Rio29 Form-Based Code Updates

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Proposed changes to better achieve the vision of the Rio29 Small Area Plan.

What is the Rio29 Form-Based Code?

The Rio29 Form-Based Code (FBC) is a set of optional zoning regulations that allows property owners within the Rio29 Form-Based Code Overlay District to pursue dense urban development. Property owners that want to develop their property can choose to use the Rio29 FBC or to develop under the zoning district already assigned to their property.

Unlike traditional zoning districts that focus on the uses that are allowed on a property, form-based codes focus on the size and shape

Proposed changes to better achieve the vision of the Rio29 Small Area Plan.

What is the Rio29 Form-Based Code?

The Rio29 Form-Based Code (FBC) is a set of optional zoning regulations that allows property owners within the Rio29 Form-Based Code Overlay District to pursue dense urban development. Property owners that want to develop their property can choose to use the Rio29 FBC or to develop under the zoning district already assigned to their property.

Unlike traditional zoning districts that focus on the uses that are allowed on a property, form-based codes focus on the size and shape of buildings and how they relate to sidewalks, streets, and other public spaces. Form-based codes can help create places with a clear identity that feel connected and cohesive.

Why is the County updating the Rio29 Form-Based Code?

The first development projects submitted under the Rio29 Form-Based Code (FBC) helped identify opportunities to improve how the code works. Since 2024, Community Development Department staff have worked with developers, architects, consultants, large property owners, and staff from across the County to identify challenges within the code and develop proposed updates.

The proposed changes are intended to make the Rio29 FBC easier to understand and administer, provide greater flexibility to respond to site-specific conditions, and better support the vision of the Rio29 Small Area Plan.

The proposed updates include changes to the Rio29 FBC and related regulations within the larger Zoning Ordinance, the Rio29 Form-Based Code Overlay District map, the Subdivision Ordinance, and specific development recommendations in the Rio29 Small Area Plan.

What are the biggest changes?

  • Reformatted and reorganized regulations: The Rio29 FBC would be reorganized and reformatted to align with the County's Zoning Ordinance Modernization effort, making it easier to navigate and more user-friendly.
  • Character area boundaries: Character area boundaries on the Rio29 Form-Based Code Overlay District map would be adjusted to focus the most intensive, pedestrian-oriented development in areas where commercial activity is already concentrated and where new walkable, mixed-use centers can be created away from high-speed, high-traffic roadways.
  • Destination Streets: This new street type would create active, pedestrian-focused commercial centers within each Core character area, providing places for people to stroll, gather, explore, and spend time, while allowing greater flexibility in surrounding areas.
  • Street-based regulations: Development standards would be primarily determined by the abutting street type rather than the character area designation, creating a more consistent experience along each street.
  • More flexibility: Additional opportunities for administrative, Agent-approved modifications and Board-approved special exceptions would allow the Rio29 FBC to better respond to site-specific conditions while maintaining the overall development pattern envisioned by the Small Area Plan.
  • Updated recreation spaces: Proposed changes would refine various requirements for recreation spaces and focus public ownership and maintenance on larger recreation spaces in addition to those identified on the Rio29 Form-Based Code Overlay District map.
The overall vision of the Rio29 Small Area Plan is not changing. The proposed updates are intended to help the County better achieve that vision and make the regulations more effective and practical to use.


Where can I learn more?

The project materials provide more detail about the proposed changes. If you are new to the project, we recommend starting with:

  • Planning Commission Staff Report and Materials – Detailed information about the project’s background, proposed amendments and their purpose. (These documents, the meeting minutes, and a video recording of the meeting can be accessed via the Albemarle County Calendar.)
  • (Annotated) Proposed Amendments to the Zoning Ordinance (including the Rio29 FBC) – The proposed changes to the zoning regulations with comments explaining the purpose of individual changes.
  • Proposed Rio29 FBC Overlay District Map – The proposed changes to the character area boundaries and required recreation spaces.
  • Existing Rio29 FBC Overlay District Map – The existing character area boundaries and required recreation spaces, referred to in this map as “civic spaces.” This map is a helpful comparison when viewing the Proposed Rio29 FBC Overlay District map.
  • Proposed Rio29 Small Area Plan – The proposed changes to specific development recommendations in the Plan.
  • Subdivision Ordinance Amendments – The proposed changes to the subdivision ordinance to support development under the Rio29 Form-Based Code.

Public Hearings

The Planning Commission held a public hearing on the proposed amendments on September 22, 2026. The Board of Supervisors is scheduled to hold a public hearing on November 18, 2026.

Meeting information, agendas, staff reports, and opportunities to participate are available through the Albemarle County Calendar.

  • Planning Commission Recommends Approval of Proposed Updates

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    The Planning Commission reviewed the proposed updates to the Rio29 Form-Based Code and related planning and zoning documents at its September 22nd public hearing and unanimously recommended approval, with minor revisions to the proposed Rio29 Form-Based Code and a minor edit to the proposed Rio29 Form-Based Code Overlay District Map legend.

    The proposed changes will now move to the Board of Supervisors, which will hold a public hearing on November 18, 2026. Additional information about the meeting will be available through the Albemarle County Calendar.

    Want to learn more? Watch the Planning Commission meeting and access the meeting materials, including the staff report, here.

    The Planning Commission reviewed the proposed updates to the Rio29 Form-Based Code and related planning and zoning documents at its September 22nd public hearing and unanimously recommended approval, with minor revisions to the proposed Rio29 Form-Based Code and a minor edit to the proposed Rio29 Form-Based Code Overlay District Map legend.

    The proposed changes will now move to the Board of Supervisors, which will hold a public hearing on November 18, 2026. Additional information about the meeting will be available through the Albemarle County Calendar.

