Upcoming Planning Commission Public Hearing

At this hearing, the Planning Commission will hear public comment and make a recommendation to the Board of Supervisors regarding these proposed amendments. The proposed buffer locations remain the same as those contained in the current Water Protection Ordinance, but the performance standards would be contained in the Zoning Ordinance. Agricultural and silvicultural uses would still be exempted from the ordinance requirements. The draft ordinance, provided for this public hearing, addresses permitted uses and activities in riparian buffers and related procedures.

What is being proposed?

Albemarle County wants to update its rules for protecting riparian buffers—areas of natural vegetation next to streams, wetlands, ponds, and reservoirs. These buffers help keep water clean by filtering runoff and reducing pollution.

Why is this important?

Healthy riparian buffers protect drinking water, prevent flooding, support wildlife, and improve stream health. Current rules only apply when land disturbance is 10,000 square feet or more, leaving smaller projects unregulated. The new rules would apply to all vegetation changes in these buffer areas, whether or not there's a development project.

Key changes in the proposal:

• Move riparian buffer rules from the Water Protection Ordinance to the Zoning Ordinance.
• Keep the buffer boundaries the same as before.
• Create clear standards for managing vegetation in buffers.
• List what activities are allowed in buffers:
  • Allowed by right: farming, forestry, utilities, water-related facilities, passive recreation, historic preservation, and planting native vegetation.
  • Allowed with approval: certain uses that require a mitigation plan.
• Require site-specific buffer boundary determinations by professionals.
• Establish the role of a Riparian Buffer Administrator to enforce rules.
• Provide a process for special exceptions.
• Update the County’s Design Standards Manual for guidance on planting and vegetation management.

Background:

This proposal comes from the County’s Stream Health Initiative, which aims to improve water quality. The Board of Supervisors started this process in 2022 after adopting recommendations in 2021.

Benefits:

• Protects water quality and stream health.
• Helps meet goals in the County’s Comprehensive Plan.
• Supports floodplain protection and wildlife habitat.