ZMA201900008 Review Comments Zoning Map Amendment 2021-05-14Cameron Langille
c nf�r Senior Planner II, Planning
h County Of Albemarle blangille0albemarle.org
Community Development Department tel: 434-296-5832 ext. 3432
Memorandum
To: Steven Blaine, sblaine@woodsrogers.com
Date: May 14, 2021
Re: ZMA201900008 Rio Point (formerly Parkway Place) — Fourth Review Comment Letter
Mr. Blaine:
Staff has reviewed your revised submittal for the zoning map amendment, ZMA201900008 Rio Point (formerly known as
Parkway Place). We have a few remaining comments which we believe should be addressed before we can recommend
favorably on your ZMA request. We would be glad to meet with you to discuss these issues. Our comments are provided
below:
General Application Comments:
1. Please ensure that the proffers reference a plan title that is consistent with the plans given. See Zoning Division
comment #1.
2. Please see comments from the Housing Planner and Zoning Division. The County is currently updating the
affordable housing policy. Planning staff encourage the applicant to contact Stacy Pethia, soethia0albemarle.org,
to obtain further information on the contents of the proposed housing policy update. In summary, the proposed
housing policy increases the percentage of affordable units to 20% instead of 15%.
3. Please verify the acreage of land being dedicated to public right-of-way (ROW) along Rio Road E. The narrative
states 0.77 acres, but the proffer statement and Sheet 2 of the application plan state 0.82 acres. Revise the proffer
statement, application plan, and narrative as necessary to ensure the figures are consistent and accurate.
4. Please see Transportation Planning staff comment #2. The build scenario with the proposed roundabout results in
additional queuing and delay for traffic along John Warner Parkway versus the no build scenario. Does the
applicant propose any strategies to address this?
5. Per attached Transportation Planning comments, the Rio Rd intersection at the proposed full movement driveway
would operate with a failing movement for vehicles leaving the site wishing to turn left. This issue should be
addressed to prevent people from turning right and attempting U-turns somewhere further south on Rio Rd East
or taking unnecessary risks to get out between traffic.
6. Please see attached Transportation Planning comments regarding questions about roundabouts at the
intersections of Pen Park Road and Dunlora Forest Drive. Revisions to the TIA may be needed to adequately
evaluate traffic impacts at those intersections.
7. Transportation Planning staff and VDOT staff have requested technical revisions to the TIA. Please see the
attached comments. The TIA will need to be revised in order for those reviewers to fully evaluate the TIA and
proposed traffic impacts resulting from the project.
W W W.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
Section 18-33.18 (B) Application Plan Comments:
1. Please see Transportation Planning comment #1 and VDOT comments #1-2. Please provide a figure of the
roundabout concept showing storage and lane configuration and potential dedication of land proffered to
accommodate the roundabout, other road improvements, and shared -use path. The proffers indicate that road
improvements are shown on the application plan. However, no road improvement details are shown. Please
show all proposed road improvements on the application plan and ensure that the proffer statement references
the appropriate sheet where road improvements are shown. Per VDOT comments, distances between nearby
intersections to the proposed entrances are needed.
a. This comment can be addressed by adding exhibits and additional construction details related to the
improvements to the application plan.
b. Alternatively, the applicant could explain the proposed improvements in written detail within the proffer
statement.
2. The application plan does not show the full length of the proposed public access easement going into the
development to provide access to the future trailhead park. Proffer #2b references the access easement, so the
easement limits should be clearly delineated and labeled as "public access easement"
3. Please move the open space calculations chart to Sheet 1 of the plan.
4. Sheet 1 identifies a 0.12-acre greenway area. Approximately 1/3 of the greenway area is located outside of the
existing John Warner Parkway greenway easement. Please clarify the developer's intent of the greenway that lies
outside of the greenway easement; is this shown on the application plan because it is going to be dedicated to
public use, or is this simply shown because the Places29 Master Plan identifies that small section as "Greenway"
future land use?
5. Sheet 2 — see Zoning Division comments. Please remove notes 2, 5, and 6.
6. Sheet 2 — notes #8 and #9. It appears that the minimum recreational facilities required by Section 4.16 of the
Zoning Ordinance are not being provided. If any substitutions are proposed that request should be made at this
time. See Zoning Division comments for a table that shows required and proposed recreational amenities.
7. Sheet 2 building stepbacks note — please consider revising this note. As mentioned in Zoning comments, the
maximum building height is 45 feet in height with a stepback required at 40 feet. The stepback trigger height is
only 5 feet higher than the maximum height allowed. Has the applicant verified the anticipated height of the
structures, and is this total less than 40 feet? If the buildings are anticipated to meet the 45-foot maximum, it
would make sense to begin stepbacks at a lower height than 40 feet.
8. Please add a legend to Sheet 3.
9. Please see attached Zoning Division comments for recommended changes to architectural notes on Sheet 2.
Proffers:
1. Per Zoning Division comments - Proffer 1 (b)-This proffer should be re -worded to "Upon written request by the
County, but no sooner than five (5) years from the date of approval of ZMA 2019-08, the owner must contribute
within 180 days [suggest a shorter time frame] $750,000 cash to the County for the purposes of funding
transportation improvements to John Warner Parkway or Rio Road within the vicinity of the project.
2. Per Zoning Division comments - Proffer 1 (c)- Wording must be added "Owner shall design and construct;'
W W W.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
3. Per Zoning Division comments -Proffer 2(a)- Minimum amenities for the trail must be specified on the Application
Plan and the approval process either in the proffers or on the application plan. Some requirements are indicated
with Note 9 on Sheet 2. The note on Sheet 2 of the application plan only says "developer will coordinate" and this
is not sufficient for enforcement purposes.
4. Per Zoning Division comments -Proffer 2(b)- Add wording to the last sentence of the proffer, the owner must
make the necessary subdivision application within 30/60/90 days of the request and dedication must occur X
number of days from the request date.
5. Per Transportation Planning comments -Please remove the reference to Charlottesville Area Transit in proffer 3.(a)
and replace with public transit stop. In 3.(b), the decision should be left to the County on where to place the
transit stop, not the City.
Planning
Planning staffs comments are organized as follows:
• How the proposal relates to the Comprehensive Plan
• The Neighborhood Model analysis
• Additional comments from reviewers (See attached)
Comprehensive Plan
Comments on how your project conforms to the Comprehensive Plan will be provided to the Planning Commission and
Board of Supervisors as part of the staff report that will be prepared for the work session or public hearing. The comments
below are in preparation for the Planning Commission review and may change based on direction from the Commission
and/or with subsequent submittals.
W W W.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
The proposal includes two Tax Map Parcels. The first property is identified as Tax Map Parcel (TMP) 61-167 and is located
within the Neighborhood 2 Comprehensive Plan Area, which is part of the Places29 Development Area. TMP 61-167
measures 1.584 acres and is currently zoned R-4 Residential. The property is also located within the Airport Impact Area
(AIA) Overlay Zoning District, and the Entrance Corridor (EC) Overlay Zoning District. TMP 61-167 is currently occupied by
a two-story detached single-family residential structure with a finished square footage of approximately 1,300 sq. ft.
The Future Land Use Plan -South contained in the Places29 Master Plan designates TMP 61-167 as a Neighborhood
Service Center (NS) with the future land use classification of Urban Mixed Use (in Centers).
The second property is identified as TMP 61-167C and is located within the Neighborhood 2 Comprehensive Plan Area,
which is part of the Places29 Development Area. TMP 61-167C measures 25.734 acres and is currently zoned R-4
Residential. The property is also located within the Airport Impact Area (AIA) Overlay Zoning District, and the Entrance
Corridor (EC) Overlay Zoning District. Portions of the property are located within the Managed and Preserved Steep Slopes
Overlay Districts, as well as a small area at the southwest corner of the property that is within the Flood Hazard (FH)
Overlay Zoning District. TMP 61-167C contains mostly open fields with some areas covered by mature tree and shrub
vegetation. There are eight (8) structures on TMP 61-167C that have been used as agricultural outbuildings in the past.
The Future Land Use Plan -South contained in the Places29 Master Plan calls for four future land use classifications across
different portions of TMP 61-167C:
1. Urban Mixed Use (in Centers);
2. Urban Density Residential;
3. Public Open Space;
4. Privatively Owned Open Space, Environmental Features;
A primary objective of the Neighborhood Service center (NS) designated on TMP 61-167 is to "provide increased
pedestrian and bicycle access to the everydaygoods and services offered" in the NS center. According to page 4-14 of the
Places29 Master Plan, NS centers should have "a visual and physical relationship to major roads that makes them accessible
to additional customers from outside the immediate neighborhood."
Page 4-18 of the Places29 Master Plan identifies this NS as "The Meadow Creek Parkway" center and states that "land uses
shown on the Future Land Use Map in the immediate vicinity of the Parkway are derived from the Jones & Jones study, which
still provides guidance for development in the area immediately adjacent to the Parkway and Rio Road corridor. The study
recommendations should be considered during review of land use decisions." The Jones & Jones study refers to this area as
the "Rolling Uplands -Open" and identifies suitable uses on these properties and others in the immediate vicinity. Page 8 of
the Jones & Jones study identifies the following general use categories as suitable in this area:
• Residential and commercial development
• Park/open space; rural preservation
• Transportation corridor
Since the Places29 Master Plan and Jones & Jones study were adopted in 2011 and 2001, respectively, the John Warner
Parkway has been constructed. The Meadow Creek Parkway referred to in both documents is the now existing John
Warner Parkway. This road was built according to the alignment identified as "Alternative A" in the Jones & Jones study. A
series of recommendations related to urban development patterns that should occur on properties along Rio Road and
the John Warner Parkway are listed on page 18 of the Jones & Jones study. The most pertinent recommendations are as
follows:
• Discourage excessive linear -style development (strip development) along major roads; instead encourage compact
communities with strong centers and clearly defined boundaries.
• Maintain the linear park atmosphere along the parkway, thus enhancing the overall value of future developments
bordering the parkway.
• Create districts and neighborhoods that have centers or focal points for congregating. These centers may include
parks, plazas, schools, community centers, or small commercial and social areas. Centers should be within easy
walking distance for most residents in the neighborhood.
W W W.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
• Establish on ordered network of streets, bikeways, pedestrian paths, and transit routes that will connect new
neighborhoods, existing residential areas and non-residential districts.
• Create appealing streetscapes and public spaces with street trees and landscaping to make the neighborhood inviting
and to connect residential areas to each other as well as to commercial centers and common areas.
• Integrate development with open space and recreation opportunities, including the parkway, parks and natural
areas, and pedestrian/bike paths. Connect to surrounding park and recreation amenities such as Pen Park and the
proposed Rivanna river walk, as well as to other existing developed areas.
• Encourage new development that respects the existing landscape and that is compatible in scale, form, and character
with the terrain features.
Several maps and exhibits contained in the Jones & Jones study identify areas suitable for urban development vs. open
space, parks, trails, etc. These drawings are very general and conceptual in nature. These drawings can be viewed on pages
19 and 22 of the study. The application plan and site layout proposed with ZMA201900008 is consistent with the following
exhibits in the study: Urban Development Pattern on page 19, Urban Development — Pedestrian Connections on page 19,
Urban Development — Vehicular Connections on page 19, and Corridor Land Use Concept on page 22.
Therefore, staff has compared the application primarily with the recommendations contained in Chapter 8 of the
Comprehensive Plan and the Places29 Master Plan. Where relevant, the Jones & Jones study recommendations are
incorporated into the analysis. See the Neighborhood Model analysis section below for specific comments.
In addition to consistency with the Comprehensive Plan, please also be advised that all zoning map amendment
applications are evaluated relative to the "factors to be considered" specified in County Code §18-33.27(B). This evaluation
will be written in the staff report to the Planning Commission and Board of Supervisors once the application moved
forward to public hearings.
Neighborhood Model
Projects located within the Development Areas are typically reviewed for consistency with each of the Neighborhood
Model Principles found in the Comprehensive Plan. Comments are provided below on relevant aspects of the
Neighborhood Model. More detailed comments may be provided after more detailed plans are provided.
Pedestrian Orientation
This principle is mostly met. Note 7 on Sheet 1 of Exhibit A explains that sidewalks will
be provided along all internal streets and travel ways.
Furthermore, no cul-de-sacs are shown on the application plan. Each "block" within the
project measures approximately 200'-250' in length and is broken up by the internal
travel ways. This design is consistent with Comprehensive Plan Strategy #2b that
developments should be laid out in grids as opposed to dead -ends, and that blocks
measure less than 600' in length. This will provide a frame of reference and comfortable
travel experience for those choosing to walk though and adjacent to the development.
However. the application plan does not include a label or callout describing the
width of the shared use path along Rio Road E. Please provide a detail or
description of the size, materials. etc. of the shared use path.
Mixture of Uses
This principle is partially met. The proposal includes dedication of a 1.1 acre open space
area that can be used to access the greenway trail along John Warner Parkway. This is
consistent with the recommendation that "each Neighborhood Service center should
include a publicly accessible urban open space" as stated on page 5-7 of Chapter 5:
Places Tvoes of the Places29 Master Plan. However, the application could be
strengthened if additional commitments are made to design and build the park so that
it includes a plaza, gathering area, or similar elements commonly seen in pocket parks.
W W W.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
The proposal is partially consistent with the Places29 Master Plan recommendation that
at least two types of dwelling units be provided under the Urban Mixed Use (in
Centers) designation. See Chapter 4, page 4-5 of the Places29 Master Plan. Exhibit A
states that detached single family dwellings and multifamily dwellings will be permitted,
but no firm commitment has been made to provide both on site should the ZMA be
approved.
The primary reason why this proposal does not fully meet this principle is that there are
no non-residential uses proposed. As mentioned earlier, the Urban Mixed Use (in
Centers) future land use designation calls for a balanced mix of retail, housing,
commercial, office, and institutional uses. Although several institutional uses currently
exist on surrounding properties, there is a lack of retail, commercial, and office uses in
the immediate vicinity. Furthermore, Page 5-7 of the Master Plan states that
Neighborhood Service centers "provide local -serving retail/service uses, such as a
drycleaner, florist, convenience store, or coffee shop in a horizontal or vertical mixed -
use configuration to support the residences, businesses, and other uses around them."
Under the Zoning Ordinance, only office uses can be allowed in the PRD district through
approval of a special use permit. The application could be strengthened if a
commitment is made to allowing uses other than strictly residential (within the limits of
the PRD district regulations) within some of the buildings in Parkway Place.
The applicant mentions in the project narrative that they have evaluated providing a
greater mixture of uses other than residential and open space. As recommended by the
plan, a mixture of uses in these land use designations would non-residential uses such
as neighborhood level commercial. Per the narrative, the applicant believes this would
not strengthen the project.
Neighborhood Centers
This principle is partially met.
Exhibit A identifies several large and contiguous areas of outdoor open space, including
a 1.1 acre parcel that will be dedicated to public use as a trailhead access point to the
John Warner greenway. This is consistent with Strategy #2f of the Comprehensive Plan,
and the recommendations called for by the Places29 Master Plan in Neighborhood
Service centers. These centralized amenities help satisfy this principle by providing
accessible outdoor areas where residents can congregate, and civic engagement can
occur.
However, as mentioned in the analysis of the "Mixture of Uses' principle, the application
could be strengthened by providing a more diverse mix of uses. This could be
accomplished by following the land use guidelines contained in Land Use Table 1 that
calls for neighborhood -level retail uses and/or office/R&D/flex space. If the project were
to designate one or two of the proposed buildings for ground floor level retail uses, this
would accomplish the goals of the Neighborhood Center principle.
The applicant mentions in the project narrative that they have evaluated providing non-
residential uses such as neighborhood level commercial, but that this would not
strengthen the project. Staff acknowledges that the applicant is choosing not to
provide neighborhood level retail within this project.
Mixture of Housing Types
Notes on Sheet 2 of the application plan state that 15% of the units proposed will
be affordable at rental rates equal to 30% of the gross income of 80% Area
and Affordability
W W W.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
Median Income (AMI) based on family size, such that affordable rates would be
maintained for at least 10 years. The Housing Planner and Zoning have several
comments regarding revisions to the affordable housing note, please see attached.
Relegated Parking
This principle is met.
Interconnected Streets and
This principle is not fully met.
Transportation Networks
No new streets are called for within the subject parcels by Figure 4.8 — Future
Transportation Network in the Places29 Master Plan.
Nevertheless, Exhibit A identifies an interconnection that will be provided at the
southern boundary between Parkway Place and an adjacent parcel known as TM 61-
167A. Should that parcel be redeveloped in the future, an opportunity will be available
to create a travel way/street network parallel to Rio Road.
Furthermore, the Jones & Jones study identifies a conceptual street network on the
subject properties and adjacent parcels. See the exhibit titled Urban Development —
Vehicular Circulation on page 19. That exhibit clearly shows that existing vegetation and
open space on the south side of the subject parcels should not be disturbed in order to
create stub -outs, and the Parkway Place design is consistent with the street grid called
for by the study. The proposed layout also balances the preservation of sensitive
environmental features with the need for interconnections as specified by Strategy #2j
in the Comprehensive Plan. The single interconnection has been thoughtfully located
inside of the project.
During site plan or subdivision plat review, sidewalks will be required on both sides of
the internal travel way/street network in accordance with the County's Subdivision and
Zoning Ordinance regulations.
Please see Transportation Planning and VDOT comments regarding the TIA
submitted for review. Staff have identified some issues with aspects of the TIA
that warrant revisions and further analysis. This includes, amongst other
considerations, an analysis of the impacts to the Dunlora Forest Drive/Rio Road
intersection and how congestion can be mitigated at this location.
Multimodal Transportation
This principle is partially met. Sidewalks will be provided so that the pedestrian network
Opportunities
both inside and outside of the project will be provided. This includes expanded bicycle
and trail networks that connect to the existing system within the John Warner Parkway
greenway.
During the community meeting with the Places29-Rio Community Advisory Committee
meeting, the developer stated that the road improvements will be completed prior to
requesting issuance of the first certificate of occupancy for new buildings within
Parkway Place. This is consistent with proffer #1 in the proposed proffer statement and
strengthens the application.
The Long Term Transit Network map (Figure 4.9 of the Places29 Master Plan) does not
designate any future transit service being provided along either John Warner Parkway or
Rio Road. adjacent to the subject parcel. However, the plan does call for future local
collector transit service to be provided along other major streets within the Places29
development area. The plan also calls for a future bus rapid transit (BRT) route along
Route 29 to the west of the subject parcel.
W W W.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
The proposed right-of-way reservation and improvements along Rio Road are
partially consistent with the cross-section #10 contained in Appendix 3 of the
Places29 Master Plan. The future cross-section calls for a total of four lanes along
this segment of Rio Road. with 6' bicycle lanes on both sides. and a center
median/turn lane area (where applicable at intersections). Please provide a
construction detail or exhibit that provides greater details on the roundabout,
shared use paths. and all other transportation improvements mentioned in proffer
#1C.
Parks, Recreational
Amenities, and Open Space
This principle is met. Please see attached Parks & Recreation comments regarding
signage within the proposed 1.1-acre park.
Buildings and Spaces of
Human Scale
This principle is partially met.
Please see attached ARB comments. ARB staff recommend breaking the proposed
single buildings on the north/west side of the development into smaller
footprints/more buildings. If a new structure gets built and covers the entire
building footprint shown, this will have visual impacts that need to be mitigated in
some fashion. Please clarify whether the intent is to construct buildings that
occupy the full footprints shown on the application plan.
Redevelopment
Principle is not applicable. Property is currently undeveloped.
Respecting Terrain and
Careful Grading and Re-
grading of Terrain
This principle is met.
Clear Boundaries Between
the Development Areas and
the Rural Area
This principle is not applicable to the request. The subject property is located within the
Places29 Development Area. No improvements or changes in use near any boundaries
with the Rural Area are proposed.
Department of Community Development — Zoning Division
Requested changes, see attached comments from Rebecca Ragsdale, rraasdaleCo)albemarle.org.
Department of Community Development - Planning Division- Transportation Planning
Requested changes, see attached comments from Kevin McDermott, kmcdermott(oalbemarle.org.
Department of Community Development - Planning Division — Architectural Review Board (ARB)
Requested changes, see attached comments from Margaret Maliszewski, mmaliszewski(@albemarle.org.
Department of Community Development — Engineering Division
Requested changes, see attached comments from Frank Pohl, foohl@albemarle.org.
Department of Community Development — Inspections Division
No objection see attached from Betty Slough, bslough0albemarle.org.
Department of Social Services
Requested changes, see attached comments from Stacy Pethia, spethia@albemarle.org,
Department of Fire Rescue
W W W.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
See attached recommendations from Howard Lagomarsino, hlagomarsinoCcDalbemarle.org,
VDOT
Requested changes, see attached VDOT comments from Adam Moore, adam.moore@vdot.virginia.gov and Doug McAvoy,
douglas.mcavoyCa@vdot.virgi nia.gov.
ASCA/RWSA
ACSA and RWSA have not sent comments as of May 14, 2021. Any comments will be forwarded to the applicant upon
receipt.
Department of Parks & Recreation
See attached comments from Tim Padalino, tpadalino@albemarle.orci
Action after Receipt of Comments
The applicant requested a deferral of Board action on this application following the first review.
Resubmittal
If you choose to resubmit, please use the attached form and submit the required fee. The resubmittal date schedule is
provided for your convenience. Additional notification fees will not be required unless a deferral takes place and adjoining
owners need to be notified of a new date.
Feel free to contact me if you wish to meet or need additional information. My email address is blangilleC@albemarle.org.
Sincerely,
7 W
Cameron Langille
Senior Planner II
Planning Division, Department of Community Development
W W W.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
V
REBECCA RAGSDALE
County of Albemarle Principal Planner, ZoningCOMMUNITY DEVELOPMENT rragsdale(rbalbemarle.org
434-296-5832 ext. 3226
To: Cameron Langile, Senior Planner II
Date: May 4, 2021
Re: Zoning Review for ZMA201900008 Rio Point fka Parkway Place (Plan set dated 4/2121 and
proffers dated 4/2/21)
The following comments are provided as input from the Zoning Division regarding the above noted application.
