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Board backs drafting of R-3, Village and Route 29 overlay districts; asks for map to evaluate Mountain Ridge overlay
Summary
The Board directed staff to have the Berkeley Group draft an R-3 residential district, a Village overlay, and a Route 29 corridor overlay for the zoning and subdivision ordinance update; Board requested a ridgeline map and cost estimate before deciding whether to add a Mountain Ridge Overlay as a work-order amendment.
The Nelson County Board of Supervisors on March 11 reached consensus on a package of zoning-district drafts to be prepared as part of an update to the county zoning and subdivision ordinance.
Dylan M. Bishop, Director of Planning and Zoning, reviewed five possible draft districts: a Residential R-3 district to increase housing density options; a Mountain Ridge Overlay (MRO) to protect ridgelines and steep slopes; a Village Overlay (VO) to guide context-sensitive growth in small rural villages; and corridor overlays for Route 29 and Route 151. Staff and the Berkeley Group recommended R-3, the Village overlay and the Mountain Ridge Overlay, but the Board resolved to proceed with drafting R-3, the Village overlay and a Route 29 Corridor overlay now and requested an elevation/ridgeline map and acreage estimate to evaluate the Mountain Ridge Overlay before adding it via a work-order amendment.
Supervisors discussed trade-offs between corridor overlays and a potential Nellysford Area Growth Management Plan (GAP-TA planning grant). Bishop said the county will pursue Planning Commission input on March 26 and a joint work session with the Berkeley Group on April 23. The Berkeley Group’s scope charges $2,500 per additional district; staff said a work-order amendment could add a fourth overlay if the Board decides to pursue the Mountain Ridge Overlay after reviewing maps and acreage impacts.
The Board emphasized balancing housing options, scenic and environmental protections, and the needs of village commercial cores. The Planning Commission will review the recommended set of districts before the Berkeley Group drafts ordinance language and maps for public review.
