Build Courthouse Mountain housing?

By Jane DeGeorge
Eagle Reporter
Published: November 25, 2008

A controversial senior housing development project will come before Madison County officials yet again this coming week.

A public hearing regarding revisions to a previously approved plan for construction of an elderly community off of Courthouse Mountain Road (Route 660) is set for 7:30 p.m. Wednesday, Dec. 3.

Despite objections by some Route 660 residents, officials approved the rezoning of the property owned by Carlyle Weaver to allow for the development of the “gated” community almost three years ago.

Although Weaver still plans to build age-restricted housing on the property, located north of the Madison Plaza (Food Lion) shopping center, he is now pursuing funds to support the project through the Virginia Housing Development Authority.

However, the use of federal tax credits to help pay for the project introduces various restrictions, according to John “Butch” Davies, an attorney representing Weaver. One of these requirements is a bar on restricting access to the housing complex, Davies told the planning commission at its regularly scheduled Nov. 19 workshop meeting.

Increased traffic on Courthouse Mountain Road – a narrow, two-way paved road – was a “major” concern for the road’s residents, according to the attorney.
In order to discourage use of the entrance road to the new senior housing community as a throughway to the Madison Plaza shopping center, the developer had proposed to control access by using a gate.

“That is something not allowed by [the Virginia Housing Development Authority],” Davies told the commission.

However, Davies believes the development’s building and parking lot setup will keep people from cutting through the community, even without a gate. 

“Ironically, probably the only people that would find it beneficial to cut through would be Courthouse Mountain Road residents,” he said at the meeting.
A “concept plan” including drawings of the proposed complex was not yet available at the time of the workshop meeting, although development representatives said they would try and provide one to the commission during the public hearing with the board of supervisors set for 7:30 p.m. Wednesday, Dec. 3.

“You’re talking about a certain type of building and road plan and it would be helpful to see that,” said Commissioner Bruce Parker.

Housing needed

Weaver’s previous rezoning request had allowed for an “active adult” community, which the property owner may eventually construct on the property.
However, the request currently before the planning commission and the board of supervisors would allow for a different type of senior housing – a 60-unit apartment building that would only be open to those who meet certain income limits. The building would likely include both one and two bedroom apartments.
The community would be designed and constructed by the Virginia United Methodist Housing Development Corporation, which has built other low-income housing communities across the state, including ones in surrounding counties.

Income limits would be set by the Virginia Housing Development Authority and would be based on Madison County’s median income.

The tax credits the nonprofit organization receives from the federal government for building these types of complexes allow it to rent apartments for typically 30 percent less than equivalent housing, Virginia United Methodist Housing Development Corporation President Bob Regan told the planning commission.
Although the project’s developer has not yet performed a study of the area, Regan said he is confident of the demand for this type of development here.
“The need is everywhere. There are going to be more seniors in the years ahead. We’ll not meet the need ever, but we’ll try,” Regan told the commission.
Some members of the planning commission echoed this sentiment, referring to a larger senior housing project that had been proposed in the past, but never got off the ground.

“Fifteen years ago, there were more than enough people just in Madison County to fill [that proposed senior housing complex],” said Commissioner David Jones.

Davies also mentioned a county effort headed by the Rappahannock-Rapidan Community Services Board/Area Agency on Aging to develop low-income senior housing.

“They have been working to create something like this for a fair number of years,” he said. “There is clearly a fairly broad base of support in the community.”

Other issues eyed

At the meeting, some commissioners questioned why the proposed development could not use Madison Plaza Drive, a privately maintained road that runs through the shopping center, as its primary entrance.

Although commercial vehicles may use that road to enter the site, developers are required to provide residents’ access to the housing complex off of a state-maintained road, according to Davies.

Other concerns brought up by the commission referred to ensuring no children are allowed to move into the building, the site’s available public sewer and water hook-ups and increased traffic on Courthouse Mountain Road.

Although Weaver said that he only owns slightly more than half the number of equivalent dwelling units required for the number of apartments proposed for the site, seniors typically use about half the amount of water that is typical of a family. Weaver told the commission that the Rapidan Service Authority had already assured him he has an adequate number of hook-ups for the proposed building. 

Plans for the property also include improvements to Route 660, according to the rezoning application. The road would possibly be widened by extending the pavement 18 feet onto the property, in addition to a 100-foot acceleration lane near the Courthouse Mountain Road entrance, the application states.

This case will be heard during the joint meeting between the Madison County Board of Supervisors and the Madison County Planning Commission set for 7:30 p.m. Wednesday, Dec. 3 in the auditorium of the County Administration Center at 414 N. Main St. in downtown Madison.

The rezoning application may be viewed at the county’s zoning office in the County Administration Center during its normal hours from 8:30 a.m.-4:30 p.m. Monday-Friday.  All county offices are closed today, Thursday, Nov. 27 and Friday, Nov. 28 for the Thanksgiving holiday.