Application Plan
The plan set does not have the same title that is referenced in the proffers. There is no place in the plan set
labeled Application Plan. Three sheets were provided and are labeled Site Layout Plan, Notes, and Grading
Plan. In general, organization of notes by category is needed for the application plan. The following sheets are
refenced but not provided:
• Existing conditions
• The illustrative plan that was mentioned in the narrative but is not in the plan set and there is no sheet
• A sheet showing conceptual road improvements proffered in Proffer 1 c.
Sheet 1- Site Layout Plan -
The open space chart and regulations should be moved from the main application page to accompany
the other notes on the Sheet 2-Notes that apply to recreation.
Sheet 2-Notes-
• Notes should be organized by category. All open space and rec requirements should be in one place.
All trailhead requirements should be in one place, etc.
• Notes that are restating ordinance regulations must be eliminated. Delete Notes 1, 2, 5 and 6
• Conservation Areas are already defined in the ordinance so Note 5 is unnecessary or use the exact
wording of the definition from the ordinance:
o Conservation area. The term "conservation area" means an area identified on a plan
submitted for approval which contains cultural assets or natural features such as non -tidal
wetlands, floodplain, slopes identified in the open space element of the comprehensive plan,
or streams and stream buffers, within which only limited disturbance or development is
allowed. Uses allowed in conservation areas include, but are not limited to, utilities,
greenways, pedestrian paths, streets, and stormwater management facilities, where, in the
opinion of the County Engineer, no other location is reasonably available and when these
improvements have the least impact possible on the environmental features of the area.
• Notes 8 and 9-Section 4.16 allows substitutions of equipment or facilities may be approved by the
director of planning and community development, provided they offer a recreational amenity
equivalent to the facilities listed above, and are appropriate to the needs of the occupants. To avoid
any confusion at site plan as to what is required, specific waivers and substitutions should be
addressed with the rezoning. For example, if the number of required tot lots are being reduced, this
needs to be documented as to what equivalent substitution is acceptable. The swimming pool, club
house, and rec field are acceptable substitutions for the basketball courts. Based on the maximum
number of units of 328 proposed, the following would be required (below). Minimum specifications must
be provided for the amenities listed.
WWW.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
Required
Proposed
Tot Lots: 1/30 units, 1/each additional 50 units=
1 Tot Lot
7 Tot Lots
Clubhouse
Basketball court: One-half court for basketball/100
Fitness Area
units=3 half courts
Swimming Pool
Recreation Field
Trailhead Park —see comments below about the
trailhead park
Greenway Trail
Building Heights- The maximum building height is 45 feet in height with a stepback required at 40 feet.
Given that is only five feet less than the maximum height, should a stepback be required at a lower
height?
Building Architecture- This note is not enforceable by Zoning as written. Is this to address items the
ARB has requested be required on the application plan?
Affordable Housing -The Housing Planner should review these regulations before they are finalized. At a
minimum, language should be added to ensure the requirements are enforceable and use standard
language such as "Prior to the first certificate of occupancy, the developer shall enter into an
agreement with the County of Albemarle restricting the rental rates of the affordable units for a period
of at least ten years [or longer according to Housing Planner]
Sheet 3-Grading Plan
• A legend should be added to this sheet
Proffers
Proffer 1- Road Improvements -Comments from VDOT and the Transportation Planner are needed to finalize
comments on Proffer 1. Preliminary Zoning comments are below.
• Proffer 1(a)- Narrative indicates 0.77-acres for land dedication for road improvements but proffers
indicate 0.82. The application plan sheet referenced is not part of the proposed application plan set.
Wording must be added to indicate that the dedication must occur upon written request by the County
and specify a deadline for the applicant to make the dedication or necessary subdivision application to
the County. , "Upon written request by the County, the owner must dedicate .. , within 30/60/90
days of the request.
The Applicant shall bear the costs of preparing the subdivision plat necessary for the dedication of the
Dedication Parcel to the County, and any other required plats or surveys, and the preparation of the
deed to convey the Dedication Parcel to the County. The Applicant shall provide general warranties of
title in the deed conveying the Dedication Parcel
• Proffer 1 (b)-This proffer should be re -worded to "Upon written request by the County, but no sooner
than five (5) years from the date of approval of ZMA 2019-08, the owner must contribute within 180
days [suggest a shorter time frame] $750,000 cash to the County for the purposes of funding
transportation improvements to John Warner Parkway or Rio Road within the vicinity of the project.
• Proffer 1 ( c)- Wording must be added "Owner shall design and construct,
Proffer 2-
• Proffer 2(a)- Minimum amenities for the trail must be specified on the Application Plan and the approval
process either in the proffers or on the application plan. I believe some requirements are indicated with
Note 9 on Sheet 2.The note on Sheet 2 of the application plan only says "developer will coordinate' and
this is not sufficient for enforcement purposes.
• Proffer 2(b)- Add wording to the last sentence of the proffer, the owner must make the necessary
subdivision application within 30/60/90 days of the request and dedication must occur X number of
days from the request date.
WWW.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
Proffer 3- Transit Stop- Comments from VDOT, CAT, and the Transportation Planner are needed to finalize
comments on Proffer 3. Preliminary Zoning comments are below.
• Proffer 3(a)-Minimum standards for the transit stop must be contained in the proffer.
• Proffer 3(b)-Add a sentence to the proffer to specify the timing of the cash contribution such as "the
owner must make the cash contribution within 30/60 days upon written request from the County.
W W W.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
C,4 OF AL
o� County of Albemarle
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
To: Applicant
From: Kevin McDermott; Planning Manager
Date: May 10, 2021
Re: ZMA201900008 — Rio Point
401 McIntire Road, North Wing
Charlottesville, VA 22902-4579
Telephone:434-296-5832
WWW.ALBEMARLE.ORG
The Albemarle County Community Development Department, Planning Division, Principle Planner for Transportation
has reviewed the above referenced proposal and associated revised traffic impact statements as submitted by Ramey
Kemp and Associates, Inc. (April 2021) and would like to provide the following comments:
• Please include a figure of the Roundabout concept showing storage and lane configuration and potential
dedication of land proffered to accommodate the roundabout, other road improvements, and shared -use path. This
should be included in the application plan and/or described in detail in the proffers. Currently difficult to tell if it
accommodates all necessary land.
• Build w/roundabout shows increase in queuing and delay for JWP traffic over the no -build w/roundabout. This is
the worst operating movement. Is there any way to address this? Possibly a slip lane.
• A left -in from Rio to Dunlora Drive is shown in the concept plan for the Roundabout. Please address in more
detail the removal of this movement from the analysis. Are we confident that will not be included despite the fact
that it is shown in the concept, why, how will the desire for that movement be
• Why show the w/roundabout for the Dunlora Forest Dr intersection? The roundabout improvements at
JWP/CATEC/Rio Rd do not appear to have any effect on operations at this intersection. Any recommendation to
address the continued issue with the WBL at this intersection understanding that the Rio Point development does
not make a noticeable change to that problem, but it is still a problem.
• Same question on inclusion of the roundabout at Pen Park Rd analysis. It doesn't appear to have any effect on
operations. Minor increases in delays for the WB movements at this intersection between the Build and No -build.
Any thoughts on ways to address this?
• The Rio Rd intersection at the proposed full movement driveway would operate with a failing movement for
vehicles leaving the site wishing to turn left. This issue should be addressed to prevent people from turning right
and attempting U-turns somewhere further south on Rio Rd East or taking unnecessary risks to get out between
traffic.
• Please remove the reference to Charlottesville Area Transit in proffer 3.(a) and replace with public transit stop. IN
3.(b) the decision should be left to the County on where to place the transit stop, not the City.
• The proposed roundabout at JWP/Rio/CATEC is proposed for funding through the state Smart Scale Program.
However, the County will need to contribute $2MM in local funds in order to receive the State funds. This
funding is not specifically included in the CIP at this time. Therefore, the proffered funds in the amount of
$750,000 to make these improvements may be necessary to complete the project. Staff appreciates the recognition
of this need and the proffer to address this. This is a major improvement from a safety and delay perspective from
the current situation. Additionally, the extension of the shared -use path south on Rio and new trailhead and
parking will improve biking and walking infrastructure in the area and the proffered bus stop will improve transit
in the corridor.
• Staffs only concerns about traffic operations are the JWP, Dunlora Forest Dr, and full movement driveway
queuing and delays. As requested above any recommendations to address these issues would be appreciated.
If you have any questions regarding these comments, please feel free to contact me.
Kevin M. McDermott
Planning Manager
Albemarle County
401 McIntire Road
Charlottesville, VA 22902
(434) 296-5841 Eat. 3414
kmcdermott@albemarle.org
Review Comments for ZMA2O19OOOO8
Project N
PLACE
Date Completed:) Monday, May 03, 2021 Department/Division/Agency: Review Status:
Reviewer: Margaret Maliszewski CDD ARB Requested Changes
The notes regarding architecture and planting that were included on the previous plan remain on the current plan, which is
positive. However, some building footprints are now larger than they were previously. Even with the treatments identified in the
notes, the visual impacts of the buildings on the north and west perimeters of the site will be difficult to mitigate because of their
length and mass. Revising these to multiple buildings with smaller footprints would be appropriate.
Page: County of Albemarle Printed On: 05/04/2021
Review Comments for ZMA2O19OOOO8
Project N
PLACE
Date Completed:) Tuesday, May 04, 2021 Department/Division/Agency:
Reviewer: Frank Pohl CDD Enaineerina
Review Status:
See Recommendations
- On the Walking Radius Exhibit, parcel labeled as "Pen Park" is actually the Charlottesville Catholic School (TMP61A-29). I
don't think there is access to the RTF through this parcel.
- Side slopes leading to the pond should have a gradient of 4H:1V to 51-1:1V [VA DEQ SWM Design Spec. 14 and 15, Section
6.61. It appears the slopes may be steeper. This can be addressed during WPONSMP review but could require additional
SWM facilities or expansion of the proposed Tactility footprint. Addressing this comment may result in impacts to the
intermittent stream from the proposed stormwater management facility. If so, ACOE permitting of stream impacts may be
required prior to VSMP/WPO approval.
Page- 1 County of Albemarle Printed On: 05/05/2021
Review Comments for ZMA201900008
Project Name:IPARKWAY PLACE
Date Completed:) Friday, April 30, 2021 Department/DivisioNAgency: Review Status:
Reviewer: Betty Slough rCDD Insoections 1, FNo Objection
Page: 1� County of Albemarle Printed On: 05/04/2021
Review Comments for ZMA2O19OOOO8
Project N
PLACE
Date Completed:) Friday, April 23, 2021 Department/DivisiorJAgency:
Reviewer: Howard Lagomarsino Fire Rescue
Review Status:
See Recommendations
No Objection to Zoning Map Amendment, however, though not necessary to directly address at this stage but to help in
planning future steps of this project, presenting points ACFR use and apply, as appropriate (some or all may apply to a
particular project), in reviewing projects:
1) To accommodate emergency/fire vehicle access, emergency vehicle access road(s)/route(s) may be required
2) Emergency/fire vehicle access road(s)/route(s) need to provide access to all buildingststructures to allow access of all sides
of the ground level within 150 feet from the emergency apparatus
3) An emergency/fire vehicle access road/route needs to provide a suitable service to sustain the weight of emergency
apparatus weighing up to 80,000 lbs.
4) An emergency/fire vehicle access road/route needs to provide an unobstructed travel way width of 20 ft. if
buildings/structures are under 30 feet tall and 26 ft. if over 30 feet tall
5) Emergency/fire vehicle access roads need to be clear of overhead obstructions at 13 ft 6 in. and below
6) To ensure that parking does not obstruct the emergency apparatus travel way as described above, no parking signs may be
required in appropriate areas
7) Any dead-end longer than 150 ft may require an approved turn around for emergency apparatus
8) May need to provide a note of the required ISO fire calculation for the buildings
9) If within the ACSW service area, may need to indicate the latest ACSW flow test to ensure adequate fire flow per calculation
in comment # 6
10) If within the ACSW service area, may need to provide the required fire hydrants as determined by calculations in # 6
11) If fire suppression systems or standpipes are installed the FDC must face the road, on address side and there needs to be
hydrant within 100 ft. of the FDC, arranged so that when hydrant and FDC are in use for emergency operations, hose does
not obstruct travel way.
12) If not within the ACSW service area, may need to provide a note identifying location of closest water source suitable for
emergency apparatus operations
13) A Knox Box may be required. May need to place a note indicating this on the site plan. The location of this can be
coordinated with the Fire Marshars Office.
Page: 1� County of Albemarle Printed On: 05/04/2021
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street (804) 7862701
Commissioner Richmond, Virginia 23219 Fax: (804) 786.2940
May 10, 2021
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Cameron Langille
Re: Rio Point (Parkway Place) — Zoning Map Amendment Request
ZMA-2021-00008
Review # 1
Dear Mr. Langille:
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section, has reviewed the above referenced plan as prepared by Timmons Group, dated 2 April
2021, and offers the following comments:
1. Comments on TIA:
a. Signal timing will need to be adjusted to reflect existing timing in the controller at
Rio Rd and John Warner Pkwy including Control Type (actuated uncoordinated),
minimum green times for all phases, yellow change and all red clearance times for
all phases, and flash don't walk time for phase 4. Signal timings for this
intersection are attached. The intersection is currently running FYA but that
feature is omitted during the peak hours so it should not be included in the
Synchro models.
b. At the intersection of Rio Rd and John Warner Pkwy, the queue length values
shown in the Appendix (pg 79) do not match the values listed in the summary
Table 7 (pg 7). Given that Synchro was not used to analyze the roundabout at this
intersection, the Synchro queue report should be removed, leaving the Sidra
report in place. The same is true for the Build condition with Roundabout as well.
Also, why is there a reduction in delay in the SBR movement under the 2023
Build condition (with no Roundabout)?
c. The Department is currently running FYA on phases 1 and 5 at the intersection of
Rio Rd and Pen Pk but they are not shown in the Synchro models. Please make
this adjustment.
d. It is understood that the proposed roundabout at Rio Road and John Warner Pkwy
will not be included in the Rio Point development. Based on RKA's analysis
using projected traffic counts for Year 2023, the roundabout is anticipated to
operate at LOS C. It is important to note that this proposed roundabout project is
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
May 10, 2021
Attn: Cameron Langille
not expected to be constructed within the next few years, so the County should
anticipate traffic operations to reflect the "no -build" condition in the study.
2. Show the distances from Dunlora Dr. to the right -in -only entrance, from Dunlora Dr. to
the full -access entrance, and from the full -access entrance to Dunlora Forest Dr. (not
shown on the Plans), and ensure these distances conform to Appendix F of the Road
Design Manual.
3. Note that the final plan must show conformance with the VDOT Road Design Manual
Appendices B(1) and F, as well as any other applicable standards, regulations or other
requirements.
Please provide a digital copy in PDF format of the revised plan along with a comment response
letter. If further information is desired, please contact Doug McAvoy Jr. at (540) 718-6113.
A VDOT Land Use Permit will be required prior to any work within the right-of-way. The
owner/developer must contact the Charlottesville Residency Transportation and Land Use
Section at (434) 422-9399 for information pertaining to this process.
Sincerely,
Adam J. Moore, P.E.
Area Land Use Engineer
Charlottesville Residency
Review Comments for ZMA2O19OOOO8
Project N
PLACE
Date Completed:) Tuesday, May 04, 2021 Department/DivisiorJAgency:
Reviewer: Tim Padalino Parks
upen space ueaicatea to Puouc use (-lraiineaa Pair):
Review Status:
[See Recommendations
1a. ACPR supports the proposed use of this 1.1-acre area to be dedicated to public use as a "trailhead park" for public
enjoyment and public access to the Rivanna Trail / John Wamer Parkway shared use path.
1 b. ACPR is supportive of participating in a collaborative planning and design process focused on determining the uses,
amenities, and improvements within this proposed Trailhead Park.
1 c. Staff acknowledges Note #9 which states that "The developer shall design and construct park amenities for the Trailhead
Park'" and which lists different types of amenities proposed for this park. Staff also acknowledges note #1 in "Land Dedicated
to Public Use" which states "The developers shall construct all improvements within the trailhead park." Although additional
details would be determined during the collaborative planning and design process (as described in the project narrative), it is
important to understand some of the details or quantities of these proposed amenities and improvements (specifically the
number and configuration of parking spaces) in order to clearly assess the adequacy and appropriateness of a Trailhead Park
as a "Neighborhood Service Center."
1d. Staff preemptively notes that the proposed trail connections and signage/maps (described in the project narrative) should
clearly direct trail users to publicly -accessible facilities and amenities, and should not provide wayfinding information that would
facilitate trespassing on private property.
2. Site Layout Plan:
2a. ACPR staff acknowledges the proposed ROW dedication and proposed construction of a 10' pedestrian and bicycle
pathway along E Rio Road, and strongly supports the inclusion and provision of this proposed public facility.
2b. Please clarify if the "0.12 acre greenway" would be dedicated to public use, or if that area would be private open space.
ACPR staff recommends dedication of public greenway area in this vicinity, along the southwestern portions of the subject
property closest to the Meadow Creek stream corridor, to help facilitate future greenway connectivity.
2c. Staff acknowledges the proposed Landscape Buffer and the developer's plans to "retain existing natural undisturbed
vegetation or plant a mix of deciduous and evergreen trees and shrubs native to Virginia" (as described in the project
narrative). ACPR staff supports the protection, retention, maintenance, and management of (healthy) existing vegetation within
the proposed Landscape Buffer, and supports supplementing that existing vegetation with a mixture of additional trees and
shrubs native to Virginia.
2d. Staff also acknowledges the proposed amenities for the proposed on -site (private) active recreation area listed in Note 8,
and strongly supports the provision of (private) playground equipment and other active recreation amenities on -site for
residents and guests.
3. Proposed Land Uses: ACPR staff reasonably anticipate that the proposed 328 new dwelling units would produce an
increased demand for, and result in increased impacts to, existing County parks, greenways, and blueways (water recreation).
Staff believes the proposed open space dedications and provisions of publicy-accessible recreational amenities are partially
helpful, but are not adequately proportional to the reasonably anticipated impacts to existing County parks and outdoor
recreation resources.
4. Proffer Statement: ACPR staff acknowledges Proffers #2(a) and 92(b). Additional internal discussion and external
coordination with applicants regarding future maintenance responsibilities are required prior to ACPR (potentially)
accepting/approving proffer 92(b).
Page: � County of Albemarle Primed On: 05/OS/2021
Review Comments for ZMA2O19OOOO8
Project N
PLACE
Date Completed:) Wednesday, May 05, 2W1 Department/DivisiorJAgency:
Reviewer: Stacy Pethia CDD Planning
Review Status:
See Recommendations
Please be aware that the County is currently updating its Housing Policy. The new Housing Policy will be going to the Board of
Supervisors in June and has different recommendations for affordable housing from the current policy. A draft of the
proposed new Housing Policy is attached to these comments for the applicants reference. Please do not hesitate to contact
me to further discuss the new housing policy.
Under the current housing policy, the maximum affordable rents must account for the cost of any tenant provided utilities. The
current housing policy, affordable housing is defined as:
Affordable Housing is defined, for the purpose of this policy, as those houses affordable to the forty percent of the County
population that have household incomes at or below 80% of the area median income. For 2003, the maximum affordable home
for purchase (80% median income) would be $172,000 and maximum housing costs (rent and utilities) for tenants would be
$787 (50% median income).
As you can see, the maximum housing cost for renters must include the cost of utilities. I recommend adding something similar
to:
Rents for such units shall not exceed the US Department of Housing and Urban Development (HUD) Fair Market Rents, minus
an allowance for tenant provided utilities as established by Virginia Housing for the Housing Choice Voucher program.
Thanks,
Stacy R. Pethia, PhD
Housing Policy Manager
Albemarle County
speth ia@albemarle.org
434.296.5832 x3240 (Office)
434.409.6133 (Cell)
1600 5th Street Ext., Suite A, Charloftesvile, VA 22902
Page: 1� County of Albemarle Printed On: 05/13/2021
HOUSING ALBEMARLE:
RECOMMENDATIONS FOR A NEW
HOUSING POLICY
Dated May 4, 2021
HOUSING ALBEMARLE:
AT -A- G LA N C E
Objective 1: Increase the supply of housing to meet the diverse housing needs of all
current and future Albemarle County residents.
Strategy 1 a: Allow, encourage, and incentivize a variety of housing types (such as
bungalow courts, triplexes and fourplexes, accessory dwelling units, live/work units, tiny
homes, and modular homes); close to job centers, public transit and community
amenities; and affordable for all income levels; and promote increased density in the
Development Areas.
Action Steps:
• Ensure a mixture of housing types are provided, with a minimum of 20% of
the total number of housing units in new developments being provided as
affordable housing.
• Review and update housing density bonuses within the zoning ordinance to
encourage a variety of housing types.
• Explore options with county owned land to develop a permanent
affordable housing community.
• Consider designating Housing Rehabilitation Zones to encourage and
incentivize the development and preservation of affordable and workforce
housing in those zones.
Objective 2: Increase the supply of long-term affordable and workforce rental
housing in Albemarle County.
Strategy 2a: Promote affordable and workforce rental housing development and
preservation.
Strategy 2b: Provide incentives to increase production of affordable rental housing.
Action Steps:
• Promote the use of the existing density bonus ordinance as a tool to
achieve affordable rental housing.
• Identify a package of developer incentives other than bonus density, such
as reductions in parking or minimum lot size requirements, to encourage
development of affordable and workforce housing.
• Develop an Accessory Apartment Loan Program to encourage the
construction of accessory apartments. Pilot the program as a workforce
housing solution for County teachers and school employees.