    Want to learn more? Watch the Planning Commission meeting and access the meeting materials, including the staff report, here.

  • Materials Now Available for Review

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    Proposed updates to the Rio29 Form-Based Code and related planning and zoning documents are now available for review. Visit the Documents section of this website to see what’s being proposed, including specific changes to the Zoning Ordinance, Subdivision Ordinance, Rio29 Form-Based Code overlay district map, and the Rio29 Small Area Plan.

    Community members and prospective applicants are invited and encouraged to review the materials and learn more about the proposed changes ahead of upcoming public hearings with the Planning Commission on September 22 and the Board of Supervisors on November 18. If you have questions or would like additional information, please contact Mariah Gleason at mgleason@albemarle.org or 434-296-5832 ext. 3097.

    Additional materials and information about the public hearings will be available through the Albemarle County Calendar approximately one week prior to the meeting date.

    Proposed updates to the Rio29 Form-Based Code and related planning and zoning documents are now available for review. Visit the Documents section of this website to see what’s being proposed, including specific changes to the Zoning Ordinance, Subdivision Ordinance, Rio29 Form-Based Code overlay district map, and the Rio29 Small Area Plan.

    Community members and prospective applicants are invited and encouraged to review the materials and learn more about the proposed changes ahead of upcoming public hearings with the Planning Commission on September 22 and the Board of Supervisors on November 18. If you have questions or would like additional information, please contact Mariah Gleason at mgleason@albemarle.org or 434-296-5832 ext. 3097.

    Additional materials and information about the public hearings will be available through the Albemarle County Calendar approximately one week prior to the meeting date.

  • Upcoming Public Hearings

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    Public hearings have been scheduled for proposed updates to the Rio29 Form-Based Code (FBC).

    Albemarle County is proposing amendments to the Rio29 Form-Based Code, which regulates development within the Rio29 Form-Based Code Overlay District. The proposed amendments are intended to address issues identified during the review of development applications under the Rio29 FBC, to improve the administration and implementation of the regulations, and to better support the vision established by the Comprehensive Plan.

    The proposed changes include updates to development standards, street and connectivity requirements, bicycle and pedestrian facilities, recreation spaces, building and site design, and other regulations. Related amendments to the Zoning Map, Rio29 Small Area Plan, and Subdivision Ordinance are also being considered to better align the County’s plans and regulations for the district.

    Upcoming Public Hearings

    • Planning Commission: September 22, 2026
    • Board of Supervisors: November 18, 2026

    The public is invited to attend the public hearings, learn more about the proposed amendments, and provide comments to the Planning Commission and Board of Supervisors.

    Information about how to attend and participate in the meetings, including options for participating electronically or by telephone, will be available through the Albemarle County Calendar.

    Additional information about the proposed amendments will be made available on this website prior to the meeting. Stay tuned!

    Public hearings have been scheduled for proposed updates to the Rio29 Form-Based Code (FBC).

    Albemarle County is proposing amendments to the Rio29 Form-Based Code, which regulates development within the Rio29 Form-Based Code Overlay District. The proposed amendments are intended to address issues identified during the review of development applications under the Rio29 FBC, to improve the administration and implementation of the regulations, and to better support the vision established by the Comprehensive Plan.

    The proposed changes include updates to development standards, street and connectivity requirements, bicycle and pedestrian facilities, recreation spaces, building and site design, and other regulations. Related amendments to the Zoning Map, Rio29 Small Area Plan, and Subdivision Ordinance are also being considered to better align the County’s plans and regulations for the district.

    Upcoming Public Hearings

    • Planning Commission: September 22, 2026
    • Board of Supervisors: November 18, 2026

    The public is invited to attend the public hearings, learn more about the proposed amendments, and provide comments to the Planning Commission and Board of Supervisors.

    Information about how to attend and participate in the meetings, including options for participating electronically or by telephone, will be available through the Albemarle County Calendar.

    Additional information about the proposed amendments will be made available on this website prior to the meeting. Stay tuned!

  • Updated Meetings

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    We're pleased to share that the Planning Commission responded positively to changes proposed to the Rio29 Form-Based Code during their January 13th and February 10th work sessions. With general support and no major changes requested, staff are now refining the draft code to incorporate the Commission's input before moving forward to public hearings.

    Public hearing dates with the Planning Commission and Board of Supervisors will be posted to this website once scheduled. Interested in learning more? Watch recordings of the work sessions with the Planning Commission through our County Calendar page.

    We're pleased to share that the Planning Commission responded positively to changes proposed to the Rio29 Form-Based Code during their January 13th and February 10th work sessions. With general support and no major changes requested, staff are now refining the draft code to incorporate the Commission's input before moving forward to public hearings.

    Public hearing dates with the Planning Commission and Board of Supervisors will be posted to this website once scheduled. Interested in learning more? Watch recordings of the work sessions with the Planning Commission through our County Calendar page.

  • Updated Materials Posted

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    We are excited to share updated drafts of text changes and map changes to the Rio29 Form-Based Code. These materials will be discussed in work sessions with the Planning Commission on Tuesday, January 13, and Tuesday, January 27.

    At the January 13 meeting, staff will present overarching changes proposed to the Rio29 FBC. The second work session will provide more details on the proposed technical changes. View updated materials on the website now and join us at the meetings to learn more.

    We are excited to share updated drafts of text changes and map changes to the Rio29 Form-Based Code. These materials will be discussed in work sessions with the Planning Commission on Tuesday, January 13, and Tuesday, January 27.

    At the January 13 meeting, staff will present overarching changes proposed to the Rio29 FBC. The second work session will provide more details on the proposed technical changes. View updated materials on the website now and join us at the meetings to learn more.

Page last updated: 29 Sep 2026, 10:25 AM