Nearly a quarter of a century ago, Albemarle Supervisors added a planning principle to the Comprehensive Plan that encouraged developers to build communities where people could live and work. The “neighborhood model” emerged from efforts to make more efficient use of the five percent of land designated for development.
“Albemarle County has arrived at a critical moment in its history,” reads the introduction of a 116-page study put together by county staff and the firm Torti-Gallas/CHK dated February 2021. “The pace of development combined with a low-density suburban form of development has begun placing great strain on roads, schools, and utilities.” (read the document)
The Neighborhood Model recommends construction of buildings where people live above offices as one strategy of attaining compact development. However there are very few examples where this has actually happened in the past 23 years.
On November 6, 2024, the Albemarle Board of Supervisors considered a special use permit to allow redevelopment of a dentist’s office at 615 Woodbrook Drive that would look a lot like a neighborhood model project but is not a request for a rezoning to that zoning district.
“This is a special use permit request to allow 15 multifamily residential dwelling units in the C-1 Commercial Zoning District as well as two associated special exceptions for a step back waiver and a disturbance in the use buffer,” said Syd Shoaf, a senior planner with Albemarle County.
The one-acre property is next to Agnor Elementary School and currently contains a 6,500 square foot one-story building. The plan is to replace that structure with a four-story building with a total footprint of 7,800 square feet.
Shoaf said staff recommends the permit and the two special exceptions.
“It provides an additional commercial use in residential units for people who live and work in the area,” Shoaf said.
The proposal had originally envisioned a pathway to Agnor Elementary School but this idea was discarded.
“ACPS reviewed that connection and they did not want it because there’s going to be a future connection to the Woodbrook Apartments, which is about two parcels to the north,” Shoaf said. “And their rationale for that was that it would connect to a larger multifamily residential subdivision over there rather than to this potential multifamily commercial site here.”
Supervisor Ned Gallaway said he did not agree with the school system and that any school children who live in the new development would have to walk a further distance.
“It seems like a very school division focused decision and not family focused decision for the people that could potentially live there,” Gallaway said.
Gallaway added that the walkway could increase access to playgrounds and athletic fields when school isn’t session, providing a community resource. Other Supervisors agreed.
“I would still, I think, prefer inter-parcel connectivity there, especially for families that might want to either use that to get to school or use that to make use of amenities after hours,” said Supervisor Michael Pruitt.
Kendra Moon with the firm Line and Grade represented the applicant and said there is one geographical detriment to the pathway.
“It is actually kind of a steep terrain there so I don’t know if that’s part of the decision but it’s not a readily accessible path to be made through the site, though the owner was happy to include that pathway and he would be happy to include that should conversations continue with ACPs on that issue,” Moon said.
No one spoke at the public hearing.
One of the special exceptions would need to be amended for the pathway to be built and County Attorney Andy Herrick made the language change before the vote was taken. That was made easier by the fact that the Planning Commission’s packet.
“We always preach connectivity and here in 20 feet we can do non-vehicular safety for children and / or staff that could potentially live there,” Gallaway said.
Supervisors cannot compel Albemarle County Public Schools to accept the walkway, but their approval will allow flexibility should the entity choose to proceed.
The applicant will set aside three of the fifteen residential units to be reserved for households below 60 percent of the area median income. That is a voluntary contribution as a special use permit does not trigger Albemarle County’s affordable housing requirements.
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