Strategy 2c: Develop procedures for monitoring and enforcing compliance of
occupancy and rent restrictions required by law and/or funding sources.
Strategy 2d: Develop mechanisms, such as deed restrictions, to ensure affordable
rental units developed utilizing county incentives remain affordable for a minimum of
30 years with the long-term goal of creating a stock of permanently affordable rental
housing units.
Strategy 2e: Partner with local organizations (including, but not limited to, nonprofit
agencies, realtor associations, regional jurisdictions, the University of Virginia, and
county departments) to promote access to affordable rental housing opportunities.
Action Steps:
• Identify local partners.
• Establish a publicly accessible platform for maintaining publicly accessible
data on housing units available for rent including location, price, size/type,
and amenities.
Objective 3: Improve access to affordable and workforce homeownership
opportunities and promote long-term affordability of for -sale housing.
Strategy 3a: Develop policies creating affordable and workforce homeownership
opportunities through new residential development and the preservation of existing
owner -occupied housing.
Strategy 3b: Support the development of permanently affordable owner -occupied
housing through the community land trust model and other shared equity forms of
ownership.
Strategy 3c: Develop procedures for monitoring and enforcing occupancy and sales
price restrictions required by law and/or funding sources.
Strategy 3d: Develop mechanisms (such as deed restrictions) to ensure affordable
for -sale units developed with county incentives and other types of county support
remain affordable for a minimum of 40 years with the long-term goal of creating a
stock of permanently affordable for -sale housing units.
Strategy 3e: Partner with local organizations (including, but not limited to nonprofit
agencies, realtor associations, the City of Charlottesville, the University of Virginia, and
county departments) to promote access to affordable homeownership opportunities.
Action Steps:
• Identify local partners.
• Establish a publicly accessible platform for maintaining publicly accessible
data on affordable housing units available for sale including location, price,
size/type, and amenities.
Objective 5: Develop and implement an Affordable Dwelling Unit Program under
Virginia Code Section 15.2-2304.
Strategy 5a: Develop an Affordable Dwelling Unit Program structure and guidelines,
including provisions.
Action Steps:
• Establishing a minimum period of affordability of 30 years for rental units and
40 years for homeownership units;
• Identifying mechanisms to secure minimum affordability periods;
• Specifying method for calculating the amount of developer cash -in -lieu of
affordable unit payments; and
• Establishing the right of first refusal for the purchase of for -sale Affordable
Dwelling Units by Albemarle County or a designee.
Strategy 5b: Revise Albemarle County's Zoning Ordinance to include the Affordable
Dwelling Unit Program.
Objective 6: Establish a Housing Trust Fund
Strategy 6a: Develop and implement a sustainable Housing Trust Fund for adoption
by the Board of Supervisors.
Action Steps:
• Identify the target market, target partners, the overall purpose to be
accomplished plus the sources of funding for a trust fund including, but not
limited to, developer cash -in -lieu payments. Fund and hire the staffing
required to implement and operate the Fund.
• Establish an application process for the trust fund, including priorities for
funding, application period(s), timelines for proposal review and selection,
and methods to evaluate funding proposals.
• Develop success measures and the mechanisms for tracking and reporting
the number of affordable units supported with trust fund dollars, as well as
other related success measures
Objective 8: Reduce regulatory barriers to affordable and worldorce housing
production.
Strategy 80: Review the County's Comprehensive Plan to identify barriers to
affordable and workforce housing development and remove identified barriers.
Action Steps:
• Review all chapters of the Comprehensive Plan to identify barriers in
language and policy recommendations.
• Review Master Plans to identify barriers in language and policy
recommendations.
• Review all Comprehensive Plan land use designations and corresponding
densities, unit types, lot sizes, form recommendations, and land use maps to
identify barriers.
• Work with the community and stakeholders to identify solutions to remove or
resolve identified barriers and update Plans accordingly.
Strategy 8b: Review the County's ordinances and zoning map to identify barriers to
affordable and workforce housing development and to ensure County ordinances
support this policy and the updated Comprehensive Plan. Remove identified barriers
and resolve inconsistencies.
Action Steps:
• Review the County's ordinances including the subdivision ordinance, zoning
ordinance, and zoning map to identify barriers to affordable and workforce
housing.
• Work with the community and stakeholders to identify solutions to remove
barriers and update ordinances and zoning map accordingly.
Consideration should be given to the following:
• In all zoning districts, reduce minimum lot sizes, setback requirements,
and minimum parking requirements to allow for more affordable and
workforce housing development.
• In single-family neighborhoods, achieve greater housing supply and
diversity by allowing small-scale residential structures such as
duplexes, triplexes and fourplexes that are in keeping with the scale
of the existing neighborhood.
• In all residential zoning districts allow external accessory dwelling
units.
• Evaluate the effectiveness of the existing density bonus ordinance as
a tool to achieve affordable housing. Amend as necessary.
Strategy 8C: Ensure all future zoning text amendments and zoning map amendments
support the construction of innovative housing types and creative infill development
projects to help provide for increased density in the Development Areas.
iv
Preservation
of existing
housin
communities
Objective 4: Preserve and maintain the county's aging housing stock, and existing
communities.
Strategy 4a: Work with public and private partners to address housing maintenance
issues, including exploring methods for assisting lower -income homeowners in need of
smaller, lower -cost home repairs to access affordable home repair services.
Action Steps:
• Continue to pursue state and federal grant funding for housing
rehabilitation projects.
• Pursue a zero -interest housing rehabilitation loan program for low- and
moderate -income homeowners.
• Research best practices in home repair assistance programs.
Strategy 4b: Develop strategies to encourage owners of naturally occurring
affordable rental housing (NOAHs) to preserve all, or a portion, of these units as
affordable housing.
Action Steps:
• Complete a survey of multifamily rental properties located in Albemarle
County to identify NOAHs at least biennially.
• Pursue a zero -interest rental housing rehabilitation loan program to help
preserve and maintain affordable rental housing.
Strategy 4c: Explore programmatic options to support homeowner efforts to upgrade
water and sewer service by connecting to the publicly owned utilities systems.
Strategy 4d: Examine the need for, and feasibility of, implementing a rental
inspection district program to help ensure safe, decent, and sanitary living conditions
for tenants and other residents living designated areas.
Action Steps:
• Research effectiveness of rental inspection programs adopted in other
Virginia jurisdictions.
• Analyze neighborhood level housing data to identify potential areas for
designations as Rental Inspection Zones. Designate appropriate areas as
such.
• Develop rental inspection program guidelines, including inspection
schedules, time periods of compliance, and fines for noncompliance.
• Develop a resource needs analysis necessary to implement this program, if
adopted by the Board.
• Obtain funding for this program through outside sources if approved.
01
Strategy 4e: Develop and implement an Anti -Displacement and Tenant Relocation
Policy and associated guidelines.
Action Steps:
• Develop policy guidelines based on requirements of the federal Uniform
Relocation Act.
• Develop mechanisms for tracking relocation activities and policy
compliance.
• Provide technical assistance for developers creating relocation plans.
• Obtain funding for the tracking of these guidelines if adopted.
Strategy 41: Examine early indicators of neighborhood change and housing prices to
identify communities at risk of change. Focus programs and/or investment in those
areas.
Action Steps:
• Identify appropriate neighborhood change metrics.
• Identify, or develop and implement, an evaluation tool to track
neighborhood change.
• Report neighborhood change metrics to the Board on a routine basis.
Objective 6: Establish a Housing Trust Fund
Strategy 6a: Develop and implement a sustainable Housing Trust Fund for adoption
by the Board of Supervisors.
Action Steps:
• Identify the target market, target partners, the overall purpose to be
accomplished plus the sources of funding for a trust fund including, but not
limited to, developer cash -in -lieu payments. Fund and hire the staffing
required to implement and operate the Fund.
Establish an application process for the trust fund, including priorities for
funding, application period(s), timelines for proposal review and selection,
and methods to evaluate funding proposals. Develop success measures
and the mechanisms for tracking and reporting the number of affordable
units supported with trust fund dollars, as well as other related success
measures
Objective 7: Establish a standing housing advisory committee.
Strategy 7a: Establish a standing housing advisory committee.
Action Steps:
• Working with the Albemarle County Office of Equity and Inclusion,
determine desired representative committee membership
vi
• Establish committee structure including committee leadership and
membership terms.
• Establish committee charge to include, for example, monitoring progress
towards housing policy objectives; evaluating effectiveness of the county's
housing programs and policies, and making recommendations for changes;
or making recommendations for county investments in affordable and
workforce housing projects.
Strategy 7b: Work with Housing Advisory Committee to produce an annual housing
report to include progress towards meeting housing policy objectives, and an
evaluation of county housing policies and programs, as well as research into the
impact of housing and community characteristics on affordable housing provision and
prices.
Objective 9: Promote access to safe, stable, and healthy housing regardless of race,
color, religion, national origin, sex, elderliness, familial status, disability status, source
of income, sexual orientation, gender identity and veteran status.
Strategy 9a: Ensure changes in County policies, including zoning text amendments,
land use changes and Comprehensive Plan updates comply with state and federal
civil rights laws, and do not negatively impact the supply of, or equitable access to,
affordable housing. Evaluate housing programs and projects on how well they serve
communities of color, low-income renters, and cultural communities using clear,
measurable indicators.
Action Steps:
In cooperation with the Albemarle County Office of Equity and Inclusion,
identify metrics and tools to evaluate the impact of residential development
and legislative changes on county neighborhoods and households,
particularly with regards to the social inclusion of low-income households,
persons of color, seniors and persons with disabilities.
Develop and implement an Affordable Housing Impact Statement tool to
measure the potential impacts of policies, programs, or projects on the
County's affordable housing stock.
Strategy 9b: Expand community's knowledge of rights and responsibilities under the
Virginia Landlord and Tenant Act.
Action Steps:
• Develop educational materials and or educational trainings/events for
landlords, tenants of rental housing and interested community members.
• Work with Albemarle County Office of Housing to design and implement a
landlord outreach and education program to expand the use of Housing
Choice Vouchers.
vii
Objective 10: Work to end and prevent homelessness.
Strategy 10a: In partnership with public, private and nonprofit partners, expand
permanent housing opportunities for chronically homeless households.
Action Steps:
• Increase the number of permanent supportive housing units for chronically
homeless individuals.
• Dedicate 20 project -based housing choice vouchers to Permanent
Supportive Housing development(s) for chronically homeless households by
2022.
• In partnership with mental health and homeless service providers, apply for
HUD's Mainstream Voucher program to serve 20 additional formerly
homeless households in Permanent Supportive Housing or Rapid Re -Housing.
• Dedicate funding to create one additional supportive housing case
manager position to assist formerly homeless households in maintaining
housing stability.
• Support the creation of a "Move -On" program to assist formerly homeless
households currently in Permanent Supportive Housing or Rapid Re -Housing
who no longer need intensive supportive services transition out of those
programs and remain stably housed.
• Establish a Housing Choice Voucher preference for formerly homeless
households in Permanent Supportive Housing or Rapid Re -Housing programs.
Strategy 1 Ob: Promote the best practice of Housing First.
Action Steps:
• Incentivize and prioritize applications for homeless and housing services
funding from Albemarle County that utilize a Housing First approach.
Strategy 1 Oc: Prevent homelessness where possible through homeless prevention
programs and strategies.
Action Steps:
Dedicate funding to support local homeless prevention programs in
preventing homelessness among 40 additional households per year.
Dedicate funding to expand local emergency hotel and motel vouchers for
homeless families with children to serve an additional 10 families per year.
Strategy 1 Od: Address unmet needs for people living unsheltered
Action Steps:
• Dedicate funding to help support the creation one additional street
outreach and engagement position.
• Dedicate funding to expand local emergency shelter capacity by 10
units/beds for individuals.
viii
Strategy 10e: Assist households experiencing homelessness to quickly return to
housing and remain stably housed.
Action Steps:
• Dedicate funding to support homeless housing programs serve an
additional 20 households quickly identify, move into, and remain in housing
per year.
Collaborate with local and regional partners to expand housing programs
for youth experiencing homelessness.
Objective 11: Enable Albemarle Residents to age in the community.
Strategy 11 a: Partner with nonprofit and for -profit affordable housing developers to
increase the supply of affordable and accessible housing options in Albemarle
County, with an emphasis on units affordable to low-income senior and disabled
households.
Strategy 11 b: Promote the inclusion of Universal Design standards into all new
residential developments.
Strategy 11 c: Support and promote housing options that allow for aging in place
both within a community and at home. To combat social isolation among people with
different abilities, encourage the creation of fully accessible communities with
accessible design elements such as wheelchair ramps, handrails on both sides of
staircases, Braille directional signage, and barrier -free walkways. Ensure communities
have easy access to public transportation options.
Action Steps:
• Encourage inclusion of design and construction features that support aging
in place (such as non -slip flooring, reinforced walls in bathrooms to support
grab bars, or rocker panel light switches) in all new residential construction.
• Encourage inclusion of affordable, senior appropriate housing units in
mixed -use communities.
• Promote the creation of age -friendly community spaces and amenities,
such as including well -lit sidewalks and walking paths in all communities,
signaled crosswalks to allow access to shopping and services, easy to read
signage, public transit access, and seating areas in local parks.
Strategy 11 d: In partnership with public, private, and nonprofit partners, work to
increase the number of supportive housing communities for persons with disabilities to
promote independent living and community integration for such persons.
Strategy 11 e: Continue to offer property tax exemptions for low-income senior
homeowners.
Strategyl If: Continue to provide real estate tax exemptions for the County's veterans
with a 100% service -connected disability, and homeowners with a total and
permanent disability.
ix
Strategy 11 g: Study the feasibility of implementing a rent rebate program for low-
income seniors to help with housing affordability issues.
Objective 12: Promote healthy, sustainable communities and housing.
Strategy 12a: Promote mixed -income development throughout the County's
Development Areas.
Strategy 12b: In partnership with local transit providers and the Albemarle County
Broadband Authority, examine options for expanding access to both amenities in
both urban and rural neighborhoods to increase resident access to services,
education and training, and employment opportunities.
Strategy 12c: Support the goals of Albemarle County's Climate Action Plan to
enhance environmental sustainability and reduce the overall cost of housing by
ensuring new housing is developed near job centers and alternative transportation
opportunities.
Action Steps:
• Continue to require and provide sidewalks and pedestrian paths in the
Development Areas.
• Support expanded transit services including bus shelters and benches in
new development projects.
Strategy 12d: Partner with nonprofit housing and/or public health organizations to
address unhealthy housing issues, particularly in rural and historically underinvested
areas.
Strategy 12e: Working with nonprofit partners, support homeowners and owners of
rental properties in completing home energy efficiency upgrades.
Strategy 1211: Promote incorporation of energy -efficient design in all new residential
development.
0
STRATEGY IA:
EXPLORE OPTIONS WITH COUNTY OWNED LAND TO
DEVELOP A PERMANENT AFFORDABLE HOUSING
COMMUNITY.
STRATEGY 2B & 3B:
PROVIDE INCENTIVES TO INCREASE PRODUCTION
OF AFFORDABLE RENTAL AND FOR -SALE HOUSING.
STRATEGY 5A:
DEVELOP AN AFFORDABLE DWELLING UNIT
PROGRAM STRUCTURE AND GUIDELINES.
STRATEGY 6A:
DEVELOP AND IMPLEMENT A SUSTAINABLE
Q HOUSING TRUST FUND FOR ADOPTION BY THE
BOARD OF SUPERVISORS.
STRATEGY 7A:
ESTABLISH A STANDING HOUSING ADVISORY
1
COMMITTEE.
STRATEGY 10A:
IN PARTNERSHIP WITH PUBLIC, PRIVATE AND
_ NONPROFIT PARTNERS, EXPAND PERMANENT
HOUSING OPPORTUNITIES FOR CHRONICALLY
HOMELESS HOUSEHOLDS.
(Page intentionally left blank)
HOUSING
Pursuant to Virginia Code § 15.2-2223(D), localities are required to address affordable
housing in their comprehensive plans:
The comprehensive plan shall include the designation of areas and
implementation of measures for the construction, rehabilitation and
maintenance of affordable housing, which is sufficient to meet the
current and future needs of residents of all levels of income in the
locality while considering the current and future needs of the
planning district within which the locality is situated.
The housing goal, policy objectives and strategies outlined on the following pages satisfy this
statutory requirement and are designed to address housing needs in Albemarle County
through the year 2040.
11Page
Contents
AlbemarleCounty Vision & Housing Goal..........................................................................................4
Introduction............................................................................................................................................. 5
Definitionsof Terms.................................................................................................................................7
Policy Objectives & Strategies............................................................................................................12
Objective 1: Increase the supply of housing to meet the diverse housing needs of all
current and future Albemarle County residents..........................................................................13
Objective 2: Increase the supply of long-term affordable and workforce rental housing in
AlbemarleCounty............................................................................................................................14
Objective 3: Improve access to affordable and workforce home -ownership opportunities
and promote long-term affordability of for -sale housing...........................................................18
Objective 4: Preserve and maintain the county's aging housing stock, and existing
communities...................................................................................................................................... 21
Objective 5: Develop and implement an Affordable Dwelling Unit Program under Virginia
CodeSection 15.2-2304...................................................................................................................26
Objective 6: Establish a Housing Trust Fund..................................................................................27
Objective 7: Establish a standing housing advisory committee................................................28
Objective 8: Reduce regulatory barriers to affordable and workforce housing production.
............................................................................................................................................................. 29
Objective 9: Promote access to safe, stable, and healthy housing regardless of race, color,
religion, national origin, sex, elderliness, familial status, disability status, source of income,
sexual orientation, gender identity and veteran status..............................................................30
Objective 10: Work to end and prevent homelessness..............................................................33
Objective 1 1: Enable Albemarle Residents to age in the community......................................37
Objective 12: Promote healthy, sustainable communities and housing..................................42
Implementationpriorities....................................................................................................................45
Indicatorsof Progress...........................................................................................................................49
Appendices
Appendix 1: Community Outreach...................................................................................................51
21Page
(Page intentionally left blank)
31Page
ALBEMARLE COUNTY VISION &
HOUSING GOAL
County Vision:
Albemarle County envisions a community with abundant natural,
rural, historic, and scenic resources; healthy ecosystems; active and
vibrant development areas; a physical environment that supports
healthy lifestyles; a thriving economy; and exceptional educational
opportunity for present and future generations.
Housing Goal:
Albemarle County's housing will be safe, decent, and sanitary;
available to all income and age levels; located primarily in the
Development Areas; and available equally to current and future
County residents.
41Page
INTRODUCTION
Housing plays an important role in all our lives. Homes provide a foundation for life and
promote equitable communities. A variety of quality housing types, affordable to a range of
incomes, support positive health outcomes, educational achievement, and employment.
Albemarle County is doing well on these fronts
overall, but the high cost of housing in our area
means thousands of individuals and families are
being left behind. While high housing costs
disproportionately affect our county's seniors,
Black and Latinx residents, and low-income
households, they are not the only ones
struggling. Local workers who provide essential
services to our community, such as teachers,
police officers, landscapers and bus drivers are
increasingly being priced out of the county.
Everyone deserves a safe, affordable place to
call home. Only by providing a variety of
housing types, affordable to individuals and
Overall Qualify of Life in
Albemarle County
Fair Poor
9% 1%
Source: 2020 Albemarle County
Community Survey
families with diverse incomes, can we ensure Albemarle County is a thriving, sustainable
community for all today and well into the future. The policy objectives and strategies
discussed below help ensure Albemarle County can meet this goal.
Special Note:
The policy recommendations presented in this document were finalized in February 2020.
Subsequently, on March 23, 2020 Governor Northam issued Executive Order 53 (later
amended) instituting a temporary stay-at-home order for all Virginians, the cessation of all in -
classroom school instruction through the end of school year, and the closure of all non-
essential businesses. These closures resulted in unprecedented job losses with Albemarle
County experiencing a 210% increase (from 2.8% to 9%) in the unemployment rate between
March 1 and April 30, 2020. While the unemployment rate decreased to 7.6% by the end of
June 2020, more than 4,000 county residents remained jobless'. The loss in income
accompanying these job losses has left many households struggling to meet their monthly
housing costs. A number of actions taken at the federal, state and local government levels
(e.g., eviction moratoriums, mortgage forbearances, and mortgage and rent assistance
programs) are helping to keep COVID-19 impacted households in their homes through the
end of the 2020. However, the full extent of the impact the pandemic will have is not yet
' Virginia Employment Commission
51Page
known. Albemarle County staff continues to monitor the situation and will bring forward
recommendations for further housing -related actions as needed.
61Page
DEFINITIONS OF TERMS
Accessible unit - Housing units built in conformance to the International Code Council
International Building Code specifications for Type A accessible units or meeting the Uniform
Federal Accessibility Standards (UFAS).
Accessory apartment - a separate, independent dwelling unit contained within the structure
of and clearly subordinate to a single-family detached dwelling, as distinguished from a two-
family dwelling.
Affordable Dwelling Unit Program - a program intended to address housing needs, promote
a full range of housing choices, and encourage the construction and continued existence of
affordably priced housing for low- and moderate -income residents living within the county,
as enabled by Section 15.2-2304 of the Code of Virginia.
Area Median Income (AMI) for Households - the AMI is the midpoint of all of the incomes for
a given area. Half of households in a given area have a higher income than the midpoint,
and half have an income less than that amount.
Comprehensive Plan - Albemarle County's Comprehensive Plan establishes a 20-year vision
for future development. It is a document that contains overarching policies,
recommendations and incorporates each of the Master Plans and Small Area Plans as they
are adopted by the Board of Supervisors.
Density - the number of families, persons or housing units per unit of land.
Development Areas - The Development Areas are designated areas for residential and
business growth, intended to be attractive and vibrant communities where people live, work
and play with infrastructure, such as schools, libraries, sidewalks and streets, to support these
areas.
Disability - under the Americans with Disabilities Act, a person is considered to have a
disability if he or she is unable to independently carry out one or more of the major life
activities of walking, eating, sleeping, breathing, seeing, hearing or thinking.
