Albemarle Staff Outline Three-Phase Zoning Modernization to Implement AC 44; Regulatory Changes Targeted for 2028

Albemarle County staff presented an update on ZTA 2022-2, a multi-year zoning modernization project intended to align the countys zoning ordinance with the recently adopted AC 44 comprehensive plan and to update ordinance structure, clarity and some regulatory provisions.

Senior planner Leah Brumfield said the project is organized in three phases: a completed foundation phase that drafted four new articles to establish a consistent ordinance architecture; a format-modernization phase intended to reorganize and rewrite text for clarity and to consolidate use lists and application processes (target adoption of a fully reformatted ordinance in 2026); and a regulatory-modernization phase that will implement substantive changes such as expanding permissions for missing-middle housing, allowing mixed uses in additional districts, and revising parking, sign and landscaping standards. Brumfield said staff is coordinating closely with the AC 44 team and has applied consultant review and stakeholder interviews in the foundation work. "We want to rewrite the ordinance for clarity and ease of use," she said.

Brumfield described the approach as staggered: adopt formatting and administrative improvements earlier so stakeholders can use a clearer ordinance while staff and topic-focused work groups draft the more complex regulatory changes. She identified target milestones: staff-level prioritization and engagement through early 2026, adoption of format elements by late 2026, and incorporation of regulatory changes into the clean formatted ordinance around early 2028.

Commissioners asked detailed questions about protecting environmental review while streamlining administrative processes, how rural and urban uses will be differentiated, replicability of the Route 29 form-based code, and outreach goals. Commissioner Murray cautioned that streamlining should not create loopholes affecting environmental protections; Brumfield responded that streamlining largely consolidates application forms and site-plan steps while retaining intensive review for projects requiring detailed scrutiny.

Several commissioners emphasized that zoning changes alone will not produce housing affordability or infrastructure improvements and urged staff to plan incentives and partnerships (with developers, major incoming employers and University of Virginia) to fund schools, transportation and other infrastructure needed for density and infill. Community Development Director Jody Filardo said staff and the county executives office are working to bundle AC 44 action steps into fundable work programs and to identify timelines, criteria and "what done looks like" before presenting priorities to the Board of Supervisors.

Staff said public engagement will focus on expert-topic groups rather than large omnibus surveys and will be supported by communications, the countys Engage site and a proposed lunch-and-learn series. Brumfield noted that the draft use tables and formatted ordinance excerpts are available on the countys engagement site and in meeting handouts.

The commission provided substantive feedback on wording, phasing, and public messaging and requested that staff bring priority-setting materials and focused work-session materials back to the commission as the project advances.