Caroline County Fair

A big thank you goes out to those of you who stopped by my booth last weekend at the fair.

Forum – August 13, 2007 - Closing Remarks

I would like to use this opportunity to provide rationale for some of the votes I cast a few moments ago.

In regards to proffers being the source of financing for new infrastructure and services I voted NO. Proffers should be a source of financing for those needs created by development but not the only source. With development comes the need for more government services. A number of these services are only indirectly related to the development such as, building inspectors, solid waste disposal workers, and public safety workers and should not be the responsibility of developers to fund. Land and buildings for education, public safety and recreation should be funded in proportion to the impact the development will place on our community.

Question number eight asked if I would support a mixed use development containing 10% workforce housing and commercial development under the TND ordinance. I voted NO. One sentence does not begin to provide the information necessary to make an informed decision on a matter of this magnitude. I am a very detail oriented person and will enjoy working with developers and county staff alike in order to insure that any development plan meets the goals and objectives of our comprehensive plan. Our citizens and taxpayers must have confidence that their representative on the board of supervisors will truly protect their rights and interest. I will do that with vigor. Development of our county is a balancing act. To that end, I will work to insure that negotiations provide an opportunity for all parties to prosper.

Questions number 14 and 15 concerned eminent domain. I want to be very clear on this issue. I will absolutely not support the transfer of private property to another private property holder such as a developer through the use of eminent domain. Furthermore, in only limited cases, and after careful study, would I support the use of eminent domain to transfer private property for public use.

I thank you for the opportunity you have provided me tonight and ask for your support on November 6.

Forum – August 13, 2007 - Answers to Questions

1. Currently, the BPOL tax is assessed on gross business receipts without regard to whether a company makes a profit. Does this tax hurt the business environment in Caroline County (Question 3)?

Yes, I do believe the BPOL tax hurts the business environment in Caroline County. The business environment would appear much more attractive to potential businesses if the BPOL tax did not exist. Imagine if you will a business friendly Caroline County where this additional burden is not heaped on already strapped startups. I do not believe that the BPOL tax in and of itself causes businesses to fail, even those that do not make a profit, but it is clearly another burden that business owners, new and old alike, must shoulder. As I outlined in my opening remarks we must work together with the business community to make Caroline County an attractive place for business to locate and grow. Elimination of the BPOL tax would be one way to serve that purpose. Being a BPOL free county would shout out to potential businesses “Caroline is the location of choice”. We must however be cognizant of the roughly 1.2 million dollars of revenue the BPOL tax creates for our general fund and look for revenue sources to replace it, preferably growing tax receipts as a result of a vibrant economy. If elected I would propose we explore phasing out the BPOL tax as other revenue sources increase.

2. You may elaborate on either or both: Do you support the reduction or elimination of proffers for affordable/workforce housing (Question 6)? Do you support density bonuses for affordable/workforce housing (Question 7)?

I do not support the reduction or elimination of proffers for affordable/workforce housing. I would support density bonuses for affordable/workforce housing if convincing arguments could be made to insure that real people will ultimately benefit. As stated the question does not provide additional information that could prove useful in making a decision to this effect. While affordable and/or workforce housing is needed so to are the proffers to support these units. One important factor would be the definition of affordable/workforce housing that is used. As they say the devil is in the details and simply speaking a buzz word may not lead to a sheriff’s deputy or a school teacher ultimately purchasing one of these units. Going forward the concept of affordable/workforce housing becomes problematic given the disparity that exist as home prices rise and salaries climb at a slower rate. This makes it difficult for teachers, police officers and firefighters to qualify for loans. Another question would be what happens when a qualified buyer is not found for a unit so designated. These questions and others would have to be answered before informed decisions could be reached. Without special organizations to provide low cost loans and other incentives to this demographic affordable housing becomes a myth in rapidly growing areas.

3. Would you compensate property owners for any downzoning (Question 9)?

No, I would not be in favor of compensating property owners for downzoning. The transference of development rights is not needed in the foreseeable future since many opportunities currently exist for development within the scope of our comprehensive plan. Using our comprehensive plan as a guide I do not see any justification for the use of downzoning with or without compensation in Caroline County. While our comprehensive plan is not without flaws it represents a measured approach to growth and development as long as it is followed. The comprehensive plan must be put into action in order for its benefits to be realized.

4. Would you support a regional comprehensive plan (Question 10)?

Yes, I would support a regional comprehensive plan that is advisory in nature. Most regional comprehensive plans are advisory in nature. They seek to provide information to participating localities so that comparisons can be made in order to create an awareness of regional issues and prevent duplication of efforts. This information can then be used to compare the vision, objectives, policies, goals, and programs of the local comprehensive plans to the regional plans. This provides an opportunity for neighboring localities to develop synergistic approaches to common challenges.

Forum – August 13, 2007 - Opening Remarks

Good evening everyone! My name is John Green and I am seeking election to the Board of Supervisors representing the Madison District. My thanks go out to the forum sponsors for allowing me the opportunity to share my thoughts on these very important issues.

It is my belief that county government and local business have a number of common goals. One of the most important is the provision of services and products to the citizen customers that live and work in the community. To that end it is vital that government and business work together to make these services and products safe, available, and affordable.

Those who invest in real estate seek to create an environment that will increase their return on investment. Real estate investors are in business to return a profit while the business of county government is to protect and provide services to its citizens. This relationship may at first seem paradoxical but further examination reveals similar needs for both. Investors want to build places of commerce and housing in such a way that people are attracted to these places. County government must insure that these places are safe for occupancy, protected from threats, and accessible to the people. From both perspectives money determines the quantity and quality of the commodity and is driven by market conditions. Business seeks to make a profit from goods and services it provides to its customers while county government provides its goods and services from the revenue that is generated by numerous taxes.

The business community is vital to our citizens and government. County government must insure the existence of a positive business environment by streamlining the zoning and permitting process and removing burdensome requirements in order to promote a business friendly atmosphere. Business retention is also vital. I will stand up for the rights of our business men and women to conduct their business in the way they see fit in order to maximize profit and increase value which increases tax revenue. Merchants having to shield their wares from public view, how can this be?

I pledge to work cooperatively with business owners and investors alike to create an environment that will prove beneficial for all. I will listen to you and treat you with respect and dignity. You should accept nothing less.

Pledges

VOTE FOR JOHN GREEN
NOVEMBER 6, 2007
FOR MADISON SUPERVISOR

John Green pledges to:

-Insure we have an open government that provides citizens the information they need to be informed.

-Treat people in all walks of life with respect and dignity.

-Foster a spirit of cooperation between the Board of Supervisors and the School Board as well as the Board of Supervisors and the Sheriffs Office.

-Be a friend of the environment, promoting conservation and energy efficiency.

-Restore balance to our government, insuring that government intrusion does not trump property rights.