Employment Center - An area with employment -generating uses supporting basic industries
and economic development goals with secondary residential uses and commercial and
retail uses that support employees and residents.
HUD - U.S. Department of Housing and Urban Development.
71Page
Homeless or Homelessness - an individual or family who lacks a fixed, regular, and adequate
nighttime residence. This includes persons exiting institutions (e.g. hospitals or prison) where
they have resided for 90 days or less and who resided in an emergency shelter or place not
meant for human habitation immediately before entering the institution. Inadequate
nighttime residences include: 1) a public or private place not meant for human habitation; or
2) a publicly or privately operated shelter designed to provide temporary living
arrangements (e.g. homeless shelters or hotels rooms paid for by local government).
Homeowner - the analyses in this document are based on the U.S. Census Bureau's definition
of an owner -occupant - or homeowner - as an owner of residential property who lives in the
unit even if it is mortgaged or not fully paid for. The owner live in the unit as his/her principal
residence.
Household - A household includes all the people who occupy a housing unit. The occupants
may be a single family, one person living alone, two or more families living together, or any
other group of related or unrelated people who share living arrangements.
Household income (Extremely Low, Very Low, Low, Moderate, Middle) -The amount of
money that a household receives from all sources in a given year. Income thresholds are
adjusted for household size and are revised annually based on the area median income.
Housing affordability- Whether combined costs of housing consume no more than 30% of
household income, including monthly rent plus any tenant -paid utilities for renters, and
monthly mortgage payments plus property taxes and insurance for homeowners.
Housing Choice Vouchers (formerly known as Section 8 Rent Assistance) - a federally funded
rental assistance program for low-income households. Households must meet income
eligibility criteria. Each household pays a minimum of 30% of income for rent. For Albemarle
County, the Housing Choice Voucher program is administered by the Office of Housing.
Housing cost burden - a household is considered to be cost burdened when it pays more
than 30% of its gross income for housing.
Housing First - a homeless assistance approach that prioritizes providing permanent housing
to people experiencing homelessness to provide a stable platform from which individuals
and families can pursue personal and family goals and improved their quality of life.
Housing Rehabilitation Zones - specific areas created by local governments, by ordinance,
for the purpose of providing incentives and regulatory flexibility to encourage the
construction or preservation of housing (see Section 36-55.64 of the Code of Virginia).
Incentives may include, but not be limited to: reduction of permit fees, waiver of property tax
liens, and use of special permit process. Incentives and waivers apply for a period of 10
years.
Housing Unit - a single residential unit providing complete, independent living facilities for
one or more persons, including permanent provisions for living, sleeping, eating, cooking and
sanitation.
Income limits, Affordable Housing - the maximum amount of gross income a household can
earn to qualify for affordable housing. For affordable rental housing the income limit is 60% of
AMI adjusted for household size. For affordable for sale units the income limit is 80% of AMI
adjusted for family size.
Income limits, Worldorce Housing - to qualify for workforce rental housing, a household must
have a gross income between 60% AMI and 120%AMI. To qualify for workforce
homeownership opportunities, household income must fall between 80%AMI and 120% AMI.
Maximum Rent, Affordable Housing - the maximum rent to be charged for an Affordable
Housing rental unit is equal to one-fourth of 65% of the AMI adjusted for unit size. As of
Maximum affordable rents are calculated by multiplying the AMI by the following factors per
unit size:
Efficiency
0.009479
1 bedroom
0.010833
2 bedroom
0.013542
3 bedroom
0.016927
4 bedroom
0.018958
5 bedroom
0.021802
6 bedroom
0.024646
Maximum Rent, Workforce Housing - the maximum monthly rent to be charged for a
Workforce Housing rental unit may not exceed 110% of the Fair Market Rent applicable to
the size of the unit.
Maximum Sales Price, Affordable Housing - the maximum affordable home sales price shall
be equal to or less than 65% of the federal HOME Program's 1-Unit Purchase Price Limit for
Existing Housing for Albemarle County.
Maximum Sales Price, Workforce Housing - the maximum affordable home sales price shall
be equal to or less than 65% of the federal HOME Program's 1-Unit Purchase Price Limit for
New Housing for Albemarle County.
Median Home Sales Price - the sale price at which exactly half of homes for sale are listed
above this price and exactly half are listed below this price.
91Page
Minimum affordability period (owner -occupied) - affordable owner -occupied units shall
remain affordable for a minimum of 40 years.
Minimum affordability period (renter occupied) - affordable renter -occupied units shall
remain affordable for a minimum of 30 years.
Mixed Income Development - a type of development that serves households at various
income levels.
Naturally Occurring Affordable Housing - privately owned and operated residential rental
properties that maintain low rents without public subsidy.
Permanent Supportive Housing - a housing model that combines affordable housing
assistance with supportive services to support independent living. Supportive services may
include health care, education or training, and employment services.
Preservation - any of a variety of policies and programs designed to maintain the existing
housing stock. Preservation activities may include housing rehabilitation or the extension of
housing affordability compliance periods.
Rental Inspection Districts - Section 36-105.1 of the Code of Virginia provides local government with
the authority to inspect rental housing units in designated areas. The purposes of rental inspection
districts include protecting the health, safety and welfare of tenants; and addressing or proactively
preventing the deterioration of rental housing.
Rural Areas - The Comprehensive Plan designates areas outside of the designated
Development Areas or Master Planned Areas as Rural Areas. The Rural Areas consist of
approximately 95% of the County, or 695 square miles. These areas are designated for
conservation and preservation for the protection of environmental, historic, cultural, and
scenic resources.
Social Equity - the just and fair inclusion into a society in which all can participate, prosper,
and reach their full potential.
Sustainable Communities - a sustainable community takes into account, and addresses, the
full range of economic, environmental, and social equity needs of its members. Sustainable
communities meet the needs of the present without compromising the ability of future
generations to meet their own needs. They are places where people of diverse backgrounds
and perspectives feel welcome and safe, where every group has a seat at the decision -
making table, and where prosperity is shared.
Transit - A system of public transportation in a given area that can be made up of buses,
subways, light rails, or elevated trains.
10 1 Page
Transit Corridor -geographic band that follows a general directional flow or connects major
sources of trips served by public transportation.
Universal Design - the design and composition of an environment so that it can be
accessed, understood, and used to the greatest extent possible by all people regardless of
their age, size, ability or disability.
Zoning or Zoning Code - the process of classifying land in a locality into districts and
establishing in each district regulations concerning building and structure location and
design and the uses to which land, buildings and structures may be put.
11 1 Page
POLICY OBJECTIVES & STRATEGIES
121 Page
Objective 1: Increase the supply of housing to meet the diverse housing
needs of all current and future Albemarle County residents.
Albemarle County is growing. The University of Virginia's Weldon Cooper Center for Public
Service2 estimates the County's population will grow by 24.7% from 111,039 to 138,485 persons
by the year 2040. With this growth comes increased demand for housing of various types and
sizes that meet the diverse needs of both renters and homeowners, as well as those of
individuals and families of all sizes, ages, and abilities.
To accommodate this growth, the County will need to add approximately 11,750 new units
to our housing stock over the next 20 years3. The majority of this need-9,031 units or 77% of
the required new housing - is projected to be met with units already in the residential
development pipeline4. This means the county must support the development of an
additional 2,719 units to fully accommodate projected household growth through 2040.
The following strategies will help ensure housing is available for all current and future county
residents:
Strategy 1 a: Allow, encourage, and incentivize a variety of housing types (such as
bungalow courts, triplexes and fourplexes, accessory dwelling units, live/work units, tiny
homes, and modular homes); close to job centers, public transit and community amenities;
and affordable for all income levels; and promote increased density in the Development
Areas.
Action Steps:
• Ensure a mixture of housing types are provided, with a minimum of 20% of the
total number of housing units in new developments being provided as
affordable housings.
• Review and update housing density bonuses within the zoning ordinance to
encourage a variety of housing types.
2 University of Virginia Weldon Cooper Center, Demographics Research Group (2019). Virginia
Population Projections. Retrieved from https://demographics.coopercenter.org/virainia-population-
proiections
3 Albemarle County Community Development Department (2019). 2019 Growth Management Report.
http://www.olbemarle.org/upload/images/forms center/departments/community development/for
ms/PC Reports/2019/Growth Management Report November 12 2019 Aft a.pdf
4 Albemarle County Community Development Department (2019). Albemarle County Development
Dashboards, https://www.olbemorle.org/govemment/community-development/view/development-
dashboard. Accessed March 18, 2020.
s This percentage of affordable housing is based on the housing cost burden analysis presented in the
Comprehensive Regional Housing Needs Assessment report, which indicates approximately 21 % of
current county households are paying more than the recommended 30% of income for housing.
Assuming this percentage remains steady over the next 20 years, ensuring that 20% of all new housing
units are provided as affordable housing will help to fill the affordable housing gap.
13 1 Page
• Explore options with county owned land to develop a permanent affordable
housing community.
• Consider designating Housing Rehabilitation Zones6 to encourage and
incentivize the development and preservation of affordable and workforce
housing in those zones.
Objective 2: Increase the supply of long-term affordable and worldorce
rental housing in Albemarle County.
Renters represent approximately 37% of the total
households in Albemarle County (Table 1)7. The
majority (71 %) of renter households are located
within the county's Development Areas, reflective of
the distribution of multifamily housing throughout
the County. 96%of properties containing 5 or more
rental units are located in the Development Areas.
1007
90%
80%
7007
6007
5007
40%
30%
20%
10%
0%
Table 1: Households by Tenure 2019
Owner
26,265 63.3%
Renter
15,231 36.7%
rr r•
Figure 1: Distribution of Rental Housing by Units in Structure 2018
Development Areas Rural Areas
6 Section 36-55.64 authorizes local governments to establish, by ordinance, housing rehabilitation zones
for the purpose of providing incentives and regulatory flexibility in such zones including but not limited
to: reduction of permit fees; waiver of tax liens to facilitate the sale of properties to be substantially
rehabilitate, renovated, or replaced; and use of a special permit process. Incentives and waivers
apply to housing rehabilitation zones for a period of 10 years.
7 U.S. Census Bureau. DP04: Selected Housing Characteristics. 2 American Community 2019 American
Community Survey 5-Year Estimates.
14 1 Page
Single-family detached units are the predominant type of rental housing in the county's Rural
Areas (Figure 1)8.
Rental housing costs have been steadily increasing since 2010, rising 23% between 2010 and
2019 (Figure 2). Rents for smaller units increased the most during this period (Table 2). Median
$1,400 —
$1,200 $1,071
$1,000 9-�
$1,031
$800
$600
$400 —
$200
$0
Figure 2: Median Gross Rent 2010 - 2019
$1,106 $1,117 $1,189
$1,080 $1,115 $1,156
$1,244
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
gross rents for efficiency/studio, one -bedroom, and 5+ bedroom rental units increased 46%,
41 %, and 51 % respectively, while rents for units with 2, 3, and 4-bedrooms experienced rent
increases between 30% to 37%9
Table 2: Median Gross Rent by Number of Bedrooms 2015 - 2019
No Bedroom
740
$1,080
45.9%
1 BR
$779
$1,098
40.9%
2 BR
$912
$1,249
37.0%
3BR
$1,089
$1,421
30.5%
4BR
$1,355
$1,827
34.8%
5+ Bedrooms
1,433
1 $2,1641
51.0%
The increase in median gross rent has been accompanied by an increase in housing costs for
many County residents. In 2019, 77%of renter households were paying $1,000 or more per
8 Partners for Economic Success (2019). Comprehensive Regional Housing Study and Needs
Assessment, Virginia Planning District 10.
9 U.S. Census Bureau. DP04: Selected Housing Characteristics. 2 American Community 2019 American
Community Survey 5-Year Estimates.
15 1 Page
month for gross rent, a 70% increase since 2010. The number of households paying between
$1,500 and $1,999 per month for gross rent saw the greatest increase during this period
(207.2%), followed by households paying $2,000 or more (95.3%). During this same period, the
number of households paying less than $1,000 per month for gross rent decreased nearly 43%
(-42.8%), with households paying less than $500 per month for gross rent decreasing by 38.2%
(Table 3)10.
Table 3: Change in Gross Rent 2010 - 2018
7
Gross
_��
s
Change
2010-2017
jd�
00'
Total
11,953
14,601
2,079
17.4%
As the cost of rental housing has risen, so have the number of households experiencing
housing cost burdens (Table 4). The U.S. Department of Housing and Urban Development
recommends households spend no more than 30% of gross household income on housing
and related costs. Households spending more than 30% of gross income are considered to
be housing cost burdened. Severe housing cost burden occurs when households must
dedicate 507o or more of their gross income toward housing costs. As of 2017 (the last date
Table 4: Renter Housing Cost Burden by Household Income Level 2017
- ,
Less than 30% of AMI
2,580
1,900
73.6%
1,805
69.9%
Greater than 30% to 50% of AMI
1,935
1,615
83.5%
965
49.8%
Greater than 50% to 80% of AMI
2,900
1,735
59.8%
245
8.4%
Greater than 80% to 100% of AMI
1,910
455
23.8%
45
2.4%
Greater than 100% of AMI
5,230
215
4.1 %
25
0.5%
for which data is available), 2 out of every 5 renter households in Albemarle County were
housing cost burdened. While high housing costs are affecting renter households across the
income spectrum, renter households with the lowest incomes are impacted the most with
more than three-quarters (77.8%) of renter households with incomes less than or equal to 50%
of Area Median Income" (AMI) paying more than 30% of their incomes toward rent and
10 U.S. Census Bureau. DP04: Gross Rent. 2010 and 2019 American Community Survey 5-Year Estimates.
$93,700 for Charlottesville Metropolitan Area as of April 2021.
16 1 Page
utilities, and more than 60% (61.3%) spending more than half of their income for housing and
housing related costs.12
High housing costs can lead to a range of issues for both individual households and the
broader community. The greater the share of income households spend for housing, the less
money they have available to cover the costs associated with other necessities, such as
healthy foods or transportation to employment. Health issues may arise due to an inability to
buy healthy foods or prescription medicines, and frequent moves due to increasing rents
often inhibit the ability of children to perform well in school. Local economic development
efforts are impacted as well, employers having difficulty attracting and retaining employees
due to concerns about housing affordability.
To help ensure the health and success of our residents and continued economic growth,
Albemarle County must act to increase the supply of both affordable and workforce rental
housing in our community through a variety of policies and programs. The county's
affordable rental housing stock will comprise those rental units affordable for rent to
households with incomes no greater than 60% of AMI adjusted for household size, and
workforce rental housing units are units affordable to households with incomes between 60%
and 120% of AMI adjusted for household size. The county will work to increase the number of
affordable and workforce rental units through the following strategies:
Strategy 2a: Promote affordable and workforce rental housing development and
preservation.
Strategy 2b: Provide incentives to increase production of affordable rental housing.
Action Steps:
• Promote the use of the existing density bonus ordinance as a tool to achieve
affordable rental housing.
Identify a package of developer incentives other than bonus density, such as
reductions in parking or minimum lot size requirements, to encourage
development of affordable and workforce housing.
Develop an Accessory Apartment Loan Program to encourage the
construction of accessory apartments. Pilot the program as a workforce
housing solution for County teachers and school employees.
Strategy 2c: Develop procedures for monitoring and enforcing compliance of occupancy
and rent restrictions required by law and/or funding sources.
Strategy 2d: Develop mechanisms, such as deed restrictions, to ensure affordable rental
units developed utilizing county incentives remain affordable for a minimum of 30 years with
the long-term goal of creating a stock of permanently affordable rental housing units.
12 U.S. Department of Housing and Urban Development. Consolidated Plan/CHAS Data 2013-2017.
17 1 Page
Strategy 2e: Partner with local organizations (including, but not limited to, nonprofit
agencies, realtor associations, regional jurisdictions, the University of Virginia, and county
departments) to promote access to affordable rental housing opportunities.
Action Steps:
• Identify local partners.
• Establish a publicly accessible platform for maintaining publicly accessible data
on housing units available for rent including location, price, size/type, and
amenities.
Objective 3: Improve access to affordable and workforce home-
ownership opportunities and promote long-term affordability of for -sale
housing.
Renters are not the only households affected by high housing costs. Of the 25,460
homeowners in Albemarle County, 4,485 (17.6%) are experiencing housing cost burdens. Like
renters, low- and moderate -income homeowners are disproportionately cost burdened.
Approximately 42% of homeowners with incomes less than 80% of AMI pay more than 30% of
their household income for housing. Homeowners in the lowest income bracket are
experiencing the highest rate of severe housing cost burden, with close to one-third of
homeowners with household incomes less than 30% AMI paying 50% or more of their income
for housing and related costs (Table 5)13.
Table 5: Homeowner Housing Cost Burden by Income Level 2017
Less than 30% of AMI
1,625
1,025
63.1%
835
51.4%
Greater 30% to 50% of AMI
1,915
820
42.8%
400
20.8%
>50% to 80% of AMI
3,330
1,045
31.4%
415
12.5%
Greater 80% to 100% of AMI
2,350
520
22.1 %
80
3.4%
Greater 100%of AMI
16,240
1,075
6.6%
95
0.6%
Affordable owner -occupied housing stock in Albemarle County has been decreasing since
2015. In 2015, homes valued at less than $200,000 comprised 25% of the county's owner -
occupied housing stock (Figure 3). By 2019, that percentage had fallen to 17%with the
greatest decrease registered among homes valued under $100,000 (Table 6)14.
13 U.S. Department of Housing and Urban Development Consolidated Planning/CHAS Data 2013 - 2017
14 U.S. Census Bureau. DP04: Selected Housing Characteristics 2015 & 2019 American Community
Survey 5-Year Estimates.
18 1 Page
Figure 3: Home Values by Percentage of Total Units 2015 - 2019
2019 1
2015
0% 10% 20% 30%
■ <$100,000
■ $300,000-$499,9999
40% 50% 60%
■ $100,000 - $199,999
■ $500,000+
Table 6: Home Values 2015 - 2019
< 100,000
1,728
1,091
-637
-36.9%
$100'000 to $199,999
3,955
3,641
314
7.9%
$200,000 to $299,999
6,358
5,719
-639
-10.1 %
300,000 to $499,999
7,038
8,407
1,369
19.5%
500,000+
6,202
7,407
1,205
19.4%
r
70% 80% 90% 100%
0 $200,000 - $299,9999
Rising home sales prices may be a contributing factor in the number of housing cost
burdened homeowners. Between 2010 and 2019, the median home sales price in Albemarle
County increased 29.3%15 (Table 7). However, the county's median household income only
increased 21.1 % during the same period, placing homeownership out of reach for many
local households (Table 8)16. This mismatch between home sales prices and incomes can
negatively impact economic development in the county17. Of the top five largest
employment sectors in the county, none offer average annual salaries equal to or greater
15 Nest Realty (2011 & 2019). Charlottesville Annual Report.
https://www.nestrealty.com/bloa/charlottesville/charlottesville-market-reports
16 U.S. Department of Housing and Urban Development.
17 Virginia Center for Housing Research (2017). Addressing the Impact of Housing for Virginia's
Economy. Appendix Report 6: Housing and Economic Opportunity -a Review of the Literature.
httD://www.virciiniahousinapolicv.com/pdf/HPACReiDort Appendix7o20Report%206%20Housina7o20and
b20Economic%20Opportunity.pdf
19 1 Page
than the area median income (Figure 4)18 leaving many single- and two -person households
working in these industries out of the local homebuyers' market.
Table 7: Median Home Sale Price Table 8: Area Median Income
2010 - 2019
Change from
edion Prior Yea
ffr
Sales Price
JChange1535,001011
2010 - 2019
Year
A
Me
Income
Figure 4: Average Salary by Employment Sector 2020
Area Median Income
Healthcare & Social Assistance ter
Retail Trade
Acommodations & Food Service
Professional, Scientific & Technical Services
Construction
$0 $20,000 $40,000 $60,000 $80,000 $100,000
Albemarle County recognizes the importance of providing good quality affordable and
workforce homeownership opportunities for our current and future residents. The county's
affordable owner -occupied housing stock will comprise those for -sale units affordable for
purchase by households with incomes no greater than 80% of AMI adjusted for household
size, and workforce for -sale housing units are units affordable to households with incomes
between 80% and 120% of AMI adjusted for household size. The county will work to increase
the number of affordable and workforce homeownership opportunities through the following
strategies:
18 Virginia Employment Commission (2020). Community Profile: Albemarle County. Bureau of Labor
Statistics employment and wage data.
20 1 Page
Strategy 3a: Develop policies creating affordable and workforce homeownership
opportunities through new residential development and the preservation of existing owner -
occupied housing.
Strategy 3b: Provide incentives to increase production of affordable and workforce for -sale
housing.
Action Steps:
• Identify a package of developer incentives such as reductions in minimum lot
size requirements, to encourage development of affordable and workforce
housing.
Strategy 3c: Support the development of permanently affordable owner -occupied housing
through the community land trust model and other shared equity forms of ownership.
Strategy 3d: Develop procedures for monitoring and enforcing occupancy and sales price
restrictions required by law and/or funding sources.
Strategy 3e: Develop mechanisms (such as deed restrictions) to ensure affordable for -sale
units developed with county incentives and other types of county support remain affordable
for a minimum of 40 years with the long-term goal of creating a stock of permanently
affordable for -sale housing units.
Strategy 3f: Partner with local organizations (including, but not limited to nonprofit agencies,
realtor associations, the City of Charlottesville, the University of Virginia, and county
departments) to promote access to affordable homeownership opportunities.
Action Steps:
• Identify local partners.
• Establish a publicly accessible platform for maintaining publicly accessible data
on affordable housing units available for sale including location, price,
size/type, and amenities.
Objective 4: Preserve and maintain the county's aging housing stock,
and existing communities.
