Rob McGinnis

AC44 | Feb. 11: Economic Development Survey Closes

AC44 | Feb. 11: Economic Development Survey Closes

Posted on by Rob McGinnis

This text was taken from an email sent Feb. 7, 2025. Sign up for email alerts →

Thus far in the Albemarle Comprehensive Plan update process, there has been limited discussion about the County’s focus on growing the defense intelligence and biotech/biomedical economic sectors, despite their potential for impacts on the environment and current and future residents’ quality of life. 

Therefore, we encourage you to take the Economic Development Strategic Plan Questionnaire by this Tuesday, Feb. 11 at 5 p.m. in order to have your feedback considered while decisions are being made. Current and proposed projects include the County’s Rivanna Futures initiative proximate Rivanna Station, where the federal National Ground Intelligence Center, the Defense Intelligence Agency, and the National Geospatial-Intelligence Agency are located and the growing biotech sector centered at the UVA Manning Biotech Institute. Read on for more on economic development in the County, plus an update on upcoming AC44 meetings.

Take Survey

The Thriving Economy chapter of the AC44 comprehensive Plan update will eventually address the County’s economic development policies, goal statement, objectives, and actions and will be reviewed during future Planning Commission and Board of Supervisors work sessions this year. But we want to ensure AC44 doesn’t leave the following questions unanswered:  

  • Will the County address not just the beneficial impacts of growing these and other economic sectors, but also avoiding, minimizing, and mitigating potential transportation, land use, energy, environmental, and climate-related adverse impacts? 
  • Are there sufficient appropriately zoned parcels in the current Development Areas that can accommodate the projected growth of these sectors over the next twenty years? 
  • How will the growth of these sectors impact housing availability and affordable housing?

Economic Development in Albemarle

The Albemarle County Economic Development Office is in the process of developing a Strategic Plan to examine the County’s assets and prioritize the actions that will most effectively support the County’s economy. The Strategic Plan will serve as a guide for maximizing the community benefit of economic development activities. PEC is the only environmental advocacy organization serving on the Strategic Plan stakeholders committee. Project Enable is the current strategic plan, which advocates for supporting the initiatives below. 

The Economic Development Office has released a survey asking residents for their opinions on how the local economy could improve and economic development priorities. We encourage you to share your thoughts in the survey, in particular on Question 6: “What are potential areas of improvement for the County’s economic development initiatives?” PEC is advocating for intentional planning to identify and address potential impacts of economic development to the area’s transportation, land use, quality of life, taxes, housing and affordability, schools, infrastructure such as utilities, and climate. Currently, we don’t see this addressed in the AC44 Comprehensive Plan process. 

This underscores the importance of asking the County to consider undertake an assessment of potential impacts of economic development–beneficial and adverse–and to develop AC44 Comprehensive Plan policies to address potential impacts.

Take Survey
Conceptual image of how Rivanna Futures could develop an Intelligence & National Security Innovation Acceleration Campus. Photo from Albemarle County.

Albemarle County’s Rivanna Futures

In fall 2024, Albemarle County acquired 462 acres of land along the east side of Route 29 North adjacent to Rivanna Station, the home of three federal defense intelligence agencies, with the dual goal of retaining those Department of Defense installations and expanding the private defense sector in the community – called Rivanna Futures. Rivanna Futures has been described as the catalyst for a Silicon Valley at the onset along U.S. 29 North, part of a proposed Defense/Intelligence Innovation Corridor extending along U.S. 29 from Fauquier County to Charlottesville.

An initiative with such goals will most certainly have land use, transportation, and infrastructure implications for the County and its residents, especially for the eight-mile stretch of U.S. 29 from Rivanna Station up to north of Ruckersville in Greene County where two new technology and research and development districts are located.

UVA’s Manning Biotech Institute

Ground has been broken at UVA’s Fontaine Research Park for a building to house the Paul and Diane Manning Institute of Biotechnology. This new facility will serve as a catalyst for  innovation and to stimulate collaboration throughout the state by bringing together world class researchers in biotechnology. The UVA facility, along with biotech, life sciences, and pharmaceutical manufacturing facilities at Virginia Tech, VCU, and Old Dominion University, will form a collaborative network branded by Governor Youngkin as Virginia’s Research Triangle. The Manning Biotech Institute will also serve a critical role in catalyzing the Charlottesville/Albemarle region’s growing biotech economic cluster supported by the non-profit CvilleBioHub, a non-profit an organization of well over 75 regional companies.

Looking Ahead in AC44

The Planning Commission and then the Board of Supervisors will be reviewing the draft Parks, Recreation, and Open Space chapter during work sessions Tuesday, Feb. 11, and Wednesday, Feb. 19, respectively. There will also be an additional Board of Supervisors work session Wednesday, Feb. 12, to address updated draft Rural Area Land Use and draft Development Areas Land Use chapters, and an updated Growth Management Policy. These updated chapters will incorporate past review comments by the Planning Commission and the Board of Supervisors. 

