Nelson County planners outline zoning overhaul, propose R‑3 district and two overlays

At a joint work session on Dec. 18, 2024 in Lovingston, Nelson County Planning Commission members and county supervisors heard consultants from the Berkley Group present findings from public engagement and a proposed structure for a consolidated zoning and subdivision ordinance.

The presentation, led by consultant Chris Musso, summarized outreach that included two public workshops (46 attendees Oct. 22 at RVCC; 36 attendees Oct. 30 at the Nelson Center) and four focus groups. Musso said those events yielded six recurring priorities: preserving rural lands and prime farmland; protecting natural and cultural resources; expanding housing options including entry-level, workforce and senior housing; addressing short-term rental regulations; concentrating new development near existing infrastructure such as Route 29; and promoting local economic services through mixed-use development.

Musso told commissioners the update’s goals are to make the ordinance easier to navigate and enforce for a small rural staff. He said the proposed ordinance would be organized into 11 articles (General Provisions; Administration; Permits and Applications; Primary and Overlay Districts; Use Matrix; Use Standards; Community Design Standards; Nonconforming Uses; Subdivisions; Definitions), with subdivision rules folded into the unified development ordinance for easier reference.

As part of the draft framework, consultants proposed a new R‑3 higher-density residential district intended for areas with adequate infrastructure (examples cited: Lovingston, Colleen), a Village Overlay to permit tighter development patterns and community-serving uses in named villages (Piney River, Gladstone, Arrington, Shipman, Faber, Schuyler), and a Mountain Ridge Overlay to limit building height, footprint and visual impacts on sensitive ridge areas.

Commissioner Philippa Proulx asked whether an overlay for Route 151 (and possibly Route 29) had been considered; Musso said the current draft scope funded creation of three new district/overlay templates but that staff could adapt those templates later if elected officials asked to apply them sooner in targeted corridors.

Musso said the team would begin drafting articles 1, 2, 3 and 9 next and scheduled a follow-up work session for Feb. 26; staff suggested starting at about 4:00 p.m. to allow a break before the Planning Commission’s regular 7:00 p.m. meeting. The consultant noted the project would proceed with periodic work sessions and continued public engagement through the drafting process.

Why it matters: The proposed changes aim to balance increased housing options and local economic development with protections for agricultural lands, scenic ridgelines and the County’s rural character. Design standards under consideration include lighting and dark‑sky protections, landscaping, and parking and pedestrian facilities.

Next steps: Draft ordinance articles will be circulated and returned to the Board and Planning Commission at future work sessions for review and public comment.