Approximately one out of every 5 units (20%) of the County's housing stock was built prior to
1970 (Table 9) 19. Older units comprise the majority (62.8% of units built prior to 1990) of the
19 U.S. Census Bureau. B25036: Tenure by Year Structure Built. 2013 - 2017 American Community Survey
5-Year Estimates.
21 1 Page
housing stock in Rural Areas. This is reflective of the county's efforts to focus residential
construction in the Development Areas20 (Figure 5).
Table 9: Housing Units by Year Structure Built and Tenure
rrrrrrrr��rlirrrrrrrrrrrrrr�+.rl�rrrrrrrrrrrrrr�+.r!
2010 or later
4,021
9.2%
2,810
9.7%
1,211
8.1 %
2000 to 2009
8,030
18.4%
5,372
18.6%
2,658
17.8%
1990 to 1999
8,588
19.6%
5,924
18.5%
2,664
19.8%
1980 to 1989
8,279
18.9%
5,332
18.5%
2,947
19.8%
1970 to 1979
6,125
14.0%
3,812
13.2%
2,313
15.5%
1960 to 1969
2,589
5.9%
2,363
8.2%
226
1.5%
1950 to 1959
2,350
5.4%
1,181
4.1 %
1,169
7.8%
1940 to 1949
421
1.0%
240
0.8%
181
1.2%
1939 or earlier
3,351
1 7.7%
1,828
6.31%o
1,523
10.2%
...
r.
Figure 5: Housing Units by Year Structure Built - Development and Rural Areas
Rural Areas
2010 or
2000 to
later
2009
1970 or 3%
15%
1970 to
1979
15%,
1980 to
1989
4%
'0 to
1999
14%
Development Areas
1970 or 2010 or 2000 to
earlier later 2009
eAW 5% ,.m
1970
1971
13%
1989
17%
) to
19
25%
Single-family homes - both detached and attached -- make nearly 80% of the units built
before 1980, 94% of which are owner -occupied (Table 10). However, older single-family units
also provide an important source of rental housing for county residents. Of the 5,344 older
renter -occupied units in the county 51 % are single-family homes (Figure 6)21.
20 Partners for Economic Success (2019).
21 U.S. Census Bureau. B25127: Tenure by Year Structure Built by Units in Structure. 2019 American
Community Survey 5-Year Estimates.
22 1 Page
Table 10: Housing Units Built Prior to 1980 by Tenure
OwnerEIrr
Occupied Occupied
1, detached or attached
11,171
79.3%
8,945
94.3%
2,726
52.2%
2 to 4
747
5.7%
199
2.1 %
640
12.3%
5 to 19
1,259
1.4%
68
0.7%
1,275
24.4%
20 t0 49
284
1.5%
0
0.0%
206
3.9%
50 or more
235
1.5%
18
0.2%
210
4.0%
Mobile home, boat, RV, van, etc.
686
2.9% 258
2.7%
1661
3.2%
WMEW,
Figure 6: Renter -Occupied Units by Units in Structure Built 1979 and Earlier
■ 1, detached or attached
■2to4
■5to19
■ 20 t0 49
■ 50 or more
■ Mobile home, boat, RV,
van, etc.
An aging housing stock can have a significant impact on housing affordability. Older units
tend to be less energy efficient leading to increased utility costs. Older homes also require
significant investments in maintance to keep them hazard free and in good condition.
Owners of rental properties pass these maintenance costs on to tenants in form of higher
rents, often forcing many lower -income households out of their homes. For lower -income
homeowners, especially senior homeowners living on fixed -incomes, these increased costs
may stretch already tight household budgets leading to defered home maintenance
resulting in unsafe living conditions.
An additional concern in Albemarle County is the number of affordable rental properties with
affordability periods nearing the expiration date. There are a total of 10 affordable rental
properties, containing 980 units, located within the county. These properties received funding
23 1 Page
from a range of federal sources (e.g. the Low Income Housing Tax Credit and HOME
Investment Partnership programs) to ensure the units are offered at rents affordable to low-
income households for specific periods of time. Within the next 10 years, the affordability
period for three of these properties are set to expire. This could potentially force 443 low-
income households to search for affordable housing in an already tight rental housing market
(Tablel 1)22.
Table 11: Assisted Multifamily Properties by Affordability Period Expiration
..Period
.. „
ir.abilitl
En
�.
Wilton Farm
144
01/01/2022
Rio Hill A arfments
139
01 /01 /2025
Mallside Forest Apartments
160
01 /01 /2029
Parks Edge Apartments
96
01 /01 /2035
Crozet Meadows
66
01 /01 /2041
Scottsville Apartments
34
01 /01 /2043
The Meadowlands
66
09/01 /2043
Treesdale Apartments
88
11 /01 /2048
Woods Ed e Apartments
97
08/O1 /2052
Park View at South Pantos
90
03/01 /2053
Older communities are at constant risk of decline due to socioeconomic and demographic
changes, physical condition of the housing stock neighborhood amenities, and changing
consumer preferences in the housing market. Sometimes, change leads to the revitalization
of aging communities bringing new residents and increased investment to these
neighborhoods. This type of positive change often leads to increases in housing prices (for
both renter- and owner -occupied housing) and increased pressure on long-time
homeowners and landlord to address property maintenance issues. These pressures may
result in the displacement of older and lower -income residents who are unable to afford the
higher costs of housing. More often, however, this change leads to neighborhood decline
with an increase in poverty levels, deteriorating housing and infrastructure and the closing of
community amenities and services23.
To help preserve our existing affordable housing stock and existing communities, Albemarle
County will take the following steps:
22 National Housing Preservation Database. https://preservationdatabose.org/. Accessed March 25,
2020.
23 Mallach, Alan (2018). America's Middle Neighborhood: Setting the Stage for Revival. Lincoln Instite
of Land Policy. https://www.lincolninst.edu/sites/default/files/pubfiles/mallach wpl8om2.pdf
24 1 Page
Strategy 4a: Work with public and private partners to address housing maintenance issues,
including exploring methods for assisting lower -income homeowners in need of smaller,
lower -cost home repairs to access affordable home repair services.
Action Steps:
• Continue to pursue state and federal grant funding for housing rehabilitation
projects.
• Pursue a zero -interest housing rehabilitation loan program for low- and
moderate -income homeowners.
• Research best practices in home repair assistance programs.
Strategy 4b: Develop strategies to encourage owners of naturally occurring affordable
rental housing (NOAHs) to preserve all, or a portion, of these units as affordable housing.
Action Steps:
• Complete a survey of multifamily rental properties located in Albemarle County
to identify NOAHs at least biennially.
• Pursue a zero -interest rental housing rehabilitation loan program to help
preserve and maintain affordable rental housing.
Strategy 4c: Explore programmatic options to support homeowner efforts to upgrade water
and sewer service by connecting to the publicly owned utilities systems.
Strategy 4d: Examine the need for, and feasibility of, implementing a rental inspection
district program to help ensure safe, decent, and sanitary living conditions for tenants and
other residents living designated area$24.
Action Steps:
• Research effectiveness of rental inspection programs adopted in other Virginia
jurisdictions.
• Analyze neighborhood level housing data to identify potential areas for
designations as Rental Inspection Zones. Designate appropriate areas as such.
• Develop rental inspection program guidelines, including inspection schedules,
time periods of compliance, and fines for noncompliance.
• Develop a resource needs analysis necessary to implement this program, if
adopted by the Board.
• Obtain funding for this program through outside sources if approved.
Strategy 4e: Develop and implement an Anti -Displacement and Tenant Relocation Policy
and associated guidelines.
24 Section 36-105.1 of the Code of Virginia provides local government with the authority to inspect
rental housing units in designated areas. The purposes of rental inspection districts include protecting
the health, safety and welfare of tenants; and addressing or proactively preventing the deterioration
of rental housing.
25 1 Page
Action Steps:
• Develop policy guidelines based on requirements of the federal Uniform
Relocation Act.
• Develop mechanisms for tracking relocation activities and policy compliance.
• Provide technical assistance for developers creating relocation plans.
• Obtain funding for the tracking of these guidelines if adopted.
Strategy M: Examine early indicators of neighborhood change and housing prices to identify
communities at risk of change. Focus programs and/or investment in those areas.
Action Steps:
• Identify appropriate neighborhood change metrics.
• Identify, or develop and implement, an evaluation tool to track neighborhood
change.
• Report neighborhood change metrics to the Board on a routine basis.
Objective 5: Develop and implement an Affordable Dwelling Unit
Program under Virginia Code Section 15.2-2304.
The Code of Virginia provides local governments with the authority to offer increased density
to developers in exchange for the construction of affordable housing. Increased density in
exchange for affordable housing is the only vehicle through which Virginia jurisdictions can
incent affordable housing in new development. Albemarle County employs the density
bonus through two mechanisms, density bonus provisions for certain residential zoning areas
(Chapter 18 Sections 13.4.3, 14.4.3, 15.4.3, 16.4.3, 17.4.3 and 18.4.3 of the Albemarle County
Zoning Code); and developer proffers for affordable housing related to rezoning and special
use permit applications. The density bonus for affordable housing program provides
developers the option of a 30% increase in density in exchange for at least 50% of the
additional units gained through increased density being offered as affordable housing.
Through the proffer system, Albemarle County has worked with developers seeking a density
increase through a rezoning or special use permit application to ensure a minimum of 15% of
the total housing units in the development are provided as affordable housing.
Due to conflicts between the county's density bonus program and density recommendations
outlined in the Comprehensive Plan, few developers have taken advantage of this bonus
program. The county has had greater success adding affordable units to the housing stock
through the acceptance of developer proffers. Since 2004, developers have proffered
approximately 1,146 - 1,42425 affordable units in exchange for higher densities secured
25 The county requires developers to proffer a minimum of 15% of the total units in the development as
affordable housing. The current number of proffered units reflects the residential build out potential of
each project and is presented as a range for the minimum and maximum number of anticipated units.
26 1 Page
through rezonings and/or special use permits. However, in 2016, the Virginia legislature
amended the State's proffer legislation limiting local governments' abilities to accept proffers
for affordable housing.
State legislation provides an alternative strategy for affordable housing development.
Section 15.2-2304 of the Code of Virginia provides Albemarle County with the authority to
create, through an amendment to the county's zoning ordinance, an affordable dwelling
unit program. The creation of such a program will help Albemarle County address housing
needs, promote a full range of housing choices, and encourage the construction and
continued existence of affordably priced housing for low- and moderate -income residents
living within the county. An affordable dwelling unit program supports the creation of
affordable and workforce housing by providing developers the opportunity to increase
density through a rezoning or special use permit, in exchange for the construction of below
market rate housing units. The program can apply to both for -sale and rental units. Program
components may include regulation of the prices of affordable rental and for -sale housing
units (including resale prices of for -sale units), the establishment of minimum affordability
periods to help build a stock of long-term affordable housing, standards for amounts of cash -
in -lieu of affordable unit payments by developers, and first right of refusal of for -sale
Affordable Dwelling Units by Albemarle County.
Strategy 5a: Develop an Affordable Dwelling Unit Program structure and guidelines,
including provisions.
Action Steps:
1. Establishing a minimum period of affordability of 30 years for rental units and 40
years for homeownership units;
2. Identifying mechanisms to secure minimum affordability periods;
3. Specifying method for calculating the amount of developer cash -in -lieu of
affordable unit payments; and
4. Establishing the right of first refusal for the purchase of for -sale Affordable
Dwelling Units by Albemarle County or a designee.
Strategy 5b: Revise Albemarle County's Zoning Ordinance to include the Affordable
Dwelling Unit Program.
Objective 6: Establish a Housing Trust Fund
Housing trust funds are established for the express purpose of providing affordable housing.
Revenue to capitalize a housing trust fund can come from many sources, including
developer cash -in -lieu of affordable housing payments associated with an affordable
dwelling unit program. Funds can be distributed as either grants or loans to a variety of local
partners including for -profit and nonprofit developers, affordable housing services providers,
public housing authorities, or local government departments, as well as individual
27 1 Page
homeowners or landlords. Priorities for the use of housing trust fund dollars can be set to meet
local priorities as housing needs change.
Strategy 6a: Develop and implement a sustainable Housing Trust Fund for adoption by the
Board of Supervisors.
Action Steps:
Identify the target market, target partners, the overall purpose to be
accomplished plus the sources of funding for a trust fund including, but not
limited to, developer cash -in -lieu payments. Fund and hire the staffing required
to implement and operate the Fund.
Establish an application process for the trust fund, including priorities for funding,
application period(s), timelines for proposal review and selection, and methods
to evaluate funding proposals.
• Develop success measures and the mechanisms for tracking and reporting the
number of affordable units supported with trust fund dollars, as well as other
related success measures.
Objective 7: Establish a standing housing advisory committee.
As with all policies and programs, Albemarle County's housing policy will only be effective if it
reflects the needs of our residents. A housing advisory committee, comprised of members
from our local community, will help ensure the county's policy is aligned with community
needs. Working together with county staff, members of this advisory committee can, for
example, help monitor implementation of the housing policy; monitor activities of the
affordable housing trust fund; or make recommendations for funding priorities. Creation of
such a committee can help the county respond effectively to changing community needs.
Strategy 7a: Establish a standing housing advisory committee.
Action Steps:
• Working with the Albemarle County Office of Equity and Inclusion, determine
desired representative committee membership
• Establish committee structure including committee leadership and membership
terms.
• Establish committee charge to include, for example, monitoring progress
towards housing policy objectives; evaluating effectiveness of the county's
housing programs and policies, and making recommendations for changes; or
making recommendations for county investments in affordable and workforce
housing projects.
Strategy 7b: Work with Housing Advisory Committee to produce an annual housing report to
include progress towards meeting housing policy objectives, and an evaluation of county
housing policies and programs, as well as research into the impact of housing and
community characteristics on affordable housing provision and prices.
28 1 Page
Objective 8: Reduce regulatory barriers to affordable and workforce
housing production.
In 199126, the Federal Advisory Commission on Regulatory Barriers to Affordable Housing
identified local regulations - such as restrictive zoning codes and land use policies -- as a
Table 12: Examples of Regulatory Barriers to Affordable Housing27
:.
Over -commitment of land to single-family detached housing
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Limits on by -right zoning at appropriate densities
Proffer legislation
Inadequate supply of well -located land with zoning that
permits residential uses
Few incentives for redevelopment of older commercial
properties
Density restrictions
Few mechanisms to connect income qualified buyers with
proffered affordable for sale units
Inadequate water and sewer infrastructure
Lengthy or unpredictable development approval processes
Large -lot zoning (minimum lot sizes)
High minimum parking requirements
High minimum lot set -backs
Maximum building heights
significant barrier to the provision of affordable housing in communities across the United
States. While many of these barriers impact affordable housing provision differently in the
county's urban and rural areas, other barriers are common impediments to affordable
housing production throughout our communities. Table 12 provides examples of regulatory
barriers that inhibiting the delivery of affordable housing in Albemarle County.
In efforts to increase the amount of affordable housing, Albemarle County will take the
following steps:
26 U.S Department of Housing and Urban Development Office of Policy Development & Research
(2005). "Why Not In Our Community?" Removing Barriers to Affordable Housing: An Update to the
Report of the Advisory Commission on Regulatory Barriers to Affordable Housing.
27 Partners for Economic Success (2019). Comprehensive Regional Housing Study and Needs Analysis:
Planning District 10. Urban Land Institute (2014). Bending the Cost Curve: Solutions to Expand the
Supply of Affordable Rentals. https://www.enterr)risecommunity.org/download?fid=790&nid=3688
29 1 Page
Strategy 8a: Review the County's Comprehensive Plan to identify barriers to affordable and
workforce housing development and remove identified barriers.
Action Steps:
• Review all chapters of the Comprehensive Plan to identify barriers in language
and policy recommendations.
• Review Master Plans to identify barriers in language and policy
recommendations.
• Review all Comprehensive Plan land use designations and corresponding
densities, unit types, lot sizes, form recommendations, and land use maps to
identify barriers.
• Work with the community and stakeholders to identify solutions to remove or
resolve identified barriers and update Plans accordingly.
Strategy 8b: Review the County's ordinances and zoning map to identify barriers to
affordable and workforce housing development and to ensure County ordinances support
this policy and the updated Comprehensive Plan. Remove identified barriers and resolve
inconsistencies.
Action Steps:
• Review the County's ordinances including the subdivision ordinance, zoning
ordinance, and zoning map to identify barriers to affordable and workforce
housing.
• Work with the community and stakeholders to identify solutions to remove
barriers and update ordinances and zoning map accordingly. Consideration
should be given to the following:
• In all zoning districts, reduce minimum lot sizes, setback requirements,
and minimum parking requirements to allow for more affordable and
workforce housing development.
• In single-family neighborhoods, achieve greater housing supply and
diversity by allowing small-scale residential structures such as duplexes,
triplexes and fourplexes that are in keeping with the scale of the existing
neighborhood.
• In all residential zoning districts allow external accessory dwelling units.
• Evaluate the effectiveness of the existing density bonus ordinance as a
tool to achieve affordable housing. Amend as necessary.
Strategy 8c: Ensure all future zoning text amendments and zoning map amendments
support the construction of innovative housing types and creative infill development projects
to help provide for increased density in the Development Areas.
Objective 9: Promote access to safe, stable, and healthy housing
regardless of race, color, religion, national origin, sex, elderliness, familial
30 1 Page
status, disability status, source of income, sexual orientation, gender
identity and veteran status.
Racially, the population in Albemarle County is comprised primarily of individuals identifying
as Caucasian (82%), followed by Black or African Americans (10%), Asians (5%) and
individuals of mixed races (3%) (Figure 7). This composition represents a slight increase in
diversity since 2010, particularly with respect to the county's Asian and mixed -race
populations which have grown by 35%and 26%respectively. The local Hispanic population
has increased, as well, with the county experiencing an 29% growth in Hispanic population
since 2010 (Table 13)28
Figure 7: Population by Race - 2019
Black
10%
Some other Two or more
Asian race races
5% 1% 2%
Table 13: Population by Race and Ethnicity
• -
r r
Caucasian
79,493
87,831
10.5%
Black
9,563
10,245
7.1%
Asian
4,146
5,590
34.8%
Some other race
1,360
1,134
-16.6%
Two or more races
2,071
2,605
25.8%
Hispanic
4,790
6,200
29.4%
Non -Hispanic
91,843
101,205
10.2%
Albemarle County has a relatively young population with a median age of 39 years. Persons
between the ages of 25 - 54 years are in the largest age cohort in the county making up 36%
28U.S. Census Bureau DP05 ACS Demographic and Housing Estimates 2010 & 2019 5-year Estimates.
31 1 Page
of the population. This is followed by young people (ages 0 - 19 years), persons aged
between 55 - 74 years, and seniors over the age of 75 (26%, 24% and 8% of the population
respectively) (Figure 8)29. The population in the county's Development Areas is significantly
younger than that of the Rural Areas. The median age in Development Areas is 34 years,
while the median age is 46 years in the county's Rural Areas (Table 14)30.
Figure 8: Population by Age
85 years and
75 to 84 vears older
20 to 24 years
6%
Table 14: Age Distribution by Development and Rural Areas
t24
16,637
27.1%
10,875
22.7%
27,512
25.2%
5,522
9.0%
2,180
4.6%
7,702
7.1%
9,266
15.1 %
4,578
9.6%
13,844
12.7%
35 to 44 years
7,384
12.0%
5,165
10.8%
12,549
11.5%
45 to 54 years
6,857
11.2%
6,539
13.7%
13,396
12.3%
55 to 64 years
6,507
10.6%
8,436
17.6%
14,943
13.7%
65 to 74 years
4,602
7.5%
6,199
13.0%
10,801
9.9%
75 to 84 years
2,744
4.5%
2,831
5.9%
5,575
5.1 %
85 years and over
1,792
2.9%
1,012
2.1%
2,804
2.6%
Median Age
1 341
100.0%
47,815
1 46
100.0%r
1
1 39
rrr
29 U.S. Census Bureau DP05 ACS Demographic and Housing Estimates 2019 5-year Estimates.
30 Partners for Economic Solutions (2019).
32 1 Page
Equal access to housing promotes community diversity and the creation of sustainable
communities, two characteristics that provide a variety of benefits to individuals, households,
and the community as a whole. These benefits include greater acceptance and
understanding of cultural differences, increased educational attainment and employment31,
and community economic development32. Albemarle County will promote non-
discrimination and ensure fair and equal housing opportunities for all our current and future
residents as required by Federal law through the following strategies:
Strategy 9a: Ensure changes in County policies, including zoning text amendments, land use
changes and Comprehensive Plan updates comply with state and federal civil rights laws,
and do not negatively impact the supply of, or equitable access to, affordable housing.
Evaluate housing programs and projects on how well they serve communities of color, low-
income renters, and cultural communities using clear, measurable indicators.
Action Steps:
• In cooperation with the Albemarle County Office of Equity and Inclusion,
identify metrics and tools to evaluate the impact of residential development
and legislative changes on county neighborhoods and households, particularly
with regards to the social inclusion of low-income households, persons of color,
seniors and persons with disabilities.
• Develop and implement an Affordable Housing Impact Statement tool to
measure the potential impacts of policies, programs or projects on the County's
affordable housing stock.
Strategy 9b: Expand community's knowledge of rights and responsibilities under the Virginia
Landlord and Tenant Act.
Action Steps:
• Develop educational materials and or educational trainings/events for
landlords, tenants of rental housing and interested community members.
• Work with Albemarle County Office of Housing to design and implement a
landlord outreach and education program to expand the use of Housing
Choice Vouchers.
Objective 10: Work to end and prevent homelessness.
Albemarle County is committed to ensuring homelessness in our region is rare, brief, and
nonrecurring. Since 1998, the County has partnered with the Thomas Jefferson Area Coalition
for the Homeless, the City of Charlottesville, and regional homeless services providers in
31 Wells, A.F., L. Fox and D. Cordova-Cobo (2016). How Racially Diverse Schools and Classrooms can
Benefit all Students. The Century Foundation.