PEC will of course be paying attention to those work sessions, in addition to a planned future Board of Supervisors discussion specifically focused on the value of conservation easements – a discussion aligned with our earlier concerns about the County’s AC44 proposal to explore a cap on conservation easements. We will continue to highlight land conservation’s impact as a natural climate solution and how investment in land conservation works for the public good providing critical benefits like flood protection and clean drinking water to our community.

Upcoming AC44 Comp Plan Update Dates

  • Tues., Feb. 11: AC44 Planning Commission Work Session: Draft Parks & Recreation Chapter
  • Wed., Feb. 12: AC44 Board of Supervisors Work Session: Rural Area Land Use, Development Areas Land Use & Growth Management Policy 
  • Wed., Feb. 19: AC44 Board of Supervisors Work Session: Draft Parks & Recreation Chapter

Stay tuned and share this email with those interested in engaging with Albemarle’s future and sign up for the County’s alerts to hear it from them first.

Thank you! 

Rob

AC44 Update: Dec. 6, 2024

Posted on by Rob McGinnis

With three AC44 meetings held in a single week leading up to Thanksgiving, its clear Phase 3 is well underway, just as we noted in our last update. Read on for a summary of some of the more concerning conversations we heard and what we’re looking forward to at next Tuesday’s Planning Commission Work Session on the Rural Area Land Use chapter. 

As always, participation makes our community better. Stay tuned and share this email with those interested in engaging with Albemarle’s future and sign up for the County’s alerts to hear it from them first.

Planning Commission Work Session: 
Rural Area Land Use (Actions)
Tues, Dec. 10 @ 4-5:30 p.m. 
Lane Auditorium, County Office Building 
401 McIntire Road

Albemarle’s rural and urban forests and tree cover sequestered over 900,000 metric tons of carbon per year for 2008-2016, roughly 60% of the average greenhouse gas emissions for Albemarle for those years. Source: Annual Greenhouse Gas Emission Inventory, Albemarle County, 2018. Photo by Hugh Kenny/PEC.

Rising Concerns

The Planning Commission and Board of Supervisors have committed to a Growth Management Policy that states, “focusing growth within the Development Areas is the best way to preserve land for agriculture, forestry, and the natural environment in the Rural Area, and to foster a vibrant mix of uses and activities with services and amenities in the Development Areas, leveraging existing infrastructure and opportunities for redevelopment, discouraging sprawl, and providing services and infrastructure in a fiscally responsible manner.”

Though PEC supports much of what is proposed regarding the growth management framework and the draft Development Areas and Rural chapters, we have serious concerns about what we’ve heard recently.

For example:

1. Forest blocks aren’t beneficial unless they are publicly-accessible.

    Albemarle’s rural and urban forests and tree cover sequestered over 900,000 metric tons of carbon per year for 2008-2016, roughly 60% of the average greenhouse gas emissions for Albemarle for those years. They also filter air quality, provide essential wildlife habitat, and provide climate and flood resilience. Views of forest cover and natural open space contribute to the thriving tourism industry in Albemarle County and Charlottesville, totaling nearly $1 billion annually – comparable to the estimated $1.2 billion annual economic benefit of the regional Department of Defence sector. In addition to protected private lands, PEC continues to advocate for publicly accessible open spaces for people to visit – to be seen most visibly with the opening of Biscuit Run Park Dec. 14. 

    2. The Development Areas may need to be expanded sooner than later in order to accommodate the projected growth of over 30,000 new Albemarle residents by 2044. 

    The County’s 2022 Land Use Buildout Analysis indicates that there is space available for development and redevelopment within the current Albemarle County Development Areas. We should be prioritizing and incentivizing this kind of dense, walkable/bikeable development with access to transit and open space within the current Development Areas, especially for affordable housing proposals.

    3. Misconception: We should consider “transition zones” between the Development Areas and the Rural Area. 

    Facts: The current draft Growth Management Policy clearly states the “Development Areas and the Rural Area will have distinct boundaries, without low-density transition areas.” The draft growth management framework includes a Development Areas Utilization Review that would be undertaken every two years to ensure we unlock the capacity of the Development Areas to accommodate future growth, including for Affordable Housing.

    As PEC has seen in Loudoun County, the creation of a “transition zone” between the rural and developed parts of the county, can easily lead to sprawl, traffic and air quality impacts, and threaten the natural resources that the Rural Area was created to protect. Namely, our water resources that are threatened by climate change and unchecked growth.

