Madison County delays vote on major assessment increase for Virginia City Ranches road district

The Madison County Board of Commissioners on Tuesday voted to continue consideration of a resolution of intent that would raise the annual road maintenance assessment in the Virginia City Ranches Rural Improvement District after residents and county staff asked for more time to review the engineer’s recommendations and to meet with the district’s road committee.

The county posted a draft resolution and an accompanying Gaston Engineering report this week estimating an assessment of $445 per lot to fund a five‑year work plan. Burley Leonard, who said he represents a group of property owners in Virginia City Ranches, told the commissioners his group recommended an increase to $250 per lot and asked that the work be spread over nine years so the assessment would be less onerous for property owners. “The homeowners that I represent that are here this morning did not ask for a $445 assessment,” Leonard said.

County staff and counsel explained the statutory framework for maintenance districts, noting state law requires the board to estimate the cost of maintenance and levy assessments accordingly. County attorney Lauer advised that the statutory process focuses on estimating annual maintenance and related costs and that the public hearing provides the forum for property owners to object.

Commissioners and speakers discussed three points: (1) Gaston’s report appears to be based on a July site visit and an assumed five‑year work program; (2) Gaston’s report itself notes its estimates may change after conversations with the road committee; and (3) splitting the work over a longer period could lower the yearly assessment but may affect how the work is scheduled. Commissioner discussion emphasized that the engineer of record will ultimately define the necessary work and contracting procedures, while the board must follow notice and hearing requirements before levying assessments.

Faced with conflicting preferences among property owners and the need to provide adequate notice, the commissioners agreed to continue the item until Aug. 5 to allow: Gaston Engineering, county staff and the Virginia City Ranches road committee to meet and refine the recommended work program and cost estimates; and the clerk and recorder’s office to complete the parcel exhibit required for public notice. The continuance passed by unanimous vote.

No assessment was adopted at the meeting; the board instructed staff to schedule follow‑up meetings and return with a revised draft resolution and the required exhibit by the Aug. 5 deadline to preserve statutory timelines for notice and comment.

The county posted the draft resolution and Gaston report on its website; staff said they will email or deliver paper copies to residents upon request. The commissioners said they expect to hold the formal notice and comment hearing after the revised materials are posted and the required notice period runs.