Planning Commission backs reclassification of 0.46 acres of steep slopes at Rivanna Futures

The Albemarle County Planning Commission voted to recommend approval of ZMA2604 on July 28, 2026, a zoning map amendment that would reclassify about 0.46 acres of preserved steep slopes on the Rivanna (Ravenna) Futures property to managed slopes. The motion to recommend approval, made ‘‘for the reason stated in the staff report,’’ passed on a 4–1 roll-call vote.

Staff told commissioners the slopes under review display mixed characteristics of both preserved and managed categories in the county’s Steep Slopes Overlay District. ‘‘Our finding was is that these slopes display characteristics of both managed and preserved slopes,’’ said a staff member presenting the report, and staff concluded that after accounting for all factors in the zoning code and the comprehensive plan, a rezoning recommendation was appropriate. Staff emphasized that the reclassification would not override stream-buffer or water-protection requirements: ‘‘If the stream is determined to be perennial beyond the limits shown in purple above, the stream buffer will be applied.’’

Blake Applinelp, Rivanna Futures program manager in the County Executive’s Office, and consultant Daniel Hyer described the engineering work and project context that led to the application. Applinelp said grant awards and other support have funded site readiness work and design: ‘‘collectively, they represent about $32,000,000 worth of funding that we've been fortunate enough to get from other sources.’’ Applinelp and Hyer said the reclassified area is small relative to the 462-acre County-owned property and is intended to help accommodate internal roads and truck circulation for the industrial portion of the site that AstraZeneca plans to occupy. Hyer said the slopes ‘‘contain characteristics of both preserved and managed, depending on how you're looking at them,’’ and that site planning and concept work for the AstraZeneca footprint is ongoing.

During discussion, one commissioner warned that approving this kind of county-led adjustment could create expectations for similar exceptions in future private development, saying ‘‘I don't feel good about giving favoritism to ourselves for economic development when we're not giving the same considerations to housing developments.’’ Staff and other commissioners said each application will be judged on its merits and noted improvements in mapping technology and site review processes to ensure consistent application of standards.

There were no public speakers signed up for the hearing. The Commission’s recommendation now moves to the Board of Supervisors for final action. The motion to recommend approval was made by a commissioner and seconded; the roll-call recorded four ayes and one nay.