexibility in work schedules. They are risk averse but want opportunities to grow in their careers and see job hopping as a faster way to advance. They view job satisfaction as more important than high salaries and participate in the “gig economy” for extra cash.

While Gen Z is very tech savvy and solves problems in a different way from previous generations, their lack of soft skills can be problematical, said Robinson. They communicate via text, have never written letters, so cannot compose emails and need some guidance. Gen Z will respond to “being pushed” to higher achievement if they understand why.

Watson said that teaching soft skills is an integral part of the CTE program. This includes mock interview sessions where representatives of local businesses work with students. Job shadowing, where students spend time learning about a particular job, also offers valuable insight into career opportunities.

As a small school division, Watson said, our CTE program is able to pivot to address the needs of local businesses in course offerings. “We are ready to fill the skills gap.”

Many graduates of Goochland’s CTE program are currently working locally in skilled jobs, with robust salaries.

Go to https://www.goochlandschools.org/page/career-and-technical-education for more information about our superb CTE program.

To contact Watson about the program, job shadowing or internships go to bwatson@glnd.k12.va.us

Information about early voting for June democrat primary

 Early Voting Has Begun for the 57th House of Delegates District June Democratic Primary Election

 

Goochland, VA – Early voting has begun for the 57th House of Delegates District June 20th Democratic Primary Election.  The 57th House of Delegates District Democratic Party Primary in Goochland only includes Precincts 402 Centerville, 501 Manakin, and 502 Blair in eastern Goochland.

 

Registered Goochland County voters in these specific precincts can vote:

 

• Early in-person 8:30 a.m. to 4:30 p.m., daily at the Goochland County Registrar’s Office, 1876 Sandy Hook Road, Goochland, VA 23063

 

1. Friday, May 5 through Friday, June 16 (Monday – Friday) from 8:30 a.m. – 4:30 p.m.
2. Saturday, June 10 and Saturday, June 17 from 9:00 a.m. – 5:00 p.m.
3. Sunday, May 7 from 12:00 p.m. – 4:00 p.m.

 

Early Voting will only be available at the Goochland County Registrar's Office for the June Primary Election.  No other locations will be open for early voting.

 

To view a complete list of acceptable IDs, please visit the state Department of Election’s Voting In-Person page available at https://www.elections.virginia.gov/casting-a-ballot/in-person-voting/.

 

Goochland County residents can submit applications, for a ballot to be mailed, in-person or by mail to the Goochland County Office of the General Registrar located at 1876 Sandy Hook Road, Goochland VA 23063 or by mail to the General Registrar at P.O. Box 1013, Goochland, VA 23063, by fax to 804-556-6323 or by email to vote@goochlandva.us.

 

Residents can also apply for an Absentee Ballot online at https://vote.elections.virginia.gov/VoterInformation.

 

• Registered voters seeking a ballot to vote by mail (absentee ballot) for the June Primary have until 5:00 p.m. June 9 to submit their application.

 

• The last day to register to vote, or update existing voter information, to participate in the June Primary is May 30.

 

Registered Goochland voters can return their voted ballot in the following ways:

 

• By mail to P.O. Box 1013, Goochland, VA 23063.
• In person at a drop off location at the Goochland County Office of the General Registrar located at 1876 Sandy Hook Road, Goochland, VA 23063
1. During normal business hours Monday – Friday 8:30 a.m. – 4:30 p.m.
2. Saturday, June 10 and Saturday, June 17 from 9:00 a.m. – 5:00 p.m.
3. Sunday, May 7 from 12:00 p.m. – 4:00 p.m.
• Drop off locations will also be available at Goochland County polling places on Election Day, Tuesday, June 20th from 6:00 a.m. - 7:00 p.m.  Please visit the District Information page at www.goochlandva.us/vote  for a list of those addresses.

 

The 57th House of Delegates District Democratic Primary will be held on Tuesday, June 20, 2023, in Goochland County.  Precincts 402 Centerville, 501 Manakin, and 502 Blair will be open from 6:00 a.m. to 7:00 p.m.  If you are in line at 7:00 p.m. you will be allowed to vote.

 

For more information, please visit www.goochlandva.us/vote, email vote@goochlandva.us, or call the Goochland County Registrar’s Office at 804-556-5803.

