FAQs

Form-Based Codes are a type of zoning that focuses on the size, shape, and relationship of buildings to streets and sidewalks, rather than on land use. 

The County established the Rio29 Form-Based Code in the County Code as a method to achieve the vision of the Rio29 Small Area Plan: the creation of a vibrant, connected mixed-use community with enhanced public amenities. 

It is only applicable to the Rio29 planning area. If successful, the County may consider applying this tool to other areas of the county. 

A small area plan is a focused planning document that establishes a community’s long-term vision for a relatively small and distinct location within the county. This document is considered part of the Comprehensive Plan and provides guidance on land use, transportation, housing, recreation spaces, and improvements within the specific geographic area. A small area plan enables local residents and business owners to take responsibility for the future of their community and includes actions that will be taken to protect and improve their neighborhood. 

In Albemarle County, the difference between a master plan and a small area plan is one of scale. Master plans cover large development areas, such as Pantops or Crozet, while small area plans cover smaller, distinct areas within the master plan area. For example, the Rio29 Small Area Plan is located within the larger Places29 Master Plan area.

The Rio29 Small Area Plan is currently the only small area plan in Albemarle County. 

Activity centers, as identified in AC44, are likely to be the focus of future small-area plans.  

Yes, the Rio29 Form-Based Code is specific to the Rio29 planning area. However, form-based codes could be a useful zoning tool for areas of the county that are becoming denser and more urban, as they allow for more compact development than conventional zoning districts.  

Although some regulations and standards associated with development under the Form-Based Code may change, it will remain an optional Code.  

The Rio29 Form-Based Code currently requires off-street, shared-use paths along Rt. 29 and on-street bike lanes on Rio Rd., Berkmar Dr., and Hillsdale Dr. Updates to the Code propose off-street, shared-use paths on both Rio Rd. and Rt. 29 and either a shared-use path or bike lane on Berkmar Dr. and Hillsdale Dr. 

These changes prioritize cyclist safety by relocating bike infrastructure away from busy streets, which should create a safer and more comfortable cycling experience. Cycling on other streets is not changing.