32 Kallick, D. (2015). Bringing Vitality to Main Street: How Immigrant Small Businesses Help Local
Economies Grow. Americas Society/Council of the Americas and The Fiscal Policy Institute.
33 1 Page
working to move homeless individuals and families from living on the streets and in shelters to
securing decent, stable, affordable homes of their own.
Currently, there are an estimated 188 persons experiencing homelessness in the Thomas
Jefferson Planning District, Region 1033. This number includes 21 children under the age of 18
years, with the majority of persons experiencing homelessness (162 individuals) aged 25 years
and older (see Table 15)34.
Table 15: Homeless Persons by Age Cohort 2015 - 2020
Age Gro
--W7
2018 201]1t202
Children underage 18
Persons age 18 to 24
Persons over age 24
Total ome ess persons
185
166
160�
Chronic homelessness35 has been a relatively small but persistent issue in our region. After
experiencing a significant decrease (72.6%) in the number of chronically homeless between
2010 and 2014, the region has experienced an uptick (39.4%) in the number of chronically
homeless persons during the 2016 to 2020 period (Figure 9)36.
Our region's veterans can be particularly at risk of experiencing homelessness. The issues
leading to veteran homelessness vary but include many of the same issues faced by the
civilian population, such as a lack of affordable housing and economic hardship. But
veterans also face additional challenges associated with military service, such as multiple
33 The Planning District, Region 10 includes the City of Charlottesville, and Counties of Albemarle,
Fluvanna, Greene, Louisa and Nelson.
34 U.S. Department of Housing and Urban Development. CoC Homeless Populations and
Subpopulations reports (2010 - 2020). https://www.hudexchonge.info/programs/coc/coc-homeless-
populations-and-subpopulations-reports/?filter Year=&filter Scope=CoC&filter State=VA&filter
CoC=VA-504&program=CoC&croup=PopSub. Accessed March 19, 2021.
35 The U.S. Department of Housing and Urban Development (HUD) defines chronically homeless as an
individual or head of household: who has a disabling condition; and who has been homeless
continuously for at least the past 12 months; or who has experienced four or more episodes of
homelessness in the past three years that cumulatively add up to a 12 month period. HUD further
defines a disabling condition as an HIV/AIDS infection or a mental health condition, subsistence use,
physical disability, or chronic health condition that "is expected to be of long continued duration and
substantially impairs the person's ability to live independently." Final Rule on Defining Chronically
Homeless. December 4, 2015: https://files.hudexchange.info/resources/documents/Defining
Chronically-Homeless-Final-Rule.pdf. Accessed March 19, 2020.
36 U.S. Department of Housing and Urban Development. CoC Homeless Populations and
Subpopulations reports (2010 - 2020). https://www.hudexchange.info/programs/coc/coc-homeless-
populations-and-subpopulations-reports/?filter Year=&filter Scope=CoC&filter State=VA&filter
CoC=VA-504&program=CoC&croup=PopSub. Accessed March 19, 2021.
34 1 Page
and extended deployments, traumatic brain injuries and post -traumatic stress disorder37. In
2020, 16 of our region's veterans were experiencing homelessness, a 7% increase from 2019
(Figure 10)38
Figure 9: Chronically Homeless Person 2010 - 2020
140
120 117
100
80
76
65
60
60
40
20 32 33 33
41 46
35
0
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Figure 10: Number of Homeless Veterans by Sheltered Status 2015 - 2019
20
15
10
5 -
0
2015 2016 2017 2018 2019 2020
■Sheltered ■Unsheltered
37 U.S. Interagency Council on Homelessness (2018). Homelessness in America: Focus on Veterans.
httos://www.usich.aov/resources/uploads/asset library/Homelessness in America. Focus on Veteran
spdf. Accessed March 19, 2020.
38 U.S. Department of Housing and Urban Development. CoC Homeless Populations and
Subpopulations reports (2010 - 2020). https://www.hudexchanae.info/programs/coc/coc-homeless-
populations-and-subpopulations-reports/?filter Year=&filter Scope=CoC&filter State=VA&filter
CoC=VA-504&program=CoC&croup=PopSub. Accessed March 19, 2021
35 1 Page
Strategy 10a: In partnership with public, private and nonprofit partners, expand permanent
housing opportunities for chronically homeless households.
Action Steps:
• Increase the number of permanent supportive housing units for chronically
homeless individuals.
• Dedicate 20 project -based housing choice vouchers to Permanent Supportive
Housing development(s) for chronically homeless households by 2022.
• In partnership with mental health and homeless service providers, apply for
HUD's Mainstream Voucher program to serve 20 additional formerly homeless
households in Permanent Supportive Housing or Rapid Re-Housing39.
• Dedicate funding to create one additional supportive housing case manager
position to assist formerly homeless households in maintaining housing stability.
• Support the creation of a "Move -On" program to assist formerly homeless
households currently in Permanent Supportive Housing or Rapid Re -Housing who
no longer need intensive supportive services transition out of those programs
and remain stably housed.
• Establish a Housing Choice Voucher preference for formerly homeless
households in Permanent Supportive Housing or Rapid Re -Housing programs.
Strategy 1 Ob: Promote the best practice of Housing First40
Action Steps:
• Incentivize and prioritize applications for homeless and housing services funding
from Albemarle County that utilize a Housing First approach.
Strategy 1 Oc: Prevent homelessness where possible through homeless prevention programs
and strategies.
Action Steps:
Dedicate funding to support local homeless prevention programs in preventing
homelessness among 40 additional households per year.
Dedicate funding to expand local emergency hotel and motel vouchers for
homeless families with children to serve an additional 10 families per year.
39 Permanent Supportive Housing is a model that combines low -barrier affordable housing, health
care, and services to help individuals and families lead more stable lives. Rapid Re -housing is the
provision of short-term rental assistance and services to help individuals and families quickly exit
homelessness.
40 Housing First is a homeless assistance approach that prioritizes providing permanent housing to
people experiencing homeless above addressing self-sufficiency. It is based in the belief that people
must have basic needs like housing and food met before addressing less critical needs, such as
attending to substance use issues or securing a job.
36 1 Page
Strategy 1 Od: Address unmet needs for people living unsheltered.
Action Steps:
• Dedicate funding to help support the creation one additional street outreach
and engagement position.
• Dedicate funding to expand local emergency shelter capacity by 10
units/beds for individuals.
Strategy 1 Oe: Assist households experiencing homelessness to quickly return to housing and
remain stably housed.
Action Steps:
• Dedicate funding to support homeless housing programs serve an additional 20
households quickly identify, move into, and remain in housing per year.
• Collaborate with local and regional partners to expand housing programs for
youth experiencing homelessness.
Objective 11: Enable Albemarle Residents to age in the community.
Albemarle County is aging. According to the Weldon Cooper Center for Public Policy, the
number of persons in Albemarle County aged 65 years and over increased by 47.1 %
between 2011 and 2020. By the year 2040, this segment of the population is expected grow
another 27.2% (27,233 individuals) or nearly 20% of the total population. As is the case today,
women will comprise the majority of this demographic group, particularly among the 75
years and older age group (14.1 % female versus 9.8% male) (Table 16)41.
It is anticipated that the projected increase in the County's senior population will lead to an
increase in senior -headed households, as well. Currently, there are 11,929 households with
heads of households aged 65 years and older, representing more than one quarter (28.1 %) of
county households. Senior headed households are nearly evenly split between the County's
Development and Rural areas (48.7% and 51.3% respectively); however, Rural Areas have a
higher percentage of senior householders than the Development Areas (32.7% and 24.5%
respectively) (Table 17)42
Most (63.3%) senior householders own their homes. Of the seniors occupying rental housing,
more than 60% (62.2%) are aged 75 years and older. Unlike senior homeowners, senior renters
41 University of Virginia Weldon Cooper Center, Demographics Research Group (2019). Virginia
Population Projections. Retrieved from https://demographics.coopercenter.org/virginia-population-
projections.
42 Partners for Economic Success (2019).
37 1 Page
are more likely to live alone with 65.5% of renters aged 65 - 74 years and 73% of renters aged
75 years and older living in single -person households (Table 18)43.
Table 16: Albemarle County Population Projections by Age
Total
97,782
111,039
111,039
138,485
0-19
24,103
24.6%
27,331
24.6%
32,002
28.8%
35,884
25.9%
20-44
31,665
32.4%
37,848
34.1 %
44,414
40.0%
45,883
33.1 %
45-64
27,453
28.1 %
24,443
22.0%
22,274
20.1 %
29,485
21.3%
65-74
7,549
7.7%
12,153
10.9%
12,861
11.6%
10,548
7.6%
75 to 79
2,466
2.5%
3,537
3.2%
5,687
5.1%
5,342
3.9%
80 to 84
2,190
2.2%
2,507
2.3%
4,252
3.8%
5,043
3.6%
85 and Over
2,356
2.4%
3,219
2.9%
4,227
3.8%
6,301
4.6%
Female
48,247
57,746
65,598
72,453
<65
42,040
87.1 %
45,551
78.9%
50,079
76.3%
56,558
78.1 %
65-74
3,439
7.1 %
6,541
1 1.3%
6,923
10.6%
5,678
7.8%
75-84
1,959
4.1 %
3,540
6.1 %
5,820
8.9%
6,079
8.4%
85+
809
1.7%
2,114
3.7%
2,776
4.2%
4,138
5.7%
Male
49,535
53,294
60,120
66,033
<65
41,181
83.1%
44,072
82.7%
48,612
80.9%
54,694
82.8%
65-74
4,110
8.3%
5,612
10.5%
5,938
9.9%
4,870
7.4%
75-84
2,697
5.4%
2,505
4.7%
4,119
6.9%
4,306
6.5%
85+
1,547
3.1 %
1,105
2.1 %
1,451
2.4%
2,163
3.3%
Table 17: Households by Age of Householder
Less than 25 years
1,701
4.0%
1,348
5.7%
353
1.9%
25 to 34 years
6,472
15.27o
4,652
19.6%
1,820
9.7%
35 to 44 years
6,485
15.37o
4,026
17.0%
2,459
13.1 %
45 to 54 years
7,333
17.37o
3,959
16.7%
3,374
18.0%
55 to 64 years
8,559
20.1%
3,941
16.6%
4,618
24.6%
65 to 74 years
6,595
15.5%
2,892
12.2%
3,703
19.8%
75 years and over
5,334
12.6%
2,913
12.3%
2,421
12.9%
43 U.S. Census Bureau B25116: Tenure by Household Size by Age of Householder, 2019 ACS 5-Year
Estimates.
38 1 Page
Table 18: Age of Householder by Tenure and Household Size 2019
15
- 54 years
10,595
1,311
12.4%
9,284
87.6%
10,574
3,108
29.4%
7,446
70.4%
55
- 64 years
6,116
1,285
21.0%
4,831
79.0%
1,995
877
44.0%
1,1 18
56.0%
65
- 74 years
5,804
1,870
32.2%
3,934
67.8%
1,005
658
65.5%
347
34.5%
75
years+
3,750
1,772
47.3%
1,978
52.7%
1,657
1,209
73.0%
4481
27.0%
As the population ages, it is important that Albemarle County helps to ensure seniors can live
in their homes and neighborhoods as long as possible. According to a 2018 survey
completed by the AARP44, nearly 80% of respondents aged 50 and older and 86% of
respondents 65 and older indicated they want to remain in their communities and homes as
they grow older. However, only 59% of survey respondents believed they would be able to
do so. Locally, barriers to seniors aging in place include a lack of appropriate affordable
housing options, the need for home modifications such as the installation of grab bars or
chair lifts to support changes in mobility, lack of access to public transportation options, and
difficulties paying for home maintenance needs.
These barriers to aging in place also impact the ability of differently -a bled persons to live
independently in our community. The U.S. Census Bureau estimates that approximately 9% of
the population in Albemarle County is living with at least one disability. Mobility issues are
experienced by 25% of the differently -a bled population, followed by difficulties living
independently (19%of the differently-abled), and hearing and cognitive issues (18%and 17%
respectively). A further 21 % of differently -a bled persons experience issues with self -care (12%)
and vision impairments (9%) (Figure 1 1) 45.
While disabilities impact the daily lives of county residents distributed across the age
spectrum, seniors - especially those aged 75 and older- are most affected. Issues associated
with personal mobility impact seniors the most (27.8%), and two out of every five persons
aged 75 years and older experience cognitive difficulties. More importantly, nearly 22% of
persons in the oldest cohort are having difficulty living independently in their homes and
communities (Figure 12)46.
44 AARP (2018). 2018 Home and Community Preferences Survey: A National Survey of Adults Age 18-
Plus.
45 U.S. Census Bureau. S1810: Disability Characteristics 2013 - 2017 American Community Survey 5-Year
Estimates.
46 ibid
39 1 Page
Figure 11: Disability by Type
Figure 12: Type of Disability by Age
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Under 65 years
65 to 74 years
ision
9%
75 years and older
■ Hearing ■ Vision ■ Cognitive ■Ambulatory ■ Self -care ■ Independent living
Housing -related issues can have a significant impact on the lives of differently -a bled
households. A lack of accessible housing units (both for sale and for rent) is a barrier to
independent living for many differently-abled householdS47. Home modifications to support
homeowners with mobility issues can often be expensive. For example, the costs to purchase
and install a chair lift can range from $2,000 to $10,000 depending on the type and length of
a staircase. Many smaller multi -family buildings do not include elevators, limiting unit choice
for mobility -challenged renters. Renters are also responsible for covering the cost of any
47 Partners for Economic Solutions (2019).
40 1 Page
accessibility modifications made to the interior of their units, such as the addition of grab bars
in bathrooms.
The high cost of housing in the county is an additional challenge for d ifferently-a bled
persons, especially for households seeking rental housing. More than one-third (35.8%) of the
County's working age differently-abled persons are living in poverty, 57% of whom are
employed48. With this level of income, a family four
Table 20: 2020 Federal Poverty
Guidelines
Persons inoverty
Household uideline
Affordable
Rent
Source: U.S. Department of Health
and Human Services, U.S. Federal
Poverty Guidelines
can afford to pay $655 per month for rent and utilities,
far below the Fair Market Rent for any size unit in the
county.
Albemarle County recognizes the importance of
providing housing opportunities affordable to
individuals and families of all abilities, as well as the
ability for all county residents to age within their
communities, and will strive to achieve the following:
Strategy 11 a: Partner with nonprofit and for -profit
affordable housing developers to increase the supply
of affordable and accessible housing options in
Albemarle County, with an emphasis on units
affordable to low-income senior and disabled
households.
Strategy 11 b: Promote the inclusion of Universal Design49 standards into all new residential
developments.
Strategy 11 c: Support and promote housing options that allow for aging in place both within
a community and at home. To combat social isolation among people with different abilities,
encourage the creation of fully accessible communities with accessible design elements
such as wheelchair ramps, handrails on both sides of staircases, Braille directional signage,
and barrier -free walkways. Ensure communities have easy access to public transportation
options.
48 U.S. Census Bureau. B23024: Poverty Status in Past 12 Months by Disability Status by Employment
Status for the Population 20 to 64 Years, 2019 ACS 5-Year Estimates.
49 Universal design is the process of creating products and built environments to be usable by all
people, to the greatest extent possible, without the need for adaptation or specialized design. See the
National Institute for Building Sciences' Whole Building Design Guide for Universal Design standards:
httos://www.wbda.ora/desia n-obiectives/accessible/bevond-accessibility-universal-desia n.
41 1 Page
Action Steps:
• Encourage inclusion of design and construction features that support aging in
place (such as non -slip flooring, reinforced walls in bathrooms to support grab
bars, or rocker panel light switches) in all new residential construction.
• Encourage inclusion of affordable, senior appropriate housing units in mixed -
use communities.
Promote the creation of age -friendly community spaces and amenities, such as
including well -lit sidewalks and walking paths in all communities, signaled
crosswalks to allow access to shopping and services, easy to read signage,
public transit access, and seating areas in local parks.
Strategy 11 d: In partnership with public, private, and nonprofit partners, work to increase the
number of supportive housing communities for persons with disabilities to promote
independent living and community integration for such persons.
Strategy 11 e: Continue to offer property tax exemptions for low-income senior homeowners.
Strategyl If: Continue to provide real estate tax exemptions for the County's veterans with a
100% service -connected disability, and homeowners with a total and permanent disability.
Strategy 11 g: Study the feasibility of implementing a rent rebate program for low-income
seniors to help with housing affordability issues.
Objective 12: Promote healthy, sustainable communities and housing.
Housing plays an important role in supporting
Albemarle County's vision for a sustainable
community that provides environmental, social,
and economic opportunities for all current and
future residents. An adequate supply of
housing, affordable to and accessible by all
county resident no matter their income,
race/ethnicity, age, disability status or other
characteristics helps Albemarle County achieve
all three pillars of sustainability5O:
Figure 13: Pillars of Sustainability
• Environmental sustainability- living within the means of our natural resources;
50 U.S. Environmental Protection Agency (2013). Creating Equitable, Healthy, and Sustainable
Communities: Strategies for Advancing Smart Growth, Environmental Justice, and Equitable
Development. https://www.epa.gov/sites/production/files/2014-01 /documents/eauitable-
development-report-508-01 1713b.pdf _
42 1 Page
Economic sustainability - the ability of an economy to support a defined level of
economic production indefinitely;
Equitable development - the creation of healthy, vibrant, communities where
residents of all incomes, races and ethnicities have access to the opportunities,
services, and amenities they need to thrive.
Environmental sustainability is supported by ensuring new residential developments are
located in the County's Development Areas, close to employment opportunities and
alternative transportation options, helps reduce the amount of greenhouse gasses emitted
due to single -occupancy vehicle trips. The reduction of greenhouse gas emissions is further
enhanced by the incorporation of green building design features (e.g. energy -efficiency
measures, improved interior air quality, use of environmentally sustainable building materials,
installation of solar panels). Focusing development in the County's Development Areas helps
preserve the natural resources - our parks and waterways, and agricultural land -- located
throughout the rural areas.
Housing also supports a thriving local economy in a number of ways. Residential
development and home energy -efficiency projects create job opportunities in the
construction field. Housing affordable to range of household incomes, which is located near
job centers, can encourage businesses to locate in the county. And locating homes within
easy of access of public transportation networks may increase transit ridership leading to an
expansion of employment opportunities in the public transportation field.
Finally, housing, and affordable housing in particular, plays a direct role in increasing
community equity and inclusion. Where one lives has a significant impact on opportunities for
households to improve their health, access quality education, achieve economic self-
sufficiency, and realize personal goals51. A neighborhoods access, or lack of access, to good
quality schools, good quality and affordable healthcare, and job opportunities can help or
hinder individual and family achievements throughout the lifecycle. The quality, accessibility
and affordability of housing opportunities impact community sustainability, as well. A high
turn -over of community residents due to high housing -cost burdens leads to neighborhood
instability and the potential for neighborhood decline. Long-term residency in a
neighborhood has been shown to enhance community cohesion and collective efficacy,
both of which enable community's efforts to combat local crime and other negative effects
of neighborhood disadvantage52.
Albemarle County will promote healthy, sustainable communities and housing through the
following strategies:
51 Brennan, M. & Golvez, M (2017). Housing as a Platform: Strengthening the Foundation for Well -Being.
Urban Institute. Washington, DC. https://www.urban.ora/research/publication/housing-
platform/view/full report
52 Robert J. Sampson, Stephen W. Raudenbush, and Felton Earls. 15 August 1997. "Neighborhoods and
Violent Crime: A Multilevel Study of Collective Efficacy," Science 277: 922
43 1 Page
Strategy 12a: Promote mixed -income development throughout the County's Development
Areas.
Strategy 12b: In partnership with local transit providers and the Albemarle County
Broadband Authority, examine options for expanding access to both amenities in both urban
and rural neighborhoods to increase resident access to services, education and training, and
employment opportunities.
Strategy 12c: Support the goals of Albemarle County's Climate Action Plan to enhance
environmental sustainability and reduce the overall cost of housing by ensuring new housing
is developed near job centers and alternative transportation opportunities.
Action Steps:
• Continue to require and provide sidewalks and pedestrian paths in the
Development Areas.
• Support expanded transit services including bus shelters and benches in new
development projects.
Strategy 12d: Partner with nonprofit housing and/or public health organizations to address
unhealthy housing issues, particularly in rural and historically underinvested areas.
Strategy 12e: working with nonprofit partners such as the Local Energy Alliance Program,
support homeowners, and owners of rental properties and their tenants, in completing home
energy efficiency upgrades.
Strategy 12f: Promote incorporation of energy -efficient design in all new residential
development.
44 1 Page
IMPLEMENTATION PRIORITIES
Priorities are organized sequentially in the order in which they appear in the Plan. Additional
prioritization will be needed before adding items to the County's Work Program.
Strategy 1 a, page 13 Explore options with county owned land to develop a permanent
affordable housing community.
Strategy 2b & 3b, Provide incentives to increase production of affordable rental
pages 17 & 21 and for -sale housing.
Strategy 5a, page 23 Develop an Affordable Dwelling Unit Program structure and
guidelines, including provisions.
Strategy 6a, page 24 Develop and implement a sustainable Housing Trust Fund for
adoption by the Board of Supervisors.
Strategy 7a, page 24 Establish a standing housing advisory committee.
Strategy 10a, page 32 In partnership with public, private, and nonprofit partners, expand
permanent housing opportunities for chronically homeless
households.
45 1 Page
IMPLEMENTATION MATRIX
. .. .
.'ears
Priority Actions
* Explore options with county owned land to
* 1 a
develop a permanent affordable housing
X
community.
* 2b
* Create a package of developer incentives for
X
affordable and workforce housing.
* 5a
* By ordinance, create, adopt and implement an
X
Affordable Dwelling Unit Program.
* 6a
*Create an Affordable Housing Trust Fund.
X
X
* 7a
* Create a Housing Advisory Committee.
X
X
* 10a
* Permanent Supportive Housing project.
