The first module of the new draft zoning ordinance is available for community review. “Module 1 of the Draft Zoning Ordinance” includes all of the regulations pertaining to the proposed new zoning districts as well as the zoning map.Upcoming public meetings schedule, links to all the main information sources about the current round of proposed zoning changes, and information about how and where to submit questions and/or comments may be found below.

Current Zoning Draft Highlights

General Features

Affordable Housing

There is an “inclusionary zoning policy” that requires the inclusion of 10% affordable units in developments of 10 or more homes, in any zoning district. This is an important but, frankly, still modest step toward building actually affordable housing. It appears to us at this writing — and we could be wrong so we will clarify as soon as we can — that the 10% rule does not involve any numerical rounding. If true, this would mean, in practice, that real estate developers could build even fewer affordable housing units than even the nominal 10% requirement. For example, a new building with 19 housing units would only have to include one affordable housing unit. In this theoretical example, the effective rate would be 5.26% which, frankly, is too modest. We will clarify as soon as possible.

Setbacks, Height, Width and Other Building Requirements

Regulations regarding setbacks (i.e., the distance between a house or other building and the property line), building width, building height, are among the current rules being eased significantly. Requirements vary by zoning classification. These changes are for the purpose of facilitating the increase in housing density by allowing homes and businesses to take up more of their lot than is presently allowed.

Walkability

The overall goal of the zoning plan is, of course, to increase housing density in Charlottesville. Unfortunately, neither Cville Plans Together nor any other part of Charlottesville city government has made plans to build adequate sidewalks. A decent sidewalk network is essential requirement for increased housing density, especially as part of the zoning plan will reduce the number of parking spaces developers have to build. We can’t plan for fewer cars if residents don’t have safe alternatives for getting around town. Public transportation and much better bike lanes will also have to be part of the plan for greater population density, but adequate sidewalks are essential for residents of all ages and abilities to move around safely.

Zoning Issues Directly Affecting Little High

Medium Intensity Residential Area on Meade Ave

The Medium Intensity Residential Area from the Future Land Use Map is divided into two proposed zoning districts, the Residential-B (R-B: the base limit allows up to 6 units) and the Residential-C (R-C: the base limit allows up to 8 units). As the detailed view at right taken from the interactive zoning map shows, most of the neighborhood lots on Meade Avenue (from East Jefferson to Stewart Street) are in the Residential-B category, meaning up to 6 housing units can be built per lot. The five residential lots on Meade Avenue between East Jefferson going toward East Market are in the Residential-C category, meaning that up to 8 housing units can be built per lot.

This is potentially a significant increase in housing density in the neighborhood because both of the above categories allow greater amounts of housing for developments that are entirely affordable housing (affordable for a household with 60% of Area Median Income). In other words, more housing units can be built on both types of lot if they are affordable to people making 60% of AMI.

Mixed Use Nodes and Corridors

Also notable in the current zoning draft is that most of East Market, 11th, and East High streets are classified as various types of  Neighborhood Mixed Use Corridor (in various shades of brown in the above graphic) while most of the area between 9th and 10th streets is designated as various types of  Mixed Node (various shades of purple). You can click on the image above for a larger view or look at Cville Plans Together’s interactive map. Details about what is allowed by the various CX and NX zoning classifications can be found in the Draft Zoning Districts and Rules.

Zoning Information Meetings

Have questions or want to find out more? Important in-person public meetings are happening soon:

• February 22: Charlottesville High School (cafeteria), 6:00-8:30pm
• February 23: Buford Middle School (cafeteria), 6:00-8:30pm
• February 25: CitySpace, 11:00am-1:30pm

Sources from Cville Plans Together

• Draft Zoning – Module 1 (February 2023) (on YouTube)
• Module 1 of the Draft Zoning Ordinance (overview of the entire process)
• Module 1: Executive Summary (.pdf) (only 8 pages)
• Draft Zoning Districts and Rules
• Draft Zoning Map (.pdf)
• Draft Zoning Map (interactive)
• Zoning District & Map Overview by Neighborhood

Share Your Feedback

This phase of the rezoning proposals are open for public comment through March 31, 2023.

There are several ways to share your comments and questions:

• Online Feedback Form: Google Form
• Email Engage@cvilleplanstogether.com
• Comment form on the Cville Plans Together website
• Postal Mail: Neighborhood Development Services, City Hall, P.O. Box 911, Charlottesville, VA 22902