    The Rural Area was established in the late 1970s to protect the water supply for Charlottesville, the University of Virginia and the urban areas of the County. The large overlays on this map are our drinking water watersheds. Map by Watsun Randolph/PEC. [View larger version]

    Dec. 10: Rural Area Land Use Planning Commission Work Session (Part 2)

    The Nov. 19 Planning Commission Work Session focused on Rural Area Land Use policies. The Dec. 10 work session will be all about Objectives and Actions, or pages 7-10 of the draft Rural Area Land Use chapter. As we mentioned before, there is much we can support in the draft chapter:

    • the Rural Area Land Use Approach;
    • the focus on strengthening Land Conservation;
    • the recommendation for the development and adoption of a Rural Area Land Use Plan into the comprehensive plan; and 
    • protection of rural communities.

    However, like our support for the Rural Area from the beginning, many of our concerns have stayed well into this process. We are concerned that:

    • focusing on potential land uses at the rural Yancy and Shadwell I-64 interchanges could lead to sprawl and traffic impacts along US250 east and west of the Yancy interchange and US250 east of the Shadwell interchange.
      • The County should limit the small area plan study areas for these two interchanges to the parcels abutting and in close proximity to the interchanges.
    • the County’s proposal to review and update the legacy or stale commercially zoned parcels in the Rural Area could lead to sprawl and adverse impacts to Rural Area resources and communities. These are parcels that were zoned commercial before the Rural Area zoning was established in 1980.
      • The County should address land use policies for these parcels as part of the County’s recommended Rural Area Land Use Plan.
    • the County’s proposal to identify land uses and potential ways to support existing businesses and services in the Rural Area. Unless driven by a rural community’s input and consensus, this approach could result in sprawl and overdevelopment.
      • This proposal should be holistically and intentionally addressed as part of the County’s recommended Rural Area Land Use Plan or small area plans for rural communities.
    • the County’s proposal to identify an overall acreage or maximum percentage for land conservation in the Rural Area. The County’s “how much is enough?” quantitative approach could result in missed opportunities for conserving our most important resources that support resilience and quality of life. This conflicts with the County’s own goals for conservation. This is another reason to support PEC’s initiative to strengthen Albemarle’s conservation programs through actionable steps. Supervisors will discuss this during their Jan. 8 work session focusing on the entire Rural Area Land Use chapter.
      • The County should eliminate this proposal from the draft recommendation for the preparation of a Rural Area Land Use Plan.

    Submit Comments:

    As this is a work session and not a public hearing, there will be no opportunity for public comment, but you can still:

    • Submit Comments in Writing: Public comments will be accepted in writing at the work session, or by emailing comments to PlanningCommission@albemarle.org and copying  BOS@albemarle.org and ac44@albemarle.org.
    • Attend the Work Session: It is important for elected officials to see that community members are paying attention to the decisions that impact them. 
    • Join a future AC44 lunch & learn: County staff will virtually give a brief presentation about each chapter and answer any questions. See their events page for information. Next Thurs., Dec. 12 @ noon will cover the Rural Area Land Use chapter.

    We hope to see you at the meeting and hear that you submitted comments.

    Upcoming Dates

    • Tues, Dec. 10: AC44 Planning Commission Work Session: Rural Area Land Use (Actions) – 4 – 5:30 p.m.
    • Thurs, Dec. 12: AC44 Lunch and Learn: Rural Area Land Use – Virtually @ 12 – 1 p.m. 
    • Tues, Dec. 17: AC44 Planning Commission Work Session: Environmental Stewardship – 4 – 5:30 p.m. 
    • Wed, Jan. 8: AC44 Board of Supervisors Work Session: Rural Area Land Use (Final: Entire Chapter) 
    • Wed, Jan. 22: AC44 Board of Supervisors Work Session: Environmental Stewardship

    Thank you! 

    Rob McGinnis

    AC44 Phase 3 Begins in Full Force

    Posted on by Rob McGinnis

    The following text was sent out via email on Nov. 15, 2024. Sign up for PEC email alerts →

    Dear Supporters, 

    The Albemarle Comprehensive Planning process is once again underway, this time with a robust agenda and communications materials to match. PEC has followed along since the beginning, but especially since our last update in August. Read on for a summary of where we are now and what’s happening this Tues., Nov. 19. Stay tuned and share this email with those interested in engaging with Albemarle’s future; we’ll resume our regular emailing schedule. Also, sign up for the County’s alerts to hear it from them first. 

    This has been a long process but it will end in mid-2025, and with your effort and ours, resulting in a better future for Albemarle County. Thank you for your engagement.

