Our Region

PEC focuses on nine counties and one city in the northern Piedmont of Virginia: Albemarle, Charlottesville, Clarke, Culpeper, Fauquier, Greene, Loudoun, Madison, Orange, and Rappahannock.

We also team with local organizations to promote thriving communities and healthy natural resources in a much larger region, including the Shenandoah Valley, the central Piedmont, and the Journey Through Hallowed Ground Corridor. In addition, we are proud to serve as fiscal sponsor of the Coalition for Smarter Growth, an organization that focuses on land use and policy in the greater Washington D.C. area.

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 [email protected] and copying  [email protected] and [email protected].
    • 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

    Video: Virginia’s Parks and Battlefields are at Risk

    Video: Virginia’s Parks and Battlefields are at Risk

    Posted on by Hugh Kenny

    Virginia’s state and national parks, battlefields, and other historic and recreational sites are under threat from uncontrolled data center development. One notable example is Wilderness Battlefield, in Orange County, which was named one of America’s 11 Most Endangered Historic Places in 2024 by the National Trust for Historic Preservation. 

    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 [email protected] and copying  [email protected]
    • and [email protected].
    • 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
    [email protected]

    Upcoming Work Sessions to Bring Rural Area Policy Changes 

    Posted on by Tia Earman

    This text was taken from an email sent out on Nov. 14, 2024. Sign up for email alerts →

    Aerial view of PEC's Community Farm
    PEC’s Community Farm at Roundabout Meadows in Aldie, Va. Photo by Hugh Kenny/PEC.

    Dear Supporter,

    In an effort to address harmful inconsistencies and reduce negative impacts on neighboring properties within Loudoun’s Rural Policy Area, the Board of Supervisors will be spending the next two years reviewing and updating both the Loudoun Comprehensive Plan and the accompanying zoning regulations. Originally part of the 2023 Zoning Ordinance Update, this new effort is called the Western Loudoun CPAM/ZOAM. 

    Twenty-six years ago, Loudoun County proposed a “200,000-acre solution” to support rural area businesses and curb residential development. Since then, the county has been highly successful in attracting new businesses looking to leverage Loudoun’s stunning rural open spaces. But under the current regulations, some businesses, especially traditional agricultural businesses – farms, equine centers, etc. – have been unable to innovate for an ever changing economy and customer base.

    The businesses most supported by today’s ordinance are  primarily non agricultural in nature as adjustments have been made to support the newer industries coming online over the years. Unfortunately, the agricultural based businesses have not benefited from updates or adjustments in the same way, and residents have felt the negative impacts of unexpected large public gatherings now located nearby. 

    Seven stakeholder work sessions will begin on Nov. 21, covering topics ranging from agricultural processing facilities to farm wineries. The official county webpage lists the topics and the dates they’ll be discussed. We encourage you to submit an official public comment form on any or all of the topics, to support the rural area and share your experiences and concerns for western Loudoun.

    First Rural Area Stakeholder Meeting
    Thurs., Nov. 21 @ 5 p.m.
    1 Harrison Street, S.E., Leesburg

    Submit Comments

    We know many of you gave input in the past, but it is vital to submit comments again! Filling out this form at least once and giving early input is very important as specific issues are still being identified and language has not yet been set. 

    Rural Loudoun is a valuable resource for all Loudoun residents and businesses, for farm-based enterprises and local food security, as well as tourism and the broader rural economy. It is also Loudoun’s primary source of climate mitigation, where its soils, trees and green space capture carbon and heat. This region has benefitted from that long-standing recognition in county policy; we need you to help ensure that continues into the future. 

    Gem Bingol speaking to the Board of Supervisors.
    The Board of Supervisors needs to hear from the public as well as PEC staff on this and other topics of importance. Photo by Hugh Kenny/PEC.

    Review Process & Stakeholder Group

    Although the process will include opportunities for public input throughout, it is vital that the public and interested parties give their input now, at the jumping off point, while there is ample time to address the most pressing issues.

    1. The Board will start the process with intensive stakeholder work sessions managed by its Transportation and Land Use Committee (TLUC). The first of seven meetings will begin next week on Nov. 21 at 5 p.m. They will run through 2025. 
    2. Then, in 2026, county staff will develop draft language for the comprehensive plan and zoning amendments, to be reviewed by the Zoning Ordinance Committee (ZOC). 
    3. And finally, the amendments will move on to a Planning Commission public hearing and work sessions, and a Board of Supervisors public hearing, for any final revisions and adoption. This process is expected to conclude in 2027.

