Greene County Comprehensive Plan Update Committee
CONTRIBUTORS
GREENE COUNTY COMPREHENSIVE PLAN UPDATE COMMITTEE
Earl Toms, Vice-Chairman of Planning Commission
Jeri Allen
Randy Deane
Sanford Estes
Randy Freund
Romaine Gilliland
Mike Hammer
Darcy Higgins
Carlyle Hystad
Georgianna McCabe
Karen Trockels
GREENE COUNTY PLANNING COMMISSION
David Bearinger, Chairman
Jerry Bortner
Steve Catalano
Romaine Gilliland
Earl Toms
Jeff Walker
Ron Hachey, Planning Director
GREENE COUNTY BOARD OF SUPERVISORS
Joanne Burkholder, Chairman
Mickey Cox
James Henshaw
Kenneth Lawson
Thomas Powell
This plan was adopted by the Greene County Board of Supervisors on October 14, 1997.
TABLE OF CONTENTS
Page
Vision Statement 1
Executive Summary 2
Legal Statement 3
Background Information
Geographical Setting 5
History of County 6
Land Suitability 7
Water Resources 10
Population 11
Action Plan
Agriculture 13
Community Services 16
Economic Development 18
Education 21
Emergency Services and Law Enforcement 24
Future Land Use and Map 26
Government Administration 29
Historic Preservation and Conservation 31
Recreation 33
Residential Development 35
Solid Waste 38
Transportation 40
Water Supply and Sewage Disposal 42
Plan for Ruckersville Growth Area 44
Appendices 68
VISION STATEMENT
This Comprehensive Plan provides a vision for the future of Greene County. This is a vision of:
· prudent conservation of land resources
· balanced economic and residential development
· active community involvement
· proactive planning by county leaders
· enhanced quality of life for all Greene County citizens
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EXECUTIVE SUMMARY
Greene is a small, rural county in Central Virginia. It is an area rich in history, with Civil War-era buildings and family-run farms. Recent growth in Greene County has led to concerns about how to protect the scenic beauty, rural flavor and quality of life while accommodating inevitable growth.
Greene County’s proximity to Charlottesville and Albemarle County has resulted in significant residential growth. Residential growth, which has outpaced the growth of industry, tourism and small business, has resulted in an unbalanced tax base for the County. Such disproportionate residential growth has resulted in a dramatic increase in school-aged children straining the County’s resources to provide educational and other public services. Residential growth must be controlled and directed to identified growth areas.
Proactive planning can provide protection of our agricultural industry, open spaces and way of life. Greene County’s Comprehensive plan is the most important planning policy tool designed to shape the future physical development of the County. It provides a vision for future land use and development, resource protection, public services and facilities, housing and transportation systems.
Planning tools, such as the Comprehensive Plan, zoning ordinance, subdivision ordinance, site development requirements, development fees and conservation easements must be strengthened and consistently applied to all future land use planning. Significant county efforts and resources will need to be dedicated to supporting and implementing the Comprehensive Plan recommendations.
The Comprehensive Plan recommends that county government officials designate several volunteer citizen advisory committees to assist in identifying key issues and possible solutions. County government supported citizen involvement will enable county leaders to make decisions with timely and effective information, best representing the views of Greene County residents.
In summary, this Comprehensive Plan provides a vision for the future of Greene County: a vision requiring the prudent conservation of land resources, balanced economic and residential development, active community involvement and proactive planning by county leaders. It is a vision that will enhance the quality of life for all Greene County citizens.
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LEGAL STATEMENT
Section 15.1-456 of the Code of Virginia states: “Whenever the local commission shall have recommended a comprehensive plan or part thereof for the county or municipality and such plan shall have been approved and adopted by the governing body, it shall control the general or appropriate location, character and extent of each feature shown on the plan. Thereafter, unless such feature is already shown on the adopted master plan or part thereof or is deemed so under subsection D, no street, or connection to an existing street, park or other public area, public building or public structure, public utility facility or public service corporation facility other than railroad facility, whether publicly or privately owned, shall be constructed, established, or authorized, unless and until the general location or approximate location, character, and extent thereof has been submitted to and approved by the local commission as being substantially in accord with the adopted comprehensive plan or part thereof.”