X
Programmatic Tools
Develop an Accessory Apartment Loan Program
to encourage the construction of accessory
2b
apartments. Pilot the program as a workforce
X
housing solution for County teachers and school
employees.
2e
Create a publicly accessible listing of affordable
X
X
housing units
4a
Work with public and private partners to address
X
housing maintenance issues
Complete a survey of multifamily rental
4b
properties located in Albemarle County to
X
X
identify NOAHs at least biennially.
4f
Identify, or develop and implement, an
X
X
evaluation tool to track neighborhood change.
9a
Develop and implement an Affordable Housing
X
X
Impact Statement tool.
Work with the Albemarle County Office of
9b
Housing to design and implement a landlord
X
X
outreach and education program to expand the
use of Housing Choice Vouchers.
Zoning Tools
i
Review and update housing density bonuses
a
within the zoning ordinance
x
Consider designating Housing Rehabilitation
a
Zones to encourage and incentivize the
X
development of affordable and workforce
housing.
46
Examine the need for, and feasibility of,
4d
implementing a Rental Inspection Districts
X
ordinance.
4e
Develop and implement Anti -Displacement and
X
Tenant Relocation policy guidelines
Review the County's Comprehensive Plan to
8a
identify barriers to affordable and workforce
X
housing development and remove identified
barriers.
Review the County's ordinances and zoning map
to identify barriers to affordable and workforce
8b
housing development and to ensure County
Xd
ordinances support this policy and the updated
Comprehensive Plan. Remove identified barriers
and resolve inconsistencies.
Financial Tools
Identify a package of developer incentives other
than bonus density, such as reductions in parking
2b
or minimum lot size requirements, to encourage
X
development of affordable and workforce
housing.
Pursue a zero -interest housing rehabilitation loan
4a
program for low- and moderate -income
X
X
homeowners
Pursue a zero -interest rental housing rehabilitation
4b
loan program to help preserve and maintain
X
X
affordable rental housing.
Dedicate 20 project -based Housing Choice
l0a
Vouchers to Permanent Supportive Housing
X
developments for chronically homeless
households
In partnership with mental health and homeless
service providers, apply for HUD's Mainstream
10a
Voucher program to serve 20 additional formerly
X
homeless households in Permanent Supportive
Housing or Rapid Re -Housing
Dedicate funding to support local homeless
10c
prevention programs in preventing homelessness
X
X
among 40 additional households per year.
47
•
Dedicate funding to expand local emergency
10c
hotel and motel vouchers for homeless families
X
X
with children to serve an additional 10 families
per year
Dedicate funding to expand local emergency
10d
shelter capacity by 10 units/beds for individuals
X
Dedicate funding to support homeless housing
programs to support an additional 20 households
l0e
to quickly identify, move into, and remain in
X
X
housing per year
Continue to offer property tax exemptions for
Ile
low-income senior homeowners.
X
Study the feasibility of implementing a rent
1 1 f
rebate program for low-income seniors to help
X
with housing affordability issues.
Continue to provide real estate tax exemptions
for the County's veterans with a 100% service-
12e
connected disability, and homeowners with a
X
total and permanent disability
m
INDICATORS OF PROGRESS
1. Development Activity Report continues to indicate a mixture of housing types is being
constructed.
2. Total housing stock increases by at least 11,750 new units by the year 2040.
3. At least 20%of all new residential units in new develops are provided as affordable
housing.
4. At least 5,555 units of affordable rental housing are created or preserved by the year
2040.
5. At least 5,040 affordable owner -occupied housing units are created or preserved by the
year 2040.
6. The County loses no more than 1 % of total affordable housing stock each year.
7. Increase the number of affordable units created using the density bonus provisions of
zoning ordinances by 1017oannually.
8. Increase the number of landlords and property management companies that provide
housing for Housing Choice Voucher program participants and other low-income
households by 10 each year.
9. Prevent homelessness for 40 households annually.
10. Expand local emergency homeless shelter capacity by at least 10 units/beds.
11. At least 20 homeless households move into permanent housing each year.
12. Increase the supply of affordable and accessible housing for seniors and persons with a
disability by at least 150 units by the year 2030.
49
APPENDICES
50
Appendix 1: Community Outreach - DRAFT
APPENDIX 1 : COMMUNITY
OUTREACH
Background
Albemarle County is committed to creating sustainable communities and safe, decent
housing opportunities for our residents. Since 2004, our Comprehensive Plan and Affordable
Housing Policy have provided guidance on how we meet that need. However, new
residential development in the County has not kept pace with growing housing demand,
leaving many County residents struggling to find housing they can afford that meets their
needs. The Comprehensive Regional Housing Study and Needs Analysis53 report released in
20197 identified more than 10,000 homeowners and renters who are paying more than the
recommended 30 % of gross household income for housing and housing related costs. As the
County continues to grow, that number is estimated to increase by 4,000 households by the
year 2040. To ensure the County continues to provide sufficient and appropriate housing
opportunities in our community, the County embarked on an effort to update our housing
policy in October 2019. The new policy recommendations provide the tools necessary to
meet the diverse housing needs of all County residents regardless of income, age, or other
special needs.
A Way Forward
In April 2019, the Thomas Jefferson Planning District Commission published the
Comprehensive Regional Housing Study and Needs Assessment54 report. This study, which
examined housing needs on both a county level and region -wide basis, identifies more than
10,000 Albemarle County households - both renters and homeowners (20 % and 42 % of total
households, respectively) -- struggling with housing costs. Households with incomes less than
50 % of area median income experiencing the greatest housing cost burdens (67% of all very
low- and extremely low-income households). The report further shows that the number of
households paying more than the recommended 30 % of income for housing costs is
anticipated to increase 34 % by the year 2040. To help meet current and future housing
needs for county residents, staff is undertaking an update of the county's Housing Policy.
53 Partners for Economic Success (2019).
54 Ibid.
51
Appendix 1: Community Outreach - DRAFT
Housing Albemarle Process
Communi , Recommen- ' Im lemen-
N p
Engagement dations • tation Plan
The Planning Commission directed staff to begin work on updating the Housing Policy at their
July 23, 2019 meeting. The Housing Policy update was a three -phased process. It began with
a series of community engagement activities to collect feedback on housing -related issues
and aspirations, as well as on potential tools the County may use to meet current and future
housing needs in Albemarle County. The information collected through these activities
directly informed the second and third phases of the policy update process - creation of a
August 2019
Rio29 Form Based
Code Public Event &
Survey
November 2019
qa Roll Call Equity
O
Equity &Inclusion
Roadshow
Jack Jouett Middle
School Student
Project
Focus Group
Discussions
comprehensive housing policy, as
well as an implementation strategy.
An overview of this process is outlined
below.
Community Outreach
Between August and December
2019, approximately 400 county
residents engaged with the new
policy development process. Staff
Octobeer2019 conducted three community
meetings in October 2019 with the
O Community Meetings goals of sharing information about
affordable housing in Albemarle
County, listening to residents'
concerns about housing in the
county, and identifying solutions to
support affordable housing in our
neighborhoods.
In addition to the community
December 2019
meetings, staff worked with local
nonprofit service providers to
Regional Housing
40 -
organize focus group sessions with
Survey
Focus G oup
nonprofit staff, and the individuals
Discussions
and households they serve. Staff
completed a total of seven focus
52
Appendix 1: Community Outreach - DRAFT
group sessions between November 1, and December 17, 2019. These discussions focused on
a set of general topics:
• What, if any, housing related issues are you or someone you know struggling with?
• How does a lack of affordable housing affect you, your neighborhood, our county?
• What types of housing do we need in Albemarle County?
• What can Albemarle County do to address affordable housing needs?
Meeting and focus group participants represented a diverse cross-section of persons who
live and/or work in Albemarle County, including residents from both the Development and
Rural areas, seniors, renters and homeowners, developers and real estate professionals, local
employers and nonprofit service providers.
Other engagement and data collection activities undertaken by staff include:
• Rio29 Form Based Code Public Event & Survey - August 2019
• Rivanna Roll Call - November 2019
• Office of Equity and Inclusion Roadshow Stop - November 2019
• Regional Housing Survey (conducted by the Thomas Jefferson Planning District
Commission)
• Jack Jouett Middle School, Eighth Grade Student Project - November 2019 to January
2020
Community outreach activities were supplemented by staff discussions with various county
departments including: the Economic Development Office, Facilities and Environmental
Services, the Office of Equity and Inclusion, the Office of Housing, and the Department of
Social Services.
Stakeholder Committee
To develop the new policy recommendations, staff worked with a nine -member a
Stakeholder Committee comprised of individuals representing the following interests:
• county residents aged 65 years and older;
• IMPACT55;
• people experiencing homelessness;
• for -profit developers of multi -family rental housing;
55 IMPACT, or the Interfaith Movement Promoting Action by Congregations Together, is a grassroots
initiative comprised of 27 diverse faith congregations in the Charlottesville -Albemarle area who wish to
live out and work in response to the common call for justice found in each of our traditions.
53
Appendix 1: Community Outreach - DRAFT
• the Regional Housing Partnership56;
• homeowners;
• local employers;
• low-income households; and
• the City of Charlottesville.
56 Members of the Regional Housing Partnership include the following: City of Charlottesville,
Albemarle County, Fluvanna County, Greene County, Louisa County, Nelson County, non-profit
housing providers, homeless services provider, a local builder, a local developer, a design professional,
resident of an urban area, residents of a rural area, University of Virginia, Thomas Jefferson Planning
District Commission, rural non-profit organization, Workforce Investment Board, Regional Transit
Partnership, and the Thomas Jefferson Health District.
54
Appendix 1: Community Outreach - DRAFT
Community Feedback
Session 2 (October 8, 2020) - Listen
Topic 1 - Housing in Our Community
What does home mean to you?
• Safe
• Doesn't require all of your money
• Space to enjoy spending time with friends and family
• A community where I choose to spend my time
• Pittsburgh
• A haven, a safe and stable place where you can let your guard down
Name things you like most about housing in the county
• A lot of different types/wide variety of housing
• Proximity to shopping and services
• Proximity to schools (shorter bus rides)
• Multigenerational living
Name things you like least about housing in the county
• How much rent I have to pay
• Almost no accessible single unit dwellings
• Aging in place is very difficult
• Limited affordable housing
• Not enough workforce housing
• Gentrification happening in the community
Topic 2 - Affordable Housing
What does affordable housing mean to you?
• Needs to focus on lower income
• Not a single definition
• It's a sliding scale, scale needs to reflect the community
• Housing needs to match income level
• What is affordable to me might not be affordable to others
• Price points
• Includes rental units
Do you, or anyone you know, struggle with housing costs/issues? How?
• Rent + utilities + bills
• Falling behind on rent
• Worried about landlord raising rent
• Work hours cut back
• Transitional housing is limited
• Aging, illness (can't continue working, no available housing)
55
Appendix 1: Community Outreach - DRAFT
Landlord won't fix damages to trailer (found one basement apartment with shared
laundry, didn't feel safe)
How does a lack of affordable housing impact you, your neighbors, your community, and/or
our county?
• More difficult to realize life dreams/ambitions (art career)
• Rural families are being displaced (can't afford the generational family home)
• We're creating neighborhoods that lack economic diversity
Topic 3 - Vision for Housing
Describe what a healthy housing system would look like in Albemarle County
• Consistently available to meet the demand
• Encourages affordability at the local level
• Mixed -level incomes, no isolated homogeneity
• Safe
• Accessible
• Amenities are available
• Sense of community
Topic 4 - Barriers to Housing
What do you see as barriers to building your neighborhood?
What are some of the barriers to individuals/families meeting their housing needs?
What are the barriers to providing affordable housing in Albemarle County?
• Supply
• Transportation
• Finding contractors
• Zoning code (political will)
• Growth control policy
• NIMBYism
• Lack of understanding
• Lack of resources
• State regulations
Additional Comments
• We're building too many high-priced homes
• Hard to fill positions because people can't afford to live here (workforce housing)
• Make affordable: build up, density
• National trends in migration to this area? (people are moving from more affluent cities
to the county (this is affordable to them)
• Some people are unaware about housing issues in the community
• Need incentives for developers
• Where is affordable housing a priority on the BoS list of priorities? Not in the top ten
• Long term designated funding should be part of this policy
• How will county funding solve a zoning issue?
• Trust fund can leverage funds
• Can the county earmark land?
• Manufactured homes can be allowed by a change in the zoning code
56
Appendix 1: Community Outreach - DRAFT
L'
Session 3 (October 25) - SOLUTIONS
Does the county currently define 'affordable housing' adequately? What would be an
alternative definition?
• Should we think of rent in the equation?
• Energy efficiency is a concern and should be included
• Broaden the language to include cost of living
• What is the detriment to taking 40% out of the definition? 40% reflects a specific moment
in time (2004)
• Define affordable recognizing the relationship between income and cost of living in an
area
• Broaden components of housing -- include transportation
o Figure out how to incorporate affordability index
o Need an objective metric
o It does not good to have affordable housing that is far from jobs and resources
• Total housing cost = housing + transportation + utilities
• HUD doesn't include transportation in their equation
• Should we have two definitions - or - should we cap at 80%AMI?
0 80-120%AMI = workforce housing
o We can have the standard (HUD) definition AND another definition
0 80% is what federal assistance is capped at
Housing Objectives: Do the current objectives address today's housing needs? What are we
missing? What do we no longer need?
• What's the difference between Comprehensive Plan and Housing Policy?
• Overall housing policy with a focus on affordable housing
• What can we take out? (no response on this)
• What incentives can we provide?
o Density bonus in exchange for affordability
o Do away with density as a measure
o Alternatives to banks (investors? Crowd -funding? Land trust?)
o Re: density bonus - are we hitting the "sweet spot"? If not, can we reset that?
o By -right bonus?
o Point system that looks at scale, climate, close to jobs, etc?
• How can you promote a grade? There are community education outcomes
and potential to increase dwellings that capture community values
(affordable, equity, efficient, well designed, etc)
• The county has a small housing fund, the point system could be used as
criteria for future funding
o Tax abatement - improved value abatement that offsets debt, for multi -family
dwellings
o Parking reductions
o Pick and choose - ala carte menu for incentives
o Can building material suppliers get tax breaks if supplies go to affordable building?
o Can county establish a fund for hookup fees?
• Hookup fees don't change based on usage
• This would significantly reduce cost ($20K per unit?)
o Progressive property tax
• Tied to income
57
Appendix 1: Community Outreach - DRAFT
o Habitat -style performance agreement
• What about affordable housing that isn't safe/maintained?
o AHIP
• Experimentation - what are we talking about? (housing types - apartment, duplex,
fourplex, etc)
o What is the range?
o For the policy, it would be all of that
• One -bedroom apartments are hard to find, they can be more expensive than 2-
bedroom
• Housing Implementation Strategy is a companion document to Housing Policy
• How does a unit stay affordable?
o First right of refusal
o Shared equity
o Not a lottery
• Could county -owned land be used?
Housing Strategies: Are the current strategies effective? What else should we be doing?
• Shift some "talking" based items into "action" based items
• Long term view needed (not just 5 years)
• Regional, coordinated approach
o We're not using our infrastructure efficiently
• Energy farms - it's all related
• Create places where people want to live that includes affordability
• How do you impact the cost of:
o Land
o Materials
o Labor
• Minimum lot size needs to be adjusted
• Tracking (take a step back)
o Have any policies led to affordable housing?
o Make that information public
Government/Agencies can do a better job of connecting qualified buyers with
available stock
o There is a gap
o What is the mechanism to get income -qualified buyers in place to be ready to
buy?
• It seems like there are opportunities being left on the table
• There are a lot of structural problems
• A lot of first time home buyers aren't looking for homes in the traditional ways/forums
• Income required to qualify was so tight, if a single teacher was qualified and then got
married, they wouldn't be able to hold onto if.
• What has worked?
• Need to look at cost of transit when added to the cost of housing
• Need a density overlay for transit hubs
• Scottsville needs to be included and represented in the plan
• Help developers access incentives for accessible units
o Universal standards
• What is the impact of universal design on density?
• Has the university addressed its growth and its contribution to the housing problem?
m
Appendix 1: Community Outreach - DRAFT
o IMPACT met with President Ryan
• What is the tension between the Comprehensive Plan and the Zoning Code?
• We need to get better about working together, regionally
o Recognition that there are differences in priorities
• Is the county considering a cottage cluster overlay?
• Is there any discussion of the Minneapolis model?
o Upzoning
o Be cautious about displacement
• What is the impact of short-term rentals on affordable housing?
• Long term affordable housing - past the first sale - is important
• No one solution will work - we need dynamic opportunities
o If the options don't exist, we can't use them
59
Appendix 1: Community Outreach - DRAFT
OCTOBER FOCUS GROUPS
Esmont Seniors - 10/24/2019
Housing issues:
• Mostly older homes in need of repairs
• Homes unsafe -front porch collapsing
• Lack of privacy in senior housing projects - no private front doors or
porches/patios/balconies; enter unit from public hallway
• Housing not located near services
• Housing too expensive - rent consumes nearly all social security income, rely on food
bank to eat
• Difficult to maintain homes when older and living on fixed incomes
• Contractors don't want to take on small (low cost) jobs, who to turn to?
• No public transportation in Southern Albemarle!
• Southern Albemarle has been neglected for years
• Not enough accessible homes
• Senior housing not developed with seniors' needs in mind - laundry room in basement,
no in -unit washer/dryer, no elevators in buildings, had to move from second floor unit
to ground floor unit because couldn't walk stairs
• Little faith nonprofits will provide services -just promises, perform
unnecessary/unrequested services/repairs
• Seniors at risk of homelessness due to high costs of rent/maintenance/property taxes
• Why do we pay the same rate of taxes but don't receive same level of services?
Where do our tax dollars go?
Which supervisor represents Esmont$
Solutions:
• Housing costs should be in line with income
• Need more county investment/support in S. Albemarle
• Esmont/Scottsville should be a development area - rich, white people stopped
Esmont from becoming a development area years ago to protect rural character.
• We want development - restaurants, cafes, shops, grocery stores, services
• Change zoning to allow for more development
• Senior housing needs to be designed with senior needs in mind - accessibility features
• Include seniors on boards of directors of nonprofit housing providers/senior
communities - we can help make sure senior needs are priorities
• Mixed -use senior housing - housing, services, amenities all in one place
• Money for home maintenance
• Need resources
• Housing assistance to help with cost of housing
• Housing fund to help with maintenance, home repairs
• Housing assistance needed
• Reliable, affordable contractors willing to take on smaller jobs - contractor directory?
m
Appendix 1: Community Outreach - DRAFT
• Decision -makers need to make themselves known and available to community they
serve.
• List of resources available for help/support with housing issues/needs
• Bring good public transportation to community
JABA Staff - 10/29/2019
Challenges:
• Affordable is not really affordable
o LIHTC units rent approximately $900 - $1000/month
o Only able to house very-low/extremely-low income seniors if they have a rental
assistance voucher
o Have empty units -can't fill because seniors can't afford to pay the rent
• Homes in Albemarle County are too big, have too many floors
• All new homes being built in Crozet are multi -level and selling for $400k to start
• Long-term care goal is to reintegrate individual into community
o Can't afford to go back
• Housing too expensive
• Need security deposit, but had to spend down all savings to stay in long-
term care (medicare requirement)
• Have nowhere to go - can be discharged to West Virginia where
housing is cheaper but seniors want to stay in area (relationships,
services, social networks)
• Auxiliary grants for assisted living don't cover cost of care- $1265/mo from state but
cost of care = $3000 - $3500/mo
o Seniors must be discharged when grant funds are spent
o Medicare- security deposit issue again
• Many seniors only receive about $500 - $600/mo in social security payments
• Seniors living with family members - often no room for them, not wanted, their
independence is lost
• Aging in place
o Homeowners can't keep up with home maintenance as they age
o Creates health and safety issues
o County needs to support AHIP more
• Health issues
o Doesn't always look like a housing issue
o Can't afford both housing and medication, often meds lose to housing
o Seniors cut back on AC and heat to save money, leads to heat and cold
related health problems
o Have seniors with no running water and/or electricity in homes but they won't
leave
o Housing not near reliable public transportation can lead to depressing, physical
illness, social isolation
There is a housing -transportation mismatch
Public transit is too expensive -- $1.50/trip with JAUNT
CAT doesn't work well for seniors - to many transfer
61
Appendix 1: Community Outreach - DRAFT
• JAUNT more expensive than CAT, but at least you can schedule trips so more reliable
• Rural seniors don't have access to services - too far out for transit
• 11 % of seniors living at 100% of poverty level (nationally?)
• 26% of seniors live along without assistance (nationally?) - potential for isolation is big
• Waiting lists for senior housing communities are long - 15 months at Timberlake
• Not enough housing overall
• How are seniors supposed to make rent payments?
• Baby Boomers aging fast but didn't save for retirement, so issue will grow soon
• Need financial stability to afford to retire
• People need to earn a living wage now so they can save
• Many Baby Boomers often not able to save, so social security acts as a paycheck in
old age
• Millennials can't afford to buy homes
• Charlottesville's housing market is ridiculous
• Housing is cheaper in Waynesboro, why? Less demand for housing there.
