Community Development Work Program




Review Master Plan schedule, Rural Area Implementation, and other priorities



Tucker, Foley, Davis, Graham






April 5, 2006


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The goal of this worksession is to assure Community Development’s Work Program is consistent with the Board’s priorities, with particular emphasis on the Master Plan schedule and Rural Area Plan implementation. 


On February 1, 2006, Community Development presented its proposed five year work program to the Board.  A copy of that work program is attached. Given time limitations, it was not possible to review all parts of this work program with the Board at that time.  Among the parts that were not discussed are a proposed schedule for development of master plans and a proposed schedule for implementation of the Rural Area Plan discussed by the Board in a 2005 work session.  The schedule for master plans was included in response to the Board’s proposed Strategic Plan objective, which states: “Establish and implement a schedule for completing the Master Plans for each of the county growth areas “.  Additionally, a second Strategic Plan objective related to implementation of the Rural Area Plan states: “Implement all of the strategies in the Rural Area Plan within 4 years.”  



FY 2006-2010 Plan:  Effectively Managing the County’s Growth



Master Plans

Master plans were recommended by the Board’s Development Areas Initiative Study Committee (DISC) along with the Neighborhood Model. DISC recommended the master plans to help assure that growth, as envisioned by the Neighborhood Model, could be accommodated in the County’s Development Areas.  During the same time period that the Neighborhood Model was adopted into the Comprehensive Plan, the Board agreed to start developing master plans for the Development Areas.  Crozet was chosen as the first area to develop a master plan and that plan was adopted in December 2004. Subsequent to that effort, the Board agreed to proceed with a master plan for the development area from the City boundary northward along U.S. 29 (“Places 29”), but deferred scheduling the remaining master plans on the advice of staff.  Simultaneous with this effort, the Planning Commission initiated a framework plan for the Pantops area.  Both Places 29 and the Pantops master plans are currently being developed. The Village of Rivanna, along with Neighborhoods 4, 5, 6 and 7, are the remaining Development Areas to be master planned.  Community Development’s work program attempts to establish an order and schedule for work on the master plans.   


In considering a schedule for the master plans, staff has attempted to balance the interest in completing the master plans as quickly as possible against the Board’s other priorities for Community Development and issues that affect how quickly the master plans can be completed.  Those issues include:



With this information, there are several points that should be considered with the proposed schedule.  First, this schedule is sequenced so that at least one master plan is completed before starting another master plan.  For example, you will note the schedule calls for starting the Rivanna Village Master Plan as soon as work on the Pantops Master Plan is complete. This assures no more than two master plans are under development at any one time and recognizes there is a limit to how much staff, the Planning Commission and Board can simultaneously manage. This also means that if a plan is delayed in the process, it potentially affects not only the completion of that plan, but subsequent plans. Second, the order for proceeding on the master plans was developed without Board input. Staff’s recommendation to start on the Rivanna Village Master Plan after the Pantops Master Plan is influenced by an outward progression along U.S. 250 from Pantops, the fact that a Zion Crossroads Master Plan is being completed, and the strong interest expressed in various Village of Rivanna meetings for a master plan.  In establishing this ordering, staff has assumed that earlier decisions to allow Zoning Map Amendments (ZMAs) to be considered independently of the master plans will be repeated.  This is particularly important with regard to two significant ZMAs, Biscuit Run and Rivanna Village.  However, if the Board were to decide that approval of either of those ZMAs was premature until the associated master plan was completed, staff would recommend reversing the order for the Southern Urban Area and Village of Rivanna, as the Biscuit Run ZMA is approximately ten times the size of the Rivanna Village ZMA, both in acreage and potential development.  Finally, staff has recommended completing a master plan for Neighborhoods 6 and 7 last, as it has the least opportunity for large scale development and has considerable overlap with the Area B study that has been recently completed.   Thus, there appears to be less urgency for this master plan.     


Rural Area Implementation

At a March 2, 2005 worksession on the Rural Area Plan, staff presented the Board implementation priorities for the Rural Area Plan. A copy of that executive summary is attached.  These priorities include the current efforts on phasing, mandatory rural preservation development (clustering), and a mountain overlay district.  Staff anticipates the Board will review conceptual outlines for each of those strategies within the next two months and advise staff if there is enough support to proceed with ordinance development. Beyond the current efforts, the work program includes the following priorities: crossroad communities, country stores, and agricultural support.  It must be noted there was no recommendation for scheduling a review of land use taxation in the 2005 worksession, though it was considered a Rural Area Plan priority.  It is unscheduled in the work program, though staff has included placeholders for consideration of additional strategies in FY /08-’10.  Given the Board’s recent discussions on land use taxation, staff seeks guidance on how to prioritize this strategy with respect to other Rural Area Plan strategies.  Finally, staff notes some uncertainty as to the statement in the Board’s proposed Strategic Plan that calls for implementation of all Rural Area Plan strategies versus what was proposed in the 2005 worksession.  The 2005 worksession identified key implementation categories, which are captured in the work program, except for the previously discussed land use taxation.  The Rural Area Plan includes other strategies beyond those previously discussed key implementation categories.  Staff believes the intent of this Strategic Plan objective is to address the key implementation categories discussed with the Board in 2005 rather than all of the Rural Area Plan strategies.  No analysis has been done on the effort to implement all of the remaining strategies within the next four years.   If staff’s assumption is incorrect, staff believes further review of the Rural Area Plan may be appropriate to prioritize the remaining strategies. 



Community Development’s work program also includes a number of previously discussed priorities.  These include ordinance amendments, such as the final implementation measures for the Neighborhood Model and seasonal farm worker housing, as well as other anticipated work under the County’s Strategic Plan.  Board discussion of these parts of the work program at this time would also be useful in setting clear direction and priorities.    



$115,000 is currently proposed for FY 2006-07 to support master plan development, but would need to be doubled to provide consultant assistance for two master plans each fiscal year.  The other work program items are anticipated to be done by in-house staff. 



1.              Staff requests the Board consider the master plan schedule with respect to order and scheduling, then provide direction on any desired schedule changes.  As noted in the discussion, staff considers a change in the order of master plans to be appropriate if ZMAs will not be approved prior to completion of the associated master plan.  


2.              Staff requests the Board revise the proposed Strategic Plan objective related to the Rural Area Plan to read: ”Within the next four years, implement all of Rural Area Plan key strategies.”   Staff believes this change makes the Strategic Plan objective consistent with the direction at the March 2005 work session on the Rural Area Plan.     

3.              Staff requests the Board consider the Rural Area Plan implementation schedule and the previously unscheduled strategy related to land use taxation, then advise staff if it is acceptable to consider land use taxation in the FY ’08 placeholder.  If the Board believes this issue should have a different priority, staff requests direction on how to prioritize this strategy with respect to other Rural Area Plan strategies.  .    


4.              Staff requests the Board consider the schedule for implementation of the Neighborhood Model zoning changes and other items and provide direction on any desired schedule changes.   .   



Community Development Five Year Work Program

March 2, 2005 – Rural Area Plan
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