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BACKGROUND INFORMATION
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GEOGRAPHICAL SETTING
Greene County is located in the central part of Virginia. The County seat is Stanardsville. Greene County bears 76 miles southwest of Washington D.C.; 62 miles northwest from Richmond, Virginia; and 12 miles north of Charlottesville. The County covers 153 square miles or 97,920 acres and is one of the smallest Counties in Virginia. The County is bounded by Page and Rockingham Counties to the west, Madison County to the north, Orange County to the east, and Albemarle County to the south.
Greene County is rural by nature, lying in the upper Piedmont Plateau, with its western boundary defined by the Blue Ridge Mountains, providing Greene with extensive natural beauty. Greene has elevations ranging from mountainous sections 3,000 to 3,600 feet above sea level to more rolling elevations from 500 to 700 feet above sea level. Swift Run Gap on the County’s western border is one of the principle entrances to the Shenandoah's National Park's famous Skyline Drive, the Appalachian Trail, and many shorter trails.
The northern half of Greene County is in the Rappahannock River watershed, and the southern half is in the James River watershed. U.S. Route 33 is generally on the drainage divide. Water is available from wells and springs throughout the county and from the Rapidan River.
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GREENE COUNTY HISTORY
The modern history of Greene County began in August, 1716, when Governor Spotswood and his “Knights of the Golden Horseshoe” traveled through Greene on their history making expedition to the summit of the Blue Ridge Mountains, reaching Swift Run Gap, a short distance from what is now Stanardsville. Tradition has it the former Governor bestowed golden horseshoes upon his followers at a point approximately three miles west of Stanardsville. Swift Run Gap was used by General Stonewall Jackson during the “War Between The States” to shift troops from the Shenandoah Valley to the Piedmont battle areas. Now U.S. Route 33 crosses the Blue Ridge through this gap.
Numerous land grants and birth rights were given to settlers in the 18th Century, the most famous one being made to William Monroe, a hard working farmer. Upon his death and the death of his wife, his estate was sold and the proceeds used to establish a trust fund, the interest from which was to be used for the education of poor children. Funds from this account were later used to pay the debt service on the existing William Monroe High School.
Greene County, named for Nathanael Greene of Revolutionary War Fame, was formed in 1838. Originally, Greene was a part of Orange County, but was eventually partitioned from Orange County when settlers complained of the long distance between their farms and the Orange County Seat.
The present courthouse stands on land donated by Robert Stanard in 1838, thus creating Stanardsville as the County Seat. The County office building, dedicated on the County’s centennial birthday in 1938, was destroyed by fire on October 24, 1979. A new clerks’ office was built on the original site and a new County Administration building was constructed on the corner of Main Street and Celt Road.
In 1935, 14,619 acres of Greene County land was acquired by the State and given to the Federal Government for the formation of the Shenandoah National Park. It is estimated that a total of 285 County citizens were displaced by the dedication of the parkland.
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LAND SUITABILITY
One useful concept in land use planning is that of land suitability. The assumption behind the concept is that all land should be used in ways most compatible with the capabilities of the land. When the physiographic characteristics of the County are compared and analyzed, it becomes clear that certain areas of the county are more suitable for some uses than others.
Information in the 1986 Soil Survey of Greene County can provide guidance for management of soil and land use for prime farm land, buildings, highways and other transportation systems, parks and recreation facilities, and wildlife habitat. The survey can identify potentials and limitations of each soil class, allowing planners to establish a land use pattern in harmony with the natural soil. The information can also be useful to contractors, health officials and engineers. According to the 1986 Soil Survey, there is a recent trend in sections of Greene County of farm land being lost to industrial and urban uses. This loss puts pressure on marginal lands, which are usually more erodible, more droughtly, and more difficult to cultivate resulting in land that is less productive.
The accompanying soil map shown on page 8, designates the different soil classifications for the County.
A synopsis of the seven general soil classifications follows:
Area 1 - Craigsville-Kinkora-Comus: This covers approximately 8% of Greene County. About 80% of the acreage in this unit is clear. Major crops in this unit are corn, hay grasses, and legumes. The remainder of land is cleared pasture. Areas adjacent to streams are susceptible to flooding. Flood protection, irrigation or drainage commonly is needed for crops. Keeping these areas in permanent pastures or woodland helps reduce the erosion caused by flooding. This area is poorly suited for sanitary facilities and building site development.