 

May board meeting highlghts

 

With the budget for FY 2024 approved and tax rates set for calendar year 2023—you should have received your tax bills in the mail—Goochland supervisors addressed a light agenda at their May 2 meeting.

The board began its agenda with the following proclamations:

May is older Americas month. This is especially fitting for Goochland, as our population is greying. Christopher Leighton, Director of Communications for Senior Connections, the area agency on aging that serves Goochland, thanked the board for its support. He pointed out that approximately one quarter of the county’s current population is over the age of 60 and its median age is 45. This will increase significantly in the coming months when the 500 home Mosaic and 1,500-unit Avery Point, both senior citizen enclaves currently under construction in West Creek, are occupied.

Next up was May as Business Appreciation Month. Ben Slone, Chair of the Goochland Economic Development Authority, Sara Worley, the county’s Director of Economic Development, and Carol Taylor, Executive Director of the Goochland Chamber of Commerce (goochlandchamber.org) were recognized.

“The proclamation recognizes and celebrates “the accomplishments of our existing businesses that run the gamut from entrepreneurs, small, minority, women-owned, non-profits, to major employers that contribute to the economic health of Goochland County. Goochland businesses provide over 20,000 jobs to the citizens of Goochland and Greater Richmond Region, as well as offering a variety of goods and services worldwide.”

Slone thanked the board for recognizing that local businesses really do drive the county’s economy and make a significant contribution to the quality of life here.

Taylor echoed Slone’s thanks and her appreciation for the partnership between the Chamber and Economic Development Department.

Public Service Recognition Week is May 7-13 Public Service Recognition Week (PSRW). “This time is set aside to honor those who serve our nation as federal, state, county, and local government employees. Throughout the nation and the world, this occasion is used to educate others about the work public employees do and why they have chosen public service careers. This week also highlights the many ways government services make life better for all of us.”

Goochland County Administrator Vic Carpenter said that “people don’t understand all that goes on to make the county function like it does. No one takes on this role as a job, it’s a calling. People come to public service because they know they can make a difference in the life and fabric of a community, and it means something to them.”

These are the folks that show up every day and work hard to keep local government functioning.

Small area plan meetings

The end seems to be in sight for the small area plan initiative launched in early 2022. Timmons Group, which was retained by the county earlier this year to craft final versions of the plans, will make brief presentations and hold question-and-answer sessions for both Centerville and Courthouse Village as follows:

Centerville, May 16 at the Residence Inn at the Notch.

Courthouse Village, May 18 at the County Administration Building.

Both start at 6 p.m.

The Timmons proposals will move to special meetings of both the planning commission and supervisors in June for public hearings.

Details of the revisions will be posted on the county website https://www.goochlandva.us/ for review before the May meetings.

Goochland Economic Development will hold an “ask us anything” open house on Friday, May 12 from 9 to 5 at the Goochland Business Center, 2931 River Road West in Courthouse Village. This is a great opportunity for local businesses and citizens to learn more about growing enterprises in the county.

Fire-Rescue Department survey

The deadline to respond to the Fire-Rescue Department’s master plan survey has been extended to May 14. Please go to https://www.surveymonkey.com/r/GoochlandCountyFireRescue to participate.

 

Broadband update

Broadband cannot come soon enough for those in areas of the county without internet service. Community Affairs Manager Paul Drumwright, presented a progress report on the initiative to expand broadband to a much wider swath of the county.

As has been mentioned earlier, broadband expansion in Goochland is something of a patchwork project, which complicates completion.

Drumwright began with the good news that Rappahannock Electric Cooperative celebrated initial connections in both Goochland and Louisa counties. Electric utilities participating in broadband expansion are building middle mile infrastructure. Final connections will be made by Firefly Fiber Broadband, which is also an internet service provider. (Go to fireflyva.com for details.)

Ten homes have been connected in the Shannon Hill area and more will be connected soon, said Drumwright.

He reported that two new areas, Caledonia and Tabscott-Hadensville, have been added to the map. Dominion and Firefly are working on field survey work there. Current estimates for connection in those areas is the end of 2024.

Drumwright reiterated the importance of registering interest in connection on the Firefly website.

Secondary Six Year Plan

The supervisors unanimously approved the VDOT SSYP to allocate funds to complete the roundabout currently under construction at the intersection of Sandy Hook and Fairground Roads in Courthouse Village and pave Ben Lemond Road in the Three Square Area.

