Ridgeview Gets Its Rules

September 30, 2024 · By Jay Hubbard

Residents line up to speak at the R-2 public hearing, September 26, 2024. (Town of Middleburg meeting video)

After two years of study, Council adopted the rules meant to stop the next big house in Ridgeview. In the same night it let Salamander enclose a terrace, approved a third short-term rental in the Residences with a new three-year expiration date, and dropped the last of the summer's water restrictions. It also bought a little time for the Asbury Church's oldest memories.

Council met September 12 and September 26 with all members present. Mayor Bridge Littleton votes only to break a tie.

Ridgeview Gets Its Rules

On September 26 Council adopted the R-2 amendments, 7-0 ▶ video: a floor-area ratio of 0.30, wider side yards, a 25-foot height cap, less lot coverage, no front-loading garages and detached garages behind the house. The Planning Commission had sent them back ahead of schedule.

Ten people spoke at the hearing. Two opposed. John Lovegrove, who owns a house on Chestnut Street, called it "a piecemeal down zoning" and "an unconstitutional taking," and said comparing a 1940s floor-area ratio to today's "is sort of nonsense." Judith Lovegrove agreed the front-facing garages should go but called the rest "a bit excessive." Will McCullough, who used to live on Sycamore Street, asked Council not to squeeze out the next generation: "if they can only be so big, only so many people can live in them."

The rest wanted it done. Trowbridge Littleton, who has lived in town 81 years, said "something needs to be done immediately." Jilann Brunett, who lived in the house on Sycamore Street that was torn down for the first of the big ones, said it "has to be passed as quickly as possible." Doree Goodman of West Washington Street said she chose Ridgeview because people restore their houses, not because every fifth house matches. Mike Morency called the package "reasonable and necessary to preserve the character of our little town." Ramsey Metcalf of Reed Street and John Ross asked Council to look next at healthy trees taken down for construction; Brunett and Ross asked for more permeable driveways.

Town Attorney Martin Crim answered the legal objection: a piecemeal downzoning has to hit less than a substantial part of town, and R-2 is most of the town's developable land. Even if a court disagreed, he said, the Town had documented a change in circumstances. Littleton gave the numbers once more. The average older Ridgeview house is 2,200 square feet; the average new one is 4,700. At 0.30, "every house that's the average could either be increased by 50% or torn down and rebuilt by something that was 50% bigger than the existing home." Councilmember Pam Curran asked Council not to forget the architectural control district; Littleton suggested putting it on next year's strategic list.

The Terrace and the Fries

Salamander's request to enclose and enlarge the terrace off the Gold Cup bar passed 7-0, but not before the longest argument of the month ▶ video. Managing Director Scott Little said the Gold Cup has seven bar seats and guests "routinely have to wait very long periods of time." The new room would have a small service bar, lounge furniture and no reservations: "It's not a restaurant."

Littleton wasn't satisfied. The terrace's 28 seats sit empty in bad weather; enclosed, "It's January. That patio is not being used. It will now be fully used. Okay, that's the impact." Turn those seats three times a night, he said, "and now you're at 75." Town Manager Danny Davis pointed out that banning food in one room of a resort where you can order fries anywhere else would create "a donut hole," and Little added that the ABC Board requires food wherever alcohol is served. Littleton allowed that he "may be the only one who cares about this," and before the vote he told Little: "I'm going to hold you to your word."

Three Years, Then Ask Again

Dr. Margaret Fortier's short-term rental at 609 Martingale Ridge Drive passed 7-0 at eight guests and 90 nights a year, the Planning Commission's limits, plus something new: it expires in three years ▶ video. A state law effective July 1 lets Council put a clock on a special use permit, and Vice Mayor Chris Bernard proposed one, to see "if there are adverse impacts." Fortier lives in the house full time and said she wants to rent it only when she travels to help her parents in the Midwest; she gave up the right to transfer the permit if she sells.

The worry was the street, not her. Almost half the occupied houses in the Residences had asked for permits within four months, Littleton said, and "communities across the country and across the world literally becoming overrun with them" have banned them. Councilmember Bud Jacobs agreed it was "a serious issue," but said the Town can't decide in a way "that appears ad hoc," and supported the permit. Julie Kelly of Stonewall Avenue, who lives behind the street's first rental, asked for the 90-day limit and said most of Salamander's buffer plantings behind her house are dead. Jacobs asked Little, still in the room, to look into it.

The Hose Comes Back

The drought rules ended in two steps. On September 12, with Well L pumping again and Well P up 24 feet in a week, Council moved to Level A, outdoor watering from 6 to 9 p.m. only ▶ video. Usage over the billing period had barely dropped from a year earlier, despite six weeks of restrictions; Davis pointed to yard leaks, the sewer plant and the Residences' high-capacity sprinklers. On September 26, after a soaking week and with more rain coming, Council lifted all restrictions, 7-0 ▶ video. Production was down 870,000 gallons. Well 4's new clear well is in service, which may explain a stronger chlorine smell; Windy Hill residents reporting odd smells and color will get their water tested. Staff is looking at adding more restriction levels before the next drought.