Area 2 - Eliok-Hazel-Glenlg: This covers 11% of Greene County. Approximately 50% of the acreage is cleared. Most of the cleared sections are used for pasture, hay grasses, and legumes. Other sections are used for housing developments and industry. The slopes and erosion problems are drawbacks for farming. The soil is suitable for trees, sanitary facilities and building site development.
Area 3 - Eliok-Meadowville: This covers approximately 5% of Greene County. Approximately 70% of the acreage is cleared. The land is approximately 50% in crops and 50% in pasture. The major crops are corn, hay grasses, and legumes. The soils are suitable for trees, however erosion is a hazard on side slopes and logging trails. Soils are moderately suitable for sanitary facilities and building site development.
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Area 4 - Elioak-Ashe-Meadowville: This covers approximately 30% of Greene County. In this unit, approximately 60% is clear with approximately 50% in crops and 50% in pasture. The major crops are corn, hay, grasses and legumes. A small portion of this area has been used for housing developments or industry. This unit is well suited to cultivating crops as a result of the gently sloping to steeply sloping areas. The soils are suitable for trees and moderately suitable for sanitary facilities and building site development. There is erosion hazard on side slopes and logging trails.
Area 5 - Braddock-Elioak-Ashe: This covers 6% of Greene County. The acreage is approximately 70% clear. The cleared areas are used for pasture, hay grasses, and legumes, with some areas planted in corn. Soils are suitable for trees and moderately suitable for sanitary and building site development. Slope and erosion hazard exists, placing limitations on farming.
Area 6 - Parker-Chester: This covers approximately 20% of Greene County. In this unit, approximately 5% is clear. These soils are severely restricted for farming. Narrow ridgetops, stones on the surface and severe slopes all contribute to this restriction. Sanitary facilities and building site development are unsuitable as a result of the topography.
Area 7 - Lew-Myersville-Catoctin: This covers approximately 20% of Greene County. The acreage is approximately 5% clear, consisting predominantly of recreational and housing developments. The remainder is in permanent pasture. The slope and stones on the surface severely restrict farming and sanitary facilities and building site development are generally unsuitable as well.
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General Soil Map
goes here!
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WATER RESOURCES
Greene County is divided nearly in half by two major watersheds. Watersheds are defined by primary and secondary ridge lines and are areas important in considering future land use because of water supply protection. Swift Run, the Roach River and the Lynch River drain the southern half of the County, eventually flowing into the north fork of the Rivanna River, a major tributary of the James River and a public water source for Albemarle County. White Run, the Conway River, and the South River drain the northern half of the County, flowing into the Rapidan River, a major contributory of the Rappahannock River.
Long, broad floodplains are along the Rapidan River, the Conway River, the South River, Swift Run, the Roach River, the Lynch River and other large streams in the County. The area of the County north of U.S. Route 33 is drained by the Conway River, the South River, Rapidan River and their tributaries. The drainage pattern is mainly dendritic.
Several man-made lakes have been created in the County and are part of residential subdivisions. Four of these lakes are in the Rivanna/James River watersheds including: 1) Greene Mountain Lake, a 100 acre lake located near the confluence of Stanardsville Run and Blue Run; 2) Wildwood Valley, a smaller lake on Quarter Run; 3) Twin Lakes, actually a collection of three lakes with a combined area of nearly 770 acres; and 4) Lake Saponi, a small 7 acre lake near the Albemarle/Orange County line. There are two major lakes in the Rapidan/Rappahannock watershed which include: 1) Greene Acres, a 35 acre lake located North of Little Edge Mountain, and 2) Greene Valley, a 15 acre lake north of Goodall Mountain. There are other smaller, less significant lakes located throughout the County, all of which are privately owned.
There are no major groundwater aquifers in the County. The bedrock geology is comprised of dense, impermeable, igneous, and metamorphic rocks which are extremely poor aquifers. Groundwater is primarily stored and transmitted along structured features such as faults, formation contacts, and shear zones. Typically wells yield 1 to 30 gallons per minute, the lower yield being the far more common experience. Springs are common in the area and are particularly prevalent in the foothills of the Blue Ridge Mountains at the head of minor drainageways and along formation contacts. The groundwater quality is generally good with low total dissolved solids with some iron and a slightly low pH factor.