Nelson Supervisors to continue review of new zoning with Nelson Planning Commission

Different localities approach land use policy reform in different ways. Albemarle County is currently conducting a Comprehensive Plan update while slowly reviewing the locality’s zoning.

The City of Charlottesville adopted a new Development Code after adopting a new Comprehensive Plan that encourages additional residential density to support housing affordability.

Nelson County’s approach is more like the one in Charlottesville. They hired the Berkley Group to oversee development of a Comprehensive Plan and now the Bridgewater-based company is leading a zoning code update.

The Board of Supervisors and the Planning Commission will hold their third work session on the new zoning Wednesday night beginning at 6 p.m. At this event they will review primary zoning districts, overlay zoning districts, definitions, and what to do about nonconforming uses, lots, and structures. (read the packet)

So far, the Berkley Group has developed a “land use tools diagnostic” intended to identify weak points in the existing zoning. This was the subject of a joint meeting on August 28, 2024.

At the April 23 meeting, appointed and elected officials will get an overview of proposed changes such as a renaming of existing zoning districts. For instance:

• R-1, Low-Density Residential District
• R-2, Mid-Density Residential District
• B-1, Highway Business District
• B-2, Neighborhood Business District
• M-1, Light Industrial District
• M-2, Heavy Industrial District

There is a proposal for a new district to be called R-3, High-Density Residential District.

“This district is intended for multi-family developments and has lower district standards than R-1 and R-2 to accommodate denser development,” reads the agenda. “Developments in this district are required to be served by public water and sewer.”

There is also a new “village overlay” district intended to promote residential development in rural villages. One proposed standard is that parking would be relegated to the rear or side of buildings.

There is also a new Route 29 Corridor Overlay District to promote new commercial activity on U.S. 29 while also enforcing standards and reducing access to the state highway itself.

Joint sessions with the Planning Commission do not appear to be regularly televised on YouTube. (Nelson County YouTube page)

Before you go: This segment was originally sent out in the April 21, 2025 edition of Charlottesville Community Engagement and then posted here two days later. Should the window be tighter? Yes. The system is still being formed. Want to support this work? I’m now routing people to this page.