    Planning Commission Work Session: Rural Area Land Use
    Tues., Nov. 19 @ 6 p.m.
    Lane Auditorium, County Office Building
    401 McIntire Road

    What’s Been Going On

    Since the close of Phase 2 and the AC44 team’s July presentation outlining the new Comp Plan structure and next steps, the ball has kept rolling. County staff unveiled:

    • An updated Growth Management Framework, which PEC is largely supportive of, should it include more language about the County’s commitment to unlocking the potential of the Development Areas and protecting the Rural Area for climate resilience.
    • The Future Land Use Categories designations and map, which shows what and where specific types of land uses like for single family housing like an HOA or a mix of commercial and residential could occur, like the Downtown Mall.
    • A draft of Activity Center place types, which describes four types of community spaces that can exist now or in the future with various businesses, services and housing where people can gather, shop, stroll, work, and meet our daily needs.

    County staff have also reworked elements of the draft Comprehensive Plan over the summer and have come up with 10 plan topic chapters for implementation, with actionable steps for each, that will be shared throughout the rest of 2024 and early 2025.

    The chapters now are:

    • Development Areas Land Use
    • Rural Area Land Use
    • Transportation
    • Thriving Economy
    • Environmental Stewardship
    • Historic, Scenic, and Cultural Resources
    • Resilient Community
    • Parks, Recreation, and Open Space
    • Housing
    • Community Facilities & Services

    There was an all-CAC (Community Advisory Committee) meeting to address the draft Growth Management Framework and future land uses on Oct. 30. And the Planning Commission and the Board of Supervisors have held work sessions on the Development Areas Land Use chapter in the last couple of weeks. 

    Going forward, plan chapters will be released on the AC44 Engage website roughly monthly – or via the staff memo a week prior to future work sessions. Staff will then seek feedback from the Planning Commission during a work session, and the Board of Supervisors during a later work session. There will also be a monthly virtual lunch & learn events in order to ask staff specific questions – the first will be held on the Development Areas policies, goal statement, objectives, and actions this Thurs., Nov. 21 @ noon: register to attend.

    Watch this County-produced video on the importance of the Rural Area. Source: Albemarle County’s YouTube channel.

    Nov. 19: Rural Area Land Use Planning Commission Work Session

    From the beginning of this process, PEC has highlighted the importance of the Rural Area. To this end, there is much we can support in the proposed Rural Area Land Use draft chapter that will go before the Planning Commission this Tuesday, Nov. 19 @ 6 p.m. These include:

    • the Rural Area Land Use Approach;
    • the focus on strengthening Land Conservation;
    • the recommendation for the development and adoption of a Rural Area Land Use Plan into the comprehensive plan; and 
    • protection of rural communities.

    However, like our support for the Rural Area from the beginning, many of our concerns have stayed well into this process. We are concerned that:

    • focusing on potential land uses at the rural Yancy and Shadwell I-64 interchanges could lead to sprawl along US250 east and west of the Yancy interchange and US250 east of the Shadwell interchange.
    • the County’s proposal to review and update the legacy or stale commercially zoned parcels in the Rural Area. These are parcels that were zoned commercial before the Rural Area zoning was established in 1980. This approach could lead to sprawl and adverse impacts to Rural Area resources and communities.
    • the County’s proposal to identify land uses and potential ways to support existing businesses and services in the Rural Area. Unless driven by a rural community’s input and consensus, this approach could result in sprawl and overdevelopment.
    • the County’s proposal to identify an overall acreage or maximum percentage for land conservation in the Rural Area. Our assessment is that we’re very far away from reaching anything like maximum-desired conservation. The County’s “how much is enough?” quantitative approach could result in missed opportunities for conserving our most important resources that support resilience and quality of life.

    Submit Comments:

    As this is a work session and not a public hearing, there will be no opportunity for public comment, but you can still:

    • Submit Comments in Writing: Public comments will be accepted in writing at the meeting, or by emailing comments to PlanningCommission@albemarle.org and copying  BOS@albemarle.org
    • and ac44@albemarle.org.
    • Attend the Work Session: It is important for elected officials to see that community members are paying attention to the decisions that impact them. 
    • Join a future AC44 lunch & learn: County staff will virtually give a brief presentation about each chapter and answer any questions. See their events page for information on when the Rural Area will be. This Thurs., Nov. 21 @ noon will cover the Development Area.

    We hope to see you at the meeting and hear that you submitted comments.

    Upcoming Dates

    • Nov. 19: AC44 Planning Commission Work Session: Rural Area Land Use – 6 p.m.
    • Nov. 20: AC44 Board of Supervisors Work Session: Development Areas Land Use – 6 p.m. 
    • Nov. 21: AC44 Lunch and Learn: Development Areas Land Use – Virtually 12 – 1 p.m.
    • Dec. 10: AC44 Planning Commission Work Session: Rural Area Land Use – 4 – 5:30 p.m.

    Thank you!

    Rob McGinnis, PLA FASLA
    Senior Land Use Field Representative
    Albemarle & Greene Counties
    rmcginnis@pecva.org