Neighborhood Development Services presents FY26 work plan, proposes staged development-code amendments

Neighborhood Development Services Director Kelly Brown told the Charlottesville Planning Commission on the evening of the city session that NDS will absorb housing program staff from the city’s Office of Community Solutions and will focus its fiscal 2026 work plan on implementing the 2023 development code and several targeted policy projects.

“NDS as an organization is dedicated to creating a sustainable and vibrant community,” Brown said. She presented a multi-pronged plan that includes staffing, development-review process improvements, environmental regulation review and neighborhood-level visioning work.

Why it matters: The moves aim to speed review of new housing allowed under the updated development code while addressing community concerns about stormwater, design guidelines and short-term rental compliance. Brown said the change will concentrate housing policy and program staff inside NDS to better align housing implementation with land-use review and the comprehensive plan.

Key elements of the work plan - Staffing and reorganization: Brown said housing program staff currently in the Office of Community Solutions will transfer to NDS; grant administration staff from OCS will be relocated to other parts of the city government. NDS reported 31 staff with two vacancies and recent hires in long-range and development-review positions. Brown said the transfer is intended to improve coordination on affordable housing and related programs. - Development code amendments (three tiers): Planning manager Matt Affley outlined a staged revision plan. Tier 1 will correct technical and editorial issues and incorporate state legislative updates (including statutory changes effective July 1). Tier 2 will refine missing or ambiguous provisions and add items such as a fee for sub lots; staff will bring a packet of Tier 2 items to an August work session. Tier 3 will address larger policy questions (building height/length, role of R and A districts, neighborhood service retail) and will require broader public engagement. - Process improvements: NDS is exploring ways to shorten review times, clarify expectations for development plans and allow one- and two-unit projects to proceed directly to building-permit review in some cases. - Environmental policy review: Brown said an interdepartmental review will examine the city’s stormwater approach and other environmental regulations to ensure alignment with state stormwater requirements while accounting for increased housing capacity enabled by the development code. - Neighborhood visioning: Long-range planning manager Osea Kinleton described a co-led, justice-centered visioning process for Tenth and Page and Rose Hill. The process will be co-led with community partners (North Star of Just Communities), use trauma-informed engagement and aim to produce actionable recommendations and near-term items that do not require zoning changes. - Short-term rentals: NDS is analyzing registration and survey results (a public survey closes June 15) and has procured compliance software and plans to add a zoning inspector to enforce rules. Brown said late fees will apply to registrations after June 15 and the team will reconcile permit data before drafting ordinance recommendations. - Transportation and regional work: Brown and staff noted NDS support for CARTA (the regional transit authority), Move Safely Blue Ridge projects and other transportation priorities; staff will support CARTA financing and planning work. - Historic preservation and design guidelines: Jeff Warner summarized ongoing work to update Board of Architectural Review (BAR) and Entrance Corridor (ERB) guidelines; he noted that design-control districts cover a large portion of the city and that guidelines are approved by City Council.

Timeline and next steps - NDS will present a Tier 2 amendment packet at an August Planning Commission work session in the format planned for public hearings (current language, proposed language, analysis). - Staff plans a July listening session with builders and developers and expects to move Tier 1 and some Tier 2 amendments toward adoption by year-end. Tier 3 amendments will be scheduled as capacity allows and will include broader public engagement.

What commissioners asked for and flagged Commissioners pressed staff on stormwater coordination with other localities, enforcement and implementation capacity in inspections, sequencing of multiple planning efforts to avoid “planning fatigue,” the potential timing and scope of RN zoning follow-ups, and the city’s ability to research alley ownership for possible public-use strategies. Brown said staff will continue to refine sequencing and seek cross-departmental and regional best practices.

Ending note: Brown said she will present the same update to City Council on June 16 and that feedback from commissioners would be incorporated into the council presentation.