Roundabout under construction

 Fourth Quarter Projections

Director of Finance Carla Cave presented projected results for the last quarter of FY23, which ends on June 30.  “Operating expenditures are forecast to be $71.9 million, or $1.5 million below budget. Overall, operating revenues are projected to exceed operating expenditures by approximately $14.3 million. After transfers, the total fund balance is projected to increase $8.3 million to $55.9 million.”

To view the video and transcript go to the county website https://www.goochlandva.us/ and click on “watch county meetings”.

 

 

 

 

 

 

 

 

 

 

 

 

Update to previous post

 

At a meeting of the Goochland County Audit Committee on May 2, District 5 Supervisor Ken Peterson gave an overview of the history of the Tuckahoe Creek Service District debt. Go here to view the presentation: https://www.goochlandva.us/DocumentCenter/View/9557

Update

Thanks, and apologies to the commentor who took GOMM to task for failing to mention the Herculean efforts of the late Rebecca T. Dickson who worked tirelessly to correct the deficiencies of the TCSD and county finances in general during a very difficult period in the county’s history. Her contributions to the excellence in Goochland government cannot be overstated.

Shortly after becoming Goochland County Administrator in 2009, Rebecca T. Dickson worked withs staff and outside consultants to “get arms around” every facet of the TCSD. Dickson reported to the TCSD Advisory committee, which included major landowners in the district, that “31 feet of butcher paper” had been tacked to the wall and covered with details and questions about the TCSD. Questions included billing policies for service and ad valorem tax, and even exact locations of trunk lines and water meters.

By the end of 2010, when the fiscal contraction of the Great Recession began to kick in, the county was shocked by the FY 2009 Certified Annual Financial Report, which found 40 material misstatements, and was labeled as a blueprint for the monumental mismanagement by Dickson’s predecessor. This was outside the TCSD.

It is believed—and this is conjecture because Dickson was the consummate professional—that she and the late Ned Creasey, who was elected District 3 Supervisor in 2007, did what they could to fix the TCSD, but were meet with, at best, indifference from the other supervisors. Following the 2011 election, when four new supervisors took office, meaningful mitigation of the TCSD issues started.

Scan GOMM from its start in 2008 through 2013 for details.

 

The TCSD was created in 2002 to foster economic development. Bonds were issued through the Virginia Resources Authority to fund construction of water and sewer trunk lines in eastern Goochland. District boundaries are roughly the Henrico line on the east, the Hanover line on the north, Rt.  6 to the south, and Manakin Road to the west.

Not all of West Creek is part of the TCSD and not all of the TCSD is in West Creek. The Capital One Campus, for instance, was built before the TCSD was created and obtains its utilities via a different arrangement.

The machinations behind the 2002 VRA bond issue are murky. An assumption used to justify Goochland’s ability to service the debt was an expected annual growth rate of seven percent. Part of the debt is in bonds that cannot be paid off early, a sign of how poorly the first funding mechanism was structured.

The documents creating the TCSD included the levy of an ad valorem tax was levied on all of its property. Landowners in the “footprint” of the TCSD were invited to join. Some did, others declined. Inclusion in the TCSD runs with the land, no matter how many times it is subdivided. Some landowners in the TCSD have paid ad valorem tax for more than 20 years and have no prospect of utility service.

During meetings encouraging landowners to join the TCSD, the proposed ad valorem tax was 15 cents per $100 of valuation. When imposed, it was 50 cents and levied before construction began to create a “cushion” to meet debt service obligations.  The ink was barely dry on the approval documents before the county went to war with the owners of West Creek over real estate valuations of the 3,500-acre business park.

Two multi day trials challenging the 2001 West Creek assessment were held in Goochland Circuit Court. One in 2003, whose decision was overturned, resulted in a second trial in 2006. It is believed that the county spent more than $1 million in legal fees and related expenses on this litigation.

In the interim, the only development in West Creek was the CarMax headquarter complex. Indeed, West Creek resembled a nature preserve more than an economic engine. Growth in the rest of the TCSD was feeble. There were rumors that the owners of West Creek investigated putting their land into a conservation easement, which would have significantly lowered land values crippling the TCSD and county finances.

When the Great Recession kicked in, property values declined, reducing the county’s ability to service the TCSD debt. In 2011, before new supervisors, better able to understand and fix its abysmal dysfunction, took office, the TCSD had a lower rating than the Detroit sewer system.

