Commission backs Habitat for Humanity rezoning in Crozet to allow two affordable duplexes

The Albemarle County Planning Commission on Nov. 25 recommended that a 0.603-acre parcel on 3 Notch Road in Crozet be rezoned from R-2 to R-4 to allow two for-sale duplex units developed by Habitat for Humanity of Greater Charlottesville.

Principal planner Cameron Landgel told the commission the Crozet master plan supports neighborhood-density residential uses on the property and that Staff recommended approval of the rezoning request, with the caveat that Housing Albemarle typically recommends a 40-year affordability term while the applicant’s proffers commit to 30 years.

Amy George of Roudebush & Gale, representing Habitat, and Dan Rosenzweig, president and CEO of Habitat for Humanity of Greater Charlottesville, described the proposal as a small infill project that would create two fee-simple units (a duplex subdivided into two lots) with exterior maintenance escrow managed through a Habitat program to address shared-wall maintenance. “Our average AMI has been 34% of the area median income,” Rosenzweig said, explaining Habitat’s typical depth of affordability and that the organization proposed a 25–80% AMI range to provide flexibility but generally targets 25–60% AMI.

Habitat’s concept shows the duplexes sited to avoid a mapped stream buffer; the proposal is for two units (3.3 units per acre equivalent on the site) and includes two 18-by-18 parking pads in front of each residence. Staff noted the site includes headwaters of a stream buffer and that the applicant discussed a potential, separate R-6 option (not before the commission tonight) to allow a land swap with a neighboring parcel to better protect the buffer.

Public commenters who live nearby expressed concern about driveway widths, possible future upzoning and assessment/tax effects as surrounding properties redevelop. One nearby owner said he expected values and taxes would rise if upzoning becomes routine; a planning staffer responded that adjacent parcels’ zoning would not change directly as a result of this rezoning.

After deliberation commissioners said the proposal fits Crozet’s density guidance and would add modest-income housing that the county lacks. Commissioner Bivens moved to recommend approval of the rezoning as presented in the staff report; the commission recorded aye votes and forwarded the recommendation to the Board of Supervisors.