Planning commission backs rezoning to add 40 housing units at Hollymeade Town Center Area C

The Albemarle County Planning Commission on Oct. 14 voted to recommend approval of ZMA 2025-6, a rezoning and code-of-development amendment for Hollymeade Town Center Area C behind the Target on Route 29. Staff said the amendment would permit 40 additional dwelling units in Area C (raising the total from 370 to 410) by reallocating units between Block 7 and Block 9 and would remove a previously required 20,000-square-foot minimum nonresidential requirement in Block 9.

Staff analysis and affordable-housing requirements: Planner J.T. Newberry told the commission “Area C is a section of Hollymeade Town Center that's located behind the target on Route 29 North.” He summarized that six of the nine blocks in Area C are fully developed, two are partially developed and two blocks (Block 7 and Block 9) include vacant parcels under consideration. Staff said the 56 units moved from Block 7 to Block 9 would remain subject to the county’s prior housing policy (15% required affordable set-aside for applicable units), while the 40 new units would be subject to the then-applicable Housing Albemarle policy (20% affordable requirement).

Applicant presentation and design/market considerations: Applicant representative Dustin Schimpf (Schimpf Engineering) said Block 7 already has an approved site plan and the applicant intends to develop sites with townhouse/condo-style products. “These will likely be some kind of condo building,” he said, and explained the market rationale for converting some planned commercial space to residential given existing retail supply nearby. The applicant and staff discussed sidewalks and pedestrian connections, combining small tot-lot requirements into a larger park space and the potential to integrate stormwater bioretention into open-space amenities.

Traffic, walkability and commercial viability: Commissioners asked about traffic assumptions, sidewalk connectivity to adjacent neighborhoods, and whether removing the minimum commercial requirement for Block 9 would foreclose future commercial uses; staff and the applicant said sidewalks are required by the code of development and would be built as blocks are developed, and that removing the minimum nonresidential requirement does not remove the option for commercial uses — only the obligation. The applicant argued that, commercially, small retail is difficult to support in the current market and that residential is a more viable product at this location; commissioners discussed broader questions about future commercial adaptability and the county’s ability to encourage walkable neighborhood-serving retail in development areas.

Formal action: Commissioner [motion recorded in the meeting] moved to recommend approval of ZMA 2025-06 Hollymeade Town Center Area C “for the reasons stated in the staff report and discussed at the dais.” A second was recorded and a roll-call vote followed; the transcript records affirmative votes including Commissioners Murray and Bivens among others. The commission’s recommendation will be transmitted to the board of supervisors for final action.

Ending: The commission closed the hearing after hearing from the applicant and members of the public, and recommended approval to the board. Staff noted that, if approved, the amendment could enable additional affordable units consistent with county policy.