Peterson, a retired Wall Street bond trader, used his expertise to restructure the TCSD debt to avert default and reduce the cost of debt service. The deal went from horrible to manageable, a gargantuan task.

At its start, the only residential development envisioned in the TCSD was Kinloch. The 2002 supervisors refused to even consider creation of high-density zoning districts supported by public utilities. A few years later, desperate for users of the TCSD water and sewer, residential enclaves that paid ad valorem tax were permitted.

In 2012, the supervisors approved building apartments on 60 acres of West Creek. This spurred development in The Notch, opposite Wawa on Broad Street Road. To date, the north end of West Creek includes the Retreat Apartments, Sheltering Arms Rehabilitation Hospital, the Residence Inn, medical office buildings, and Avery Point, an upscale continuing care community. A Honda dealership and medical office building west of 288 are in the development pipeline. Apartments have been added in the center and south end of West Creek, along with a couple of breweries. Mosaic, a 55+ community with about 500 homes, is under development there.

On the north side of Broad Street Road, also in the TCSD, are the Audi dealer, Drive Shack, and the county’s first Chick fil-A.

The ad valorem tax is rarely, if ever, mentioned by realtors, developers, or builders. New homeowners learn about it when they receive a “bonus” tax bill.

While the ad valorem tax is clearly shown on the county website under “taxes,” few home buyers seem to bother to research this.  Ad valorem taxes obscurely appear on settlement statements listed as “town taxes”.

Following Peterson’s presentation, residents of Parkside Village, who have a chronic and virulent case of buyer’s remorse, complained about the tax.

 (These are the people who bought homes near an active rock quarry and whined when they found out. Didn’t they investigate where all the dump trucks driving by their new homes were coming from? Haven’t they ever heard of Google Earth? They also failed to notice that Ashland Road is an industrial corridor and objected to “Project Rocky” which will also pay ad valorem tax.)

One man declared the valorem tax is “taxation without representation.” The tax was imposed in 2002 by duly elected officials of Goochland County on land voluntarily included in the TCSD. Another resident screamed about how much she was paying for water. She refused to understand that the ad valorem tax revenue is used only to service the debt on the TCSD bonds.

Wherever she came from—it’s doubtful she lived in a dwelling served by an on-site well—the municipality funded installation of public utilities whose costs were undoubtedly woven into her property tax rates.  Even with the 32-cent ad valorem tax on top of the 53-cent real estate rate, Goochland tax rates are the same as Henrico, and lower than Chesterfield’s 91 cents, and Richmond’s $1.20. Hanover uses a complicated formula for its real estate tax, which makes it difficult to compare and not very transparent.

No one likes to pay taxes. The services we need, especially at the local level, are not funded by fairy dust. The supervisors, and everyone who pays the ad valorem tax, want it to go away as soon as possible. This does not involve waving a magic wand.

Goochland should put warning signs at its border in a large, easy to read font, “Move here at your own risk.” Maybe then people would do research before they sign on the dotted line.

(Full disclosure. In 2021, GOMM World Headquarters moved to the TCSD and pays ad valorem tax.)

 

 

 

 

 

 

 

A riddle wrapped in an enigma

 

At a meeting of the Goochland County Audit Committee on May 2, District 5 Supervisor Ken Peterson gave an overview of the history of the Tuckahoe Creek Service District debt. Go here to view the presentation: https://www.goochlandva.us/DocumentCenter/View/9557

The TCSD was created in 2002 to foster economic development. Bonds were issued through the Virginia Resources Authority to fund construction of water and sewer trunk lines in eastern Goochland. District boundaries are roughly the Henrico line on the east, the Hanover line on the north, Rt.  6 to the south, and Manakin Road to the west.

The TCSD in purple

Not all of West Creek is part of the TCSD and not all of the TCSD is in West Creek. The Capital One Campus, for instance, was built before the TCSD was created and obtains  utilities via a different arrangement.

The machinations behind the 2002 VRA bond issue are murky. An assumption used to justify Goochland’s ability to service the debt was an expected annual growth rate of seven percent. Part of the debt is in bonds that cannot be paid off early, a sign of how poorly the first funding mechanism was structured.

The documents creating the TCSD included the levy of an ad valorem tax was levied on all of its property. Landowners in the “footprint” of the TCSD were invited to join. Some did, others declined. Inclusion in the TCSD runs with the land, no matter how many times it is subdivided. Some landowners in the TCSD have paid ad valorem tax for more than 20 years and have no prospect of utility service.