    Also participating in the work session discussions will be three distinct groups of stakeholders as defined by the Board: residents, agro-businesses, and preservation and agricultural businesses.

    1. Residents: These will be nominated individually by the three supervisors whose districts comprise western Loudoun. Contact Supervisors TeKrony or Kershner, or Chair Randall if you’re interested in serving as one of these representatives.
    2. Agro-businesses: These have been recently defined by Supervisor Kershner’s motion to include only wineries, breweries and distilleries. Representative stakeholders will be chosen by Beth Erickson of Visit Loudoun. 
    3. Preservation and Agriculture: This group represents all other agricultural businesses and farmers of western Loudoun. Loudoun leads the Commonwealth of Virginia in 11 different agricultural industries, including equine, hay, vegetable production, cut flowers, berries and goats. Chris Van Vlack of Loudoun Farm Bureau will choose the representatives from this broad stakeholder group.

    Meeting Schedule

    The tentative schedule for the stakeholder sessions:

    • Meeting 1: Liveries/Stables/Outdoor Recreation Scheduled – Nov. 21, 2024
    • Meeting 2: Ag Processing / Other Farm Related Uses – Jan. 2025
    • Meeting 3: Value Added Farming / Other Farm Related Issues/ Conservation Easement Density – Date TBD
    • Meeting 4: Mountainside Overlay District / Signage Anticipated – Date TBD
    • Meeting 5: Farm Wineries / Limited Breweries / Limited Distilleries/Events – Date TBD
    • Meeting 6: Food Trucks / Food Service / Rural Restaurants – Date TBD
    • Meeting 7: Outstanding Issues – Date TBD

    Greatest Concerns for Nov. 21 Stakeholder Meeting

    PEC and many advocacy groups have worked hard to support residents’ needs and keep active agriculture thriving in western Loudoun. And for many years, we have offered input and shared our concerns, as have many of you. Unfortunately, the bulk of specific, long-identified issues went unaddressed in the last zoning ordinance update. 

    Now is the time to make adjustments that prioritize support for the agricultural businesses and farming communities that Loudoun County is so well known for. We will keep you updated as this process moves along, and share our concerns in advance of each meeting. Up first on Nov. 21: Stable, Livery, Outdoor Recreation

    Photo by Charlotte Clements.

    Loudoun County leads the Commonwealth in both number of horses and number of equine farms. Because the equine industry is one of the strongest agricultural sectors in Loudoun today with a great deal of potential for growth over the coming decade, it is vital that our county’s Comprehensive Plan and Zoning Ordinance are supportive of these farms. The current ordinance, however, places severe restrictions and regulations on their operations, far exceeding those on non-agricultural based businesses operating in the same region.

    For example:

    • The stable/livery has been incorrectly categorized as an “accessory agricultural use” in the zoning ordinance, instead of what they are, which is an essential standalone agricultural use. 
    • The setback and buffering requirements for stables and liveries is currently far greater than those for other rural businesses. They should be brought onto an even playing field as landscape buffers are expensive and represent a potential barrier to entry for new businesses, especially ones that are often vital components of the rural scenery itself.
    • The current ordinance’s limitations on building square footage creates issues for the construction of indoor arenas for equine training and events. This prevents the equine industry from training year-round, which would boost Loudoun’s economy. Reasonable limits should be developed with industry input. 
    • Any outdoor recreation facilities built in western Loudoun should respect the setting in which they are created, with features like unpaved roads/parking lots and with no event style lighting to contribute to light pollution and detract from the county’s dark skies policies.

    The Board of Supervisors is already looking to add a new equestrian facility, and existing equine facilities are considering expanding to host more national horse shows in Loudoun. With adjustments to the regulations governing stables and liveries, the county can support the equine sector to make an already impactful industry even more robust — to keep the rural economy growing, even as other sectors are reaching a saturation point.

    Thank you for all of your support and for submitting your input at this critical time for these amendments. This is the moment to show the Board of Supervisors the public is watching and engaged on these issues!

    Tia Earman
    Senior Land Use Field Representative
    Loudoun and Clarke Counties
    