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Planning commission defers Windy Knoll rezoning after residents raise density, stormwater and connectivity concerns
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Summary
The Planning Commission deferred a rezoning application for Windy Knoll (ZMA2025‑7) after hearing staff concerns and extensive public comment about stormwater, abrupt density in a northern parcel, inadequate pedestrian connections and durability of a proposed mulch path; the applicant agreed to revise plans and withdrew two sidewalk/planting waiver requests pending redesign.
Sid Schiff, senior planner for Albemarle County, presented ZMA2025‑7 (Windy Knoll), a rezoning and subdivision package to change three parcels in Crozet from R1 to R6 to allow up to 18 units (four single‑family units in a southern envelope and 14 townhomes in a northern envelope). Staff noted two updates from the applicant — revised affordable‑housing proffers consistent with Housing Albemarle and a conceptual mode/mulch path linking the two envelopes — but recommended approval of the rezoning only if the applicant works with staff to provide necessary interconnections. Staff recommended denial of the sidewalk and planting‑strip waivers because the proposed path currently lacks sufficient detail and durability for a pedestrian connection.
The applicant, Justin Schimp of Schimp Engineering, described the 3.15‑acre infill proposal as an opportunity for walkable housing near Clover Lawn and Blue Ridge shopping centers and reiterated the proffer to provide 20% affordable units if the full 18 units are built. Schimp said the northern townhome area is constrained by steep slopes and existing easements and proposed an approximately 800‑foot mulch/grass path to connect northern townhomes to Colony Drive’s sidewalks; he said crushed gravel or other surfacing could be considered.
More than a dozen nearby residents and neighborhood representatives spoke during public comment, raising repeated objections about the plan’s northern block of attached units. Common concerns included:
- Abrupt increase in density immediately behind single‑family yards, creating compatibility and privacy impacts; one resident said, “14 townhomes on this part of the parcel are not legitimately 6 (units per acre) and are not cohesive with the surrounding neighborhood.” - Stormwater and drainage risks for adjoining neighborhoods, including downstream impacts and slope instability; residents urged detailed downstream analysis prior to any approval. - Insufficient interconnection and pedestrian/bicycle access to nearby centers absent a durable path and a safe connection to Colony Drive and the planned Eastern Avenue; staff and several commissioners said the proposed mulch path lacks durability for year‑round pedestrian use. - Concerns about private‑road maintenance, emergency access, and guest parking for the concentrated townhome block.
Supporters of additional housing and infill—who spoke as well—argued the proposal would add needed, relatively affordable housing and bring residents closer to Crozet’s village center. The applicant reiterated willingness to work with staff to refine the path and connectivity and to explore additional screening and buffering.
Following deliberation — several commissioners said the plan’s quantitative density is permissible but the qualitative layout concentrates too many units in the northern third of the site and weakens required interconnections — the applicant requested an indefinite deferral to revise the concept and address connectivity, durability of the trail, stormwater and buffering. The commission voted to accept the deferral and to defer the related sidewalk and planting‑strip waiver requests. The applicant will return with revised plans and additional engineering and design detail.