During meetings encouraging landowners to join the TCSD, the proposed ad valorem tax was 15 cents per $100 of valuation. When imposed, it was 50 cents and levied before construction began to create a “cushion” to meet debt service obligations.  The ink was barely dry on the approval documents before the county went to war with the owners of West Creek over real estate valuations of the 3,500-acre business park.

Two multi day trials challenging the 2001 West Creek assessment were held in Goochland Circuit Court. One in 2003, whose decision was overturned, resulted in a second trial in 2006. It is believed that the county spent more than $1 million in legal fees and related expenses on this litigation.

In the interim, the only development in West Creek was the CarMax headquarter complex. Indeed, West Creek resembled a nature preserve more than an economic engine. Growth in the rest of the TCSD was feeble. There were rumors that the owners of West Creek investigated putting their land into a conservation easement, which would have significantly lowered land values crippling the TCSD and county finances.

When the Great Recession kicked in, property values declined, reducing the county’s ability to service the TCSD debt. In 2011, before new supervisors, better able to understand and fix its abysmal dysfunction, took office, the TCSD had a lower rating than the Detroit sewer system.

Peterson, a retired Wall Street bond trader, used his expertise to restructure the TCSD debt to avert default and reduce the cost of debt service. The deal went from horrible to manageable, a gargantuan task.

At its start, the only residential development envisioned in the TCSD was Kinloch. The 2002 supervisors refused to even consider creation of high-density zoning districts supported by public utilities. A few years later, desperate for users of the TCSD water and sewer, residential enclaves that paid ad valorem tax were permitted.

In 2012, the supervisors approved building apartments on 60 acres of West Creek. This spurred development in The Notch, opposite Wawa on Broad Street Road. To date, the north end of West Creek includes the Retreat Apartments, Sheltering Arms Rehabilitation Hospital, the Residence Inn, medical office buildings, and Avery Point, an upscale continuing care community. A Honda dealership and medical office building west of 288 are in the development pipeline. Apartments have been added in the center and south end of West Creek, along with a couple of breweries. Mosaic, a 55+ community with about 500 homes, is under development there.

On the north side of Broad Street Road, also in the TCSD, are the Audi dealer, Drive Shack, and the county’s first Chick fil-A.

The ad valorem tax is rarely, if ever, mentioned by realtors, developers, or builders. New homeowners learn about it when they receive a “bonus” tax bill.

While the ad valorem tax is clearly shown on the county website under “taxes,” few home buyers seem to bother to research this.  Ad valorem taxes obscurely appear on settlement statements listed as “town taxes”.

Following Peterson’s presentation, residents of Parkside Village, who have a chronic and virulent case of buyer’s remorse, complained about the tax.

 (These are the people who bought homes near an active rock quarry and whined when they found out. Didn’t they investigate where all the dump trucks driving by their new homes were coming from? Haven’t they ever heard of Google Earth? They also failed to notice that Ashland Road is an industrial corridor and objected to “Project Rocky” which will also pay ad valorem tax.)

One man declared the valorem tax is “taxation without representation.” The tax was imposed in 2002 by duly elected officials of Goochland County on land voluntarily included in the TCSD. Another resident screamed about how much she was paying for water. She refused to understand that the ad valorem tax revenue is used only to service the debt on the TCSD bonds.

Wherever she came from—it’s doubtful she lived in a dwelling served by an on-site well—the municipality funded installation of public utilities whose costs were undoubtedly woven into her property tax rates.  Even with the 32-cent ad valorem tax on top of the 53-cent real estate rate, Goochland tax rates are the same as Henrico, and lower than Chesterfield’s 91 cents, and Richmond’s $1.20. Hanover uses a complicated formula for its real estate tax, which makes it difficult to compare and not very transparent.

No one likes to pay taxes. The services we need, especially at the local level, are not funded by fairy dust. The supervisors, and everyone who pays the ad valorem tax, want it to go away as soon as possible. This does not involve waving a magic wand.

Goochland should put warning signs at its border in a large, easy to read font, “Move here at your own risk.” Maybe then people would do research before they sign on the dotted line.

(Full disclosure. In 2021, GOMM World Headquarters moved to the TCSD and pays ad valorem tax.)