• Populations in outlying areas and counties need access to healthcare
Solutions:
Homeowners could build smaller accessory unit to supplement income
o Would have to report increased income to IRS
o Property values, and property taxes would increase
• Accessory units could act as an anti -displacement tool - allow seniors to downsize
within own neighborhoods
Co -housing is potential tool for senior housing
o Student housing on W. Main in city would be ideal for co -housing
o Older apartment buildings also a good option - convince owners/developers
to rehab into co -housing, second life for buildings
o Would need a match -making service for co -housing tenants
o TJPDC researched co -housing - recommended Vermont model
• Found lots of interest from seniors, no homeowners signed up to provide
rooms
• 80% AMI = 400%- 500% of poverty level - this definition of affordable housing lumps all
low-income household together. Different income levels have different needs/issues
• LIHTC program lumps all seniors together, no recognition of different needs
• Mixed -generational housing would help seniors remain in community - social
interaction, support networks
• County policies need to address barriers to affordable housing - cost of land,
regulatory environment, political will all drive up cost of development and cost of
housing
• County owned land for affordable housing
• UVA owned land in county for affordable housing
• Connect transportation with housing
• Affordable housing easements
• Water/sewer hook-up fees are too high - $20k/unit for RWSA connections
62
Appendix 1: Community Outreach - DRAFT
• Address housing supply -demand mismatch -- need sufficient supply of housing to
meet population/household growth
• Infuse more money into housing or stop growth in county
• Direct county funding to right things - more people over the age of 65 than under the
age of 5 years - schools vs. housing investment
• Need transportation improvements
• Need to address bad landlords - those who take advantage of low income
households and seniors (poor quality, unsafe, over -crowding)
• Look into co -housing arrangements like as Emmerson Commons
• Pilot project for accessory units
• Need more accessible housing
• Need cheap land for affordable housing
• Dedicated county owned land for affordable housing
• Allow small cottage homes of 1 and 2 bedrooms
• Incorporate universal design into housing
• Factory built/modular homes for affordable housing on county land
• Housing near services
• Allow flexibility for co -housing with services
• Friendly, multi -generational communities (social interaction/social support)
• Hold a contest for innovative community design - the $100k home
• Renewal energy for powering homes
• Address home energy efficiency
• Need targeted supports for senior communities - provide workspace on site where
service providers can meet with clients
• Convert the mall into housing
• Develop housing on a portion of the mall parking lot
• Put something useful in the mall
Park View Apartments - 10/30/2019
Property information:
Property is a LIHTC development
Unit rents: $936 for 1 BR, $11 18 for 2BR
LIHTC program requires units be affordable to 60%AMI - too high for most seniors, retail
workers, UVA staff
Required to set aside 12 units at 30% AMI, initially set aside 22 at the AMI level
Challenges:
• Many of us living on fixed income
• 2 or 3 homeless seniors ask about housing in Park View every month
• Government policies contribute to homelessness
• Affordable housing is a multi -headed monster. Supply & demand works in housing. Our
demand is higher than our supply of housing. Money talks.
• Where do people go to find housing?
63
Appendix 1: Community Outreach - DRAFT
• Too much bureaucracy is driving up cost of housing
• Pay for full time work should match the cost of housing
• Need to be paid a living wage
• Unaffordable housing + no support services = illness
• Co -housing is not the way to go. Don't want to live a roommate at our age
Solutions:
• Accessory units could provide affordable housing for seniors
• The City should take over the Landmark Hotel and build affordable housing
• Need incentives to encourage landlords to rent units for less, like a tax credit program.
• Need standard rules across housing programs
• need small communities for seniors
• need to get millionaires & billionaires on board. Seniors are quickly becoming the
largest population. What are the wealthy willing to do?
• Homeless individuals need guidance on how to find affordable homes including in
other states. Provide assistance to move there if they wish to.
• There are housing assistance programs for low income households, and wealthy
families can afford anything. What is there for everyone else in terms of housing?
Can't afford to buy/rent, but don't qualify for assistance.
• Pair seniors with students - provides social interaction, social support, assistance with
home. Keeps seniors in their homes as long as possible
• Get the Social Security Administration in the mix - they need to understand the issues
• Education young people about the importance of saving for retirement
• Improve the local bus system - CAT buses are empty. Why?
• Need ways for people to cross major roads on foot to access services
• Either build senior housing near services or services near senior housing - easy access
to grocery, drug store and hospital are the three most things a senior needs.
• County needs to be set cash -in -lieu of affordable unit price not let developers
determine how much they should pay per unit.
64
Appendix 1: Community Outreach - DRAFT
November Focus Groups
Mary Williams Senior Center - 11 /11 /2019
Challenges:
Transportation
• JAUNT- no will call service to/from medical center. Only 2 trips per day 9:00 am drop
off and 3 pm pick up. Have to hang around until then.
• CAT - no bus on weekends. Have 1 mile walk uphill to bus stop
Accessibility
• Senior housing more accessible than private housing
• Not all senior housing includes grab bars in bathrooms
• Trip hazards in private rental units - carpet, broken tiles
• Need housing with no stairs
Housing costs
• Rent increases annually but income doesn't -social security incomes does not always
increase, or does not increase as much as rent
• Rent increased $50/month this year higher than social security increase
• In private rental unit you have a choice, pay rent increase and struggle or move.
Where do you god
• Need to consider not just rent amount but cost of utilities, medications and
transportation.
• Social security check is $1,400/month my rent is $800/month
• Young people need to consider small insurance policy now to cover cost of future
funeral expenses. Cheapest funeral is $7,000. Can't burden family members with that
cost.
• If you're social security check is to high, then you can't qualify for
Medicaid/medicare. If you can't qualify for that, then you can't afford assisted living.
• Property taxes are hard to pay. If you receive even $5 too much, then you don't
qualify for senior tax relief benefit.
• My rent is $1,148/month but my social security check is only $1,480/month. Leaves only
about $300 for utilities, medical care/medicine, food, transportation
Other issues
• Housing not close to services, shopping
• Waiting lists for housing assistance/affordable housing too long (3 months - 18 month
wait)
• Laundry rooms in basement, difficult to carry laundry up and down stairs.
• Costs $1.50/load of laundry. This adds up.
• Rooms are very small. Don't need a lot of space, but need more than I have.
• Need to sell my house. My children moved out, have too much land to take care of.
What do I do? Where do I go?
• High cost of land drives up cost of housing
• Developers not including affordable units in their projects
• Home maintenance is expensive
65
Appendix 1: Community Outreach - DRAFT
Solutions
• Provide some rental assistance -- $300/month would be helpful
• Resource booklet or web page -reliable contractors for small jobs; housing assistance
programs; available services. One place to find helpful information for seniors
• Affordable senior communities with grocery store, small center, medical center, and
senior center for socializing
o Senior only community! Once you get to this age you deserve your right to
privacy.
• Rental opportunities for co -housing with family members
• Use county -owned for affordable housing
• Need to build housing along transit routes
m
Appendix 1: Community Outreach - DRAFT
The Haven - 11/12/2019
Barriers to housing for homeless persons
• Live in The Crossings for 4 years now, want to move
o Neighbors drink too much
o Very noisy
o Police there often, ambulances
o Can't have overnight guests
o Rent is okay, but need a better place
• Waiting list for Housing Choice Voucher program is too long
• Landlords won't take rental vouchers
• Housing Choice Voucher program criminal background barriers
• Using my Housing Choice Voucher to move here from New York. Want to move my
children here but can't because I can't find a place to live. Don't want to drag my
children from shelter to shelter. Not fair to them and no way to raise children.
• Need housing close to public transportation or needed services. Too much housing
here is located in places where you need a car.
• Security deposit programs take too long to issue deposit. Landlords won't wait that
long.
• If I get a rental voucher and security deposit, I still can't afford to pay to move my stuff
or buy furniture, or other stuff for the new home.
• Landlords use tenant rating systems to qualify applicants. Scores only look at rental
history, not reasons for that history. Homeless people never get enough points to
qualify.
• My income changes each month, makes it difficult to qualify for an apartment.
• Older homeless persons just want a small, affordable place to rent
o Never had a home of their own before
o Monthly social security income of $771 but pay $600/month for rent with
roommates
o Roommates don't work well for many homeless persons
• Slumlords are only landlords willing to work with homeless
o Units are dangerous, should be torn down
o They are a necessary evil
• Homelessness is not just a city issue
• Homelessness is a fixable problem. Solving homelessness will address other problems,
as well - emergency room visits, incarceration.
Solutions
• Need housing navigation services - difficult to find housing and work way through
housing assistance system. Where do you start?
• Rental assistance programs need to account for security deposit needs. Even if I get a
housing choice voucher and find a landlord willing to take it, I don't have money for a
security deposit so will lose the apartment.
• Need Single Room Occupancy units at affordable rates
67
Appendix 1: Community Outreach - DRAFT
On-line Feedback
Timestamp
What does 'home' mean
to you?
Name 3 things you like
the most about
housing in Albemarle
County,
Name 3 things you like
the least about housing
in Albemarle County.
What does affordable
housing mean to you?
Do you, or someone
you know in
Albemarle County
struggle with housing
costs/issues? Tell us
how.
10/18/2019
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sight of other houses
Security, with modest
emotional/spiritual well
or not in sight of other
savings - have very few
being; so, a $750K
houses, etc
choices, and many are
house may still be a
2.a wide variety of
not safe or healthy for
threatening place, and
styles: timber, brick,
aging, with disabilities,
not a home, and a $30K
other materials;
with special mobility and
'mobile home' may be
different
other needs
home etc.'as myself'
architectures, designs,
3.public ransportation,
means that I am can be
etc
and safe biking/ walking
completely relaxed, not
3.availability: you can
trails, are poorly
like a workplace, etc
find housing in variety
available and poorly
where behaviors are
of settings and in
connected to do things
supervised
variety of styles
without a car
M
Appendix 1: Community Outreach - DRAFT
10/18/2019
a place to live
rural setting, privacy,
increasing property
something which I can
we need to do some
15:57:01
quiet
taxes; not yet but
afford-- and this may
house repairs but
possibly in the future -
mean cutting back on
hesitate because of
airbandb arrangements
many pleasurable
the
aspects of life such as
cost
eating out, vacations -
and yes all but the
most basic
smortphone
10/18/2019
Family, quiet, nature,
Proximity to Cville, to
Distance from parks,
Can buy / rent for less
23:41:09
workplaces, and to
large swaths of
than 30%of income.
shopping
monotony (endless
Affordable for one
identical townhouses),
person is different than
lack of alternative
for another person; it's
transport
all relative.
10/20/2019
a place to live
live in a great
the cost, not enough of
allowing someone to
not me, but young
20:00:13
community, lots of
it, and outdated zoning
spend no more than
teachers, firefighters
housing types to
policies and regulations
30% of the income on
and police officers
choose from, much of
that only incentivize
housing
do. Especially child
the available supply is
lowdensity
care/pre-school
near employment
developments for large
teacher.
lots/expensive
housing.
10/21 /2019
A safe secure place to live
Compact urban
Lack of investment in
Housing that is
No, I am fortunate
12:09:02
- it does not
housing, proximity to
urban infrastructure,
subsidized for low
that my family can
necessarily mean single
Charlottesville,
housing that sprawls into
income families that
afford our housing
family home ownership.
beautiful
rural areas,
cannot afford market
choice
rural setting
rate housing options.
M.
Appendix 1: Community Outreach - DRAFT
Timestamp
How does a lack of
affordable housing
impact you, your
neighbors, your
community, our county?
If you could design
your own
neighborhood, what
would 9 look like?
What types of housing
would you build? Who
would there?
In a few words, describe
what a healthy housing
system would look like in
Albemarle County.
Many individuals and
families in Albemarle
County are struggling
to meet their unique
housing needs. What
are some of the
barriers preventing
them from
doing so?
What are the
potential
barriers Albemarle
County may face as
we try to provide
housing options that
meet the needs of all
our of our diverse
population?
10/21 /2019
Feeling welcome,
Aesthetics, proximity
Cost, cost, driving too
30% HUD definition
Yes. Jobs don't pay
16:30:16
secure, and connected
to culture and nature,
much
AMI --gotta use the
enough, and the
to the past and future.
my friends here.
technical meaning if
housing costs too
one exists
much. This is a
housing supply-side
problem, mainly.
10/18/2019
dangers to life, health
cooperative
opportunity always to
1. poor affordability of
There are groups - like
15:32:38
and wellbeing come
neighborhoods: e.g.
find safe, healthy
housing with amenities
ASAP - who actually
from lack of affordable
shared yard work,
affordable housing close
they need
don't want more
housing, not only to
shared garden and
to what you find
2. poor location (not
people to come to
individuals, but to other
harvesting/preserving
essential: for some,
near what they
the County. There are
household/community
food, shared livestock
workplace, for some,
uniquely need)
groups - like
members
family or friends, for
3. poor connectivity
newcomer elites -
e.g. where
some, medical/health
(without car, by bike
who want some
appropriate
care, for some,
or foot or public
imaginary
poulty, fish, etc,
recreation, etc
transportation)
landscape/fictitious
shared common areas
neighborhood, made
for
up reality. There are
recreation, relaxation,
jealous resentful
conversation IN ALL
groups - like some
SEASONS.
ridiculous 'social
justice' groups -
who hate certain
groups and don't
70
Appendix 1: Community Outreach - DRAFT
want them to be
heard, or served
(because they are
prejudiced against
them while at the
same time claiming
to be fighting other
prejudices). Many
urban area elites are
willfully ignorant and
prejudiced about
rural values, rural
lifestyles, rural
communities.
10/18/2019
believe that my
I'd keep the same
see above. Avoid
Some people I suspect
The County should
15:57:01
neighborhood covers
zoning. In my
entanglent with
are starting out —and
not
quite a range of costs
neighborhood, houses
Charlottesville.
that has been
provide housing. How
range quite a lot and
historically
about lowering
there is considerable
difficult but many
property
diversity both in race (
suceed. Some people
taxes?
newcomers and the
could stand some
many generations
help
established here); old
with budgeting -- try
people; young
the
families; at least some
Dave Ramsey or
people from foreign
Elizabeth Warren
countries. Owners and
books
renters.
on budgeting, both
remarkably similar.
10/18/2019
Drives further inequality
We need a variety of
New or renovated
Cost. Land value
The county needs to
23:41:09
different types of
houses at all price points
escalation
help make it easier
neighborhoods. I
for a private citizen to
would ensure that all
build their own house,
for example, a tiny
71
Appendix 1: Community Outreach - DRAFT
types of homes
house, or a kit house.
(detatched,
Due to the excessive
townhouses,
amount of
apartments) include a
regulations about
yard or dedicated
how a house is built,
area of land where
the county
each resident can
needs to help people
garden. Need to build
navigate the state
smaller houses.
building codes.
Further, the county
needs to support the
use of
nonconventionol
septic and
composting toilet
systems.
10/20/2019
results in a lack of
a variety of housing
See above. Options that
cost and an outdated
See above.
20:00:13
diversity in
types and ownership
all income groups can
Comprehensive Plan
neighborhoods, and
options. Smaller lots,
afford, that are close to
and rezoning process
means that we all pay
smaller houses, all
schools and employment
that makes it nearly
more for housing than
close to transit. But this
areas. And one that does
impossible to obtain
we should. We need
requires the County to
not attempt to solve the
approvals for higher
more supply to help
actually APPROVE
entire problem
density housing
keep prices in check
rezoning applications
by burdening developers
projects that are even
(basic supply and
that allow more
to provide the solution! It
consistent with the
demand)
density and smaller lot
is a community -wide
recommendations of
sizes, even if it is more
problem and we need
the comp plan. A lack
than what the comp
community -wide
of leadership at the
plan designations
solutions.
top levels of County
contemplate
Administration, Board
of Supervisors, and
Community
Development Staff to
take this on and LEAD.
72
Appendix 1: Community Outreach - DRAFT
Right now the policy
expects the
developers
to solve all the
problems with
affordable housing
units and proffers,
while the County does
nothing, and not only
does not provide
incentives for more
affordable housing,
but actually ERECTS
more barriers in the
form of proffers, lower
densities, and denying
projects due to traffic
impacts
10/21/2019
There are various
An urban
Safe secure housing
Low incomes and a
Political push back
12:09:02
inexpensive housing
neighborhood
options for everybody in
lack of housing
from people who
options for people in our
with a mix of housing
our community who
options for people at
don't want to pay
community including
options and a well
wants it.
the lowest income
more taxes
rental apartments and
designed
levels. We need
condominiums. In fact, I
transportation
to focus both on
just checked listings and I
network (public transit,
helping raise incomes
see condo/townhouses
street grid, protected
and subsidizing
for sale in the area as
bike and pedestrian
housing costs for
low as $120,000 and 1
corridors) that
people who need
bedroom rentals as low as
connect homes to
help.
$490 per month.
jobs,
shopping, and
recreation. Alternative
transportation options
will also help lower the
73
Appendix 1: Community Outreach - DRAFT
cost of living and the
carbon footprint for
residents in the area.
10/21 /2019
Money spent on high rent
My neighborhood
Choices that meet the
Cost of the housing,
The HUD budget will
16:30:16
and mortgages displaces
needs more live -work
needs of every stage of
which is related to
not reach desired
other quality of life costs:
spaces, houses and
life, for all.
development costs,
levels any time soon,
healthcare, healthy foods.
apartments with
which has complex
probably. And
Housing problems also
workshops, studios,
inputs. Those under
local zoning codes
displace many people
offices, and storefronts
the County's control
are very difficult to
from our area entirely.
attached or close by.
include:
update wholesale.
Then people could
1.) ZONING,
But it's probably
work from home and
2.) construction
easier to
start businesses safely,
workforce via building
commit to a handful
and drive less. We also
trades education,
of incremental
need to improve our
3.) time to market
improvements every
sidewalks, and start
including
year. Gradually add
more community
development review.
byright uses and
gardens. Overall, we
density, simplify SUP
need to build more
processes especially
housing, of all types,
for small projects.
and bring the price
down. The median
new home will be one -
bedroom,
because more people
have 1-2-person
households now. But
to prevent isolation,
those 1 BR homes need
community spaces
built in closely --plazas,
pocket parks,
recreation areas,
waterfronts.
74
Appendix 1: Community Outreach - DRAFT
Timestamp
Any other comments?
10/18/2019 15:32:38
thank you
10/18/2019 23:41:09
We need better transit options that link major residential areas directly to major employers; these transit systems should be
designed to serve commuters who are gainfully employed. Currently, many developed areas on 29 north have no viable
alternative transportation method to get to work. Further, we need bike lanes or greenways that would allow individuals
on bikes, segways, scooters, etc fo commute safely to work. Need a greenway that runs parallel with US-29 north, and is
actually accessible from residential areas on both sides of the road
10/20/2019 20:00:13
The County needs to be willing fo lead on this issue and fake some proactive steps OTHER THAN just looking to developers
to solve the problem themselves with affordable housing proffers with rezonings. And the County Board needs fo approve
rezoning projects with high -density residential, and stop denying them or discouraging them based on traffic impacts.
And modify the master plans to add more highdensity residential, and fo provide INCENTIVES for devleopers and builders
to build more affordable units, not just burdensome regulations. The local developers and builders actually want to help
and contribute toward the solution, but cannot be the ONLY ones to do if, as per the current policy.
10/21 /2019 12:09:02
The answer is not fo grow the urban area and give a windfall to the development community. They won't build what is
needed to provide affordable housing - instead they will build what offers the greatest profit. We have more than enough
development potential within the City and the County.
10/21 /2019 16:30:16
Thank you for taking on this effort!
75
Thomas Jefferson Planning District Commission - Regional Housing Survey
Albemarle County responses
Do you own or rent your current home?
Do the housing options in Albemarle County meet your
needs?
76
In what type of housing do you currently live?
Manufactured
Hoi
3'
Condominii
2%
Do you think it is hard to find decent, affordable housing
in Albemarle County?
Don't know
77
When choosing where to live, what do you care about most?
Traffic congestion and commute time
7%
6%
6%
The cost of a car and gas
0%
2%
2%
Proximity to public transportation
5%
1 %
5%
Proximity to place of work
3%
13%
16%
Proximity to amenities
7%
14%
Quality of schools
8%
11 %
2%
Access to broadband
1 %
3%
10%
Available jobs
3%
3%
0%
Living in/near and urban environment
6%
5%
8%
Living in/near a rural environment
7%
6%
5%
Housing affordability
1 1 %
1 8%
Type of housing I want is available
9%
15%
I would consider living in a housing option other than a
single-family home.
IN
What types of affordable housing are needed in Albemarle
County?
60%
50%
40%
30%
20%
10%
0%
5% J
ey ey �1 �1 •�y ey ey x1 .`p�
\e�o�\J -'°J. ey`1 o`�e��y c`a�e\��G�J`ea �`�� r°.1N ye`�y.
yy° o°J Sew` �
IN
10
79
67 0 46% I 45%
People who work Albemarle should Building more affordable I All people deserve safe
be able to afford to live in Albemarle housing shelter
577o
There are affordable housing options
in all parts of Albemarle County
Availability of affordable
housing benefits our
workforce
21 /o
Preserving existing
affordable housing
Availability of
affordable housing
benefits our local
businesses
Which tenures (or kinds) of housing are needed in Albermarle County?
M
70%
70%
M
50%
44%
39%
40%
32%
30%
22%
20%
15%
11%.
11%. 10% 10%
10%
10%
..
3% ■
0%
�00� 9O FS c , X0°Q C# e
0\e5� � 5� 5� •Si� $ r�z�
0�eS 0 .,A \ o Go ��0 coo \ 0 00
o °� °�o CJo �° �0 6e 0�
fro°a 0°
e0� S°� o r
�e`ae� Sr G P55 a0p�a� �10
Q0 P
What are the things that you would be willing to support to get more affordable housing?
Faster permit review EL Mr.
Zoning for mixed -use residential ' .
Higher density
Higher taxes to build/preserve...
Reduced developer fees
91
Respondent Demographics
Mexican•
American
Hispanic, Lai
1%
Respondents by sex
I *MWOOOI
Respondents by race/ethnicity
Aleutian, Eskimo, _.
:an-
m
30
25
20
15
10
5
0
Respondents by age
25
< 18 years 18 years - 25 years - 35 years - 45 years - 55 years - 65 years +
24 years 34 years 44 years 54 years 64 years
40
35
30
25
20
15
10
5
5
0 -
< $10,000
Respondents by income
16
11
9
■
$10,000 - $25,000 - $ $40,000 - $55,000 -
$25,000 40,000 $55,000 $70,000
3
$70,000 -
$85,000
$85,000 +
m
Employed part
time
11%
Respondents by employment status
Unemployed
Sfudanf 7C1_
Where in Region 10 do you work?
Does not work
in Region 10
8%
0