FAQs
What is a form-based code?
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.
Why does the County have a form-based code?
The County adopted the Rio29 Form-Based Code (FBC) into the County Code to help implement the vision and development recommendations of the Rio29 Small Area Plan. The Rio29 FBC provides rules for how buildings, streets, recreation spaces, and other elements of development should be designed to help create a vibrant, connected, mixed-use community with enhanced public amenities.
The Rio29 Form-Based Code was adopted into the County Code in 2021 and was the first form-based code adopted in Albemarle County.
Does the form-based code apply to the whole County or a certain area?
The Rio29 Form-Based Code is an optional zoning district that is only available to parcels within the Rio29 Form-Based Code Overlay District, as shown on County's zoning map.
What is a small area plan?
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. These plans are part of the Comprehensive Plans and provide guideance on land use, transportation, housing, recreation spaces, and improvements within the specific geographic area. They also guide future policy and public investment decisions.
The Rio29 Small Area Plan was adopted in 2018.
What is the difference between a master plan and a small area plan?
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.
How many small area plans does Albemarle County have?
The Rio29 Small Area Plan is currently the only small area plan in Albemarle County.
Where will new small area plans be focused?
Activity centers, as identified in AC44, are likely to be the focus of future small-area plans.
Is this project just focused on the Rio Rd./Rt. 29 planning area?
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.
I’m a property owner in the area, how will this affect me?
Although some regulations and standards associated with development under the Form-Based Code may change, it will remain an optional Code.
I bike in and through this area, how will this affect me?
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.