A major objective in Albemarle County’s Comprehensive Plan is to “increase the use of infill, higher-density development, adaptive reuse, and redevelopment in the Development Areas.”
That is a guideline, not a commandment, allowing elected and appointed officials to make decisions on a case-by-case basis.
On May 26, the Planning Commission voted 5-1 to recommend denial of a rezoning for 18 units on just over three acres north of the Blue Ridge Shopping Center on U.S. 250 within the area of the Crozet Master Plan. Those in the majority felt the project was too dense.
Developer Bo Carrington wants a change from single-family to the R-6 zoning district.
The Crozet Master Plan has been updated twice since it was first adopted in 2004 and the land in question has three times been designated for neighborhood residential density. Some nearby developments have been constructed accordingly.
“Cory Farms is zoned R-4 and to the east are more recent rezonings, with Liberty Hall zoned Neighborhood Model District and developed at about six dwelling units per acre,” said county planner Rebecca Ragsdale.
The new conceptual plan called for two building zones with up to 11 units, each to be served by separate vehicular entrances. Four of the units would be designated as affordable.
Justin Shimp, civil engineer for the project, said he understood neighbors might be unhappy with the inconvenience, but encouraged the Planning Commission to look at a broader picture.
“We have to increase this density to get a more diverse housing type and affordable units,” Shimp said. “Four affordable units [would be] something like $260,000 a piece. So that’s a very deeply affordable product in the middle of Crozet that really wouldn’t exist without a project like this.”
Around a dozen people spoke at the public hearing, with all but one in opposition.
Nadia Anderson, who lives in the Liberty Hall neighborhood, said she saw no meaningful changes in the new version and said the design fails a requirement in the Crozet Master Plan that infill be compatible with nearby buildings.
“While Liberty Hall is a mix of single family and townhome structures, the applicant is still proposing 11 attached units in the northern block pushed right up against our backyards with no meaningful buffer,” Anderson said.
Michael Crenshaw pointed out that supervisors recently recommended denial of the expansion of the Beaver Creek mobile home in Crozet. That project is outside the county’s growth area and within the watershed of a drinking water reservoir.
“If we’re going to prevent the construction of affordable homes adjacent to the development area, the least we can do is allow infill construction within the development area,” Crenshaw said.
Commissioner Nathan Moore, the lone vote in support of the project, suggested a density reduction would lead to only single-family homes being built.
“Those cost more, they draw people who earn higher salaries,” Moore said. “And I don’t think it’s the role or priority of this commission to prioritize those neighbor preferences for larger single-family homes over the affordable housing that we can bring in, even if it’s just dribs and drabs.”
The Planning Commission had seen a previous version in February.
“There’s a design solution that doesn’t feel like those who are existing, living there or feel cheated or robbed,” said Commissioner Corey Clayborne.
The project will now move on to the Board of Supervisors.
