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Madison County Meeting Summary

This is a summary of a meeting held on Wednesday evening February 28 at the War Memorial Building in the town of Madison attended by 14 participants. This meeting is an early part of a larger Rappahannock-Rapidan Regional Partnership/PDC project to develop a regional vision statement for the area. Future meetings are at Culpeper Middle School on April 28 and May 19. This summary has been prepared by the Institute for Environmental Negotiation at the University of Virginia (804-924-1970).

 

BASIC FACTS
Population:
• 1980: 10,232
• 1990: 11,949
• 2000: 12,520

RRPDC Regional Comparisons:
• Second lowest growth rate 1990-2000 (5%)
• Second smallest number of new residents (571)
• Captured 3% of RRPDC growth 1990-2000
• Lowest median home price 1999 ($110,000)

OVERALL ASSESSMENT
Despite what is only modest growth by regional standards, participants are very concerned about growth and its consequences. Change is relative and participants fear that emerging trends will compromise the natural beauty and quality of life that currently exists in the county and town. Much of the concern focuses on commercial development along highway Route 29 and brings up images of strip development found elsewhere in the state. Concern is also expressed for how this impacts the town of Madison. Participants place great faith in the potential power of planning and zoning to make a crucial difference for the future of their community.

STRENGTHS
The natural features and beauty of Madison County's piedmont setting, the quality of life and sense of place, and the central location in the state are features that participants note when asked about the area's strengths. Other points are as follows:

• Natural and cultural resources: mountains, open space, farmland, woods, clean air and water, piedmont soils, wildlife, timber, fishing, hunting, historic attractions, oldest Lutheran church, scenic by-ways, views Robinson/ Rapidan/ Hughes rivers

• Quality of life: slow growth rate, small population fosters sense of community, a safe community, good place to raise kids, lack of "big box" stores, sense of personal space and significance, strong church community, rural lifestyle

• Human character: friendly, trusting, volunteerism ( fire company, library, Habitat for Humanity, schools, MACA)

• Education: good schools, met SOL early

• Economy: comparatively low taxes, low unemployment, B&B business opportunities, growing artist community, people able to hang on to farms, tourist business potential

• Setting: "close enough but far enough away", accessible to D.C., ocean, national park, access to nearby world class health care and university, near Monticello, Montpelier, civil war sites

• Planning: comprehensive plan and zoning in place

ISSUES
Participants see what may be the beginnings of changes that will detract from the assets described above. There is a sense that a prompt response is needed before momentum goes too far. The planning capacity to deal with change is seen as lacking and is a priority for many if the qualities of the place are to be maintained. Some tension may exist between those seen as newcomers and long term residents. Specific issues include:

• Changes of concern: increasingly difficult for young farmers to make it, fear of change itself and need to bring groups together on planning, business exodus from the town, acid streams, air quality/visibility issues, VDOT and route 29 future, eventual by-pass if trends persist, attractiveness will stimulate more rapid growth

• Planning capacity shortfalls: commercial zoning on 29, current ordinance consistency with plan, no PUD provisions, performance standards needed, inadequate protection of viewsheds, limited protection of open space, plan needs strengthening, lack of a county planner

• Infrastructure and service needs: lack of public water, poor infrastructure in town ( sewer, water, roads), no youth center, youth leave area for recreation, no senior center, lacking in cultural activities, limited rescue services in some areas, need more health/medical facilities

• Labor force issues: lack workforce trained for clean technology business, hard to keep skilled young people, local jobs don't pay living wage, need housing affordable to those getting started or of limited means, limited rental housing, too much emphasis on bringing in industry instead of growing our own, tourism and restaurant opportunities unexploited

• Governmental capacity: better balance of tax, residents and jobs, better working relations with VDOT, insufficient diversity among elected leaders, limited local coffers, unfunded mandates

OPPORTUNITIES
Participants consistently see improved community planning as the best way to address their concerns. Some of their specific ideas include:

• Vision for the community: no strip malls, limit expansion on 29, infill development in town, focus growth on serviced areas, county and town working together to make town the centerpiece, starting a Main Street program

• Activities sought: recreational facilities, quality grocery store/restaurants/inn, a Va. tourist center, area events (e.g., horses, countryside, festivals)

• Rural area goals: conservation easements, no new growth areas, but others mentioned small satellites with own infrastructure and planned development combining farms and limited housing

• Investment in planning: hire a county planner, assess opportunities, develop a sustainable vision, strengthen comprehensive plan, take a citizen-up approach, upgrade zoning to be consistent with plan, include sliding scale and cluster features, adopt entrance corridor zoning with design review, don't over-zone, make it harder to rezone