Asbury Church

About 45 people came to the September 11 community session at Town Hall, among them former congregants ▶ video. Some of them are old, and Town Clerk Rhonda North asked not to wait for the church to reopen before recording what they remember. On September 26 Council authorized a request for proposals for videographers to record oral histories of the church and Middleburg's African American community, 7-0 ▶ video. Littleton asked that the net be wide enough to include people like Howard Armfield, who played at the church as a child. The structural engineer's report found relatively minor problems; North hopes to have them fixed before a heavy snow sits on the roof.

Also This Month

Mickie Gordon Park: Davis reported on the County's September 5 meeting, where residents again pressed on the lights and asphalt parking ▶ video. County Parks Director Steve Torpey will recommend a concept to the County's Finance Committee in October; Supervisor Laura TeKrony wants year-end money to restore the ball field quickly. Littleton liked the first concept, "restore and respect," and told residents the place to fight the lights is the County's Planning Commission and Board hearings.
The Hill School: Davis's final report found the response to the August hoax "appropriate, adequate and effective in terms of timeliness" ▶ video. Curran said callers felt they weren't told anything at first; Jacobs said he got calls too and knew nothing, and asked for a phone tree so Council at least hears that something is happening. Staff will set one up. Buildings at the school will get addresses.
Police: one candidate is in background checks ▶ video. Davis proposed pay steps with two new ranks (about $31,000 a year), take-home cars within 30 miles, more part-timers, a midnight-shift differential and a social media push. Littleton asked staff to price a car stipend and to ask the officers which they'd rather have. It comes back as a package.
Gold Cup at Glenwood: after Great Meadows lost its certification, the fall Gold Cup moved to Glenwood Park on October 27, a day after the Mille Miglia Warm-Up at Littleton's request, capped at 4,400 people ▶ video. Vivian Warren of the Middleburg Spring Races warned that Glenwood has no restrooms or restaurants.
Other business: Mt. Defiance Cidery & Distillery was commended for ten years; Marc Chretien said they're now in more than 100 ABC stores. A self-storage permit for the old Snider Plumbing garage bays on South Pendleton Street, 7-0. The sidewalk-sign ordinance, chalkboard with up to a quarter printed graphic, 7-0. Sewer video inspection contract to Five Star Septic, helped by a $50,000 state grant, 7-0. Transient occupancy tax goes monthly.
Money and people: Bob Dale's Strategic Finance Committee reported no audit problems and asked when the Town's surpluses are big enough. Dr. Chris Hersh joins the Planning Commission. The Citizens Academy moves to March 2025. Town Hall will receive a design award from the Joint Architectural Review Board.

Public Comment

September 12: no one spoke.

September 26 ▶ video

Megan Gallagher, East Marshall Street, asked Council to approve the Asbury Church oral history project.

Public hearings, September 26

Self-storage, South Pendleton Street: no one spoke besides co-owner Paul MacMahon.
Salamander terrace: no one spoke besides Salamander's Scott Little.
Fortier short-term rental: Mark Alvarez, Stonewall Court, worried about traffic and construction and asked how large the project would be (no construction is involved); Julie Kelly, Stonewall Avenue, asked for a 90-night limit and better buffers.
R-2 amendments: John Lovegrove, owner of a Chestnut Street house, and Judith Lovegrove of Purcellville opposed parts of the package as a downzoning; William McCullough, formerly of Sycamore Street, asked Council not to be too restrictive; Trowbridge Littleton, Mike Morency (who owns lots on Reed Street), Doree Goodman, West Washington Street, Ramsey Metcalf, Reed Street, Jilann Brunett, Foxcroft Road, John Ross, Orange Drive, and Megan Gallagher supported it, several asking for tree protections and more permeable surfaces.

Tips & Wags (opinion)

Tip of the Hat to Will Moore, the Planning Commission and the Ridgeview neighbors who kept showing up. Two years, one survey of every house, and a rule that still lets an average house grow by half.

Tip of the Hat to Rhonda North, for not waiting. Some stories won't keep until the doors reopen.

Wag of the Finger to the dead buffer plantings behind Stonewall Avenue. Council has now heard about them at two meetings running.

Coming Up

October: two Council meetings, with the police pay and take-home car package; the County Finance Committee gets a Mickie Gordon recommendation; auditor fieldwork.
October 24–26: Mille Miglia Warm-Up, with the Friday street festival on Madison Street.
October 27: Gold Cup at Glenwood Park.
October 29: Volunteer Appreciation Reception.

Sources: the meeting videos (September 12, September 26), the Town's minutes (pending approval) and the transcripts attached to them. Quotes come from the Town contractor's transcripts; each ▶ link opens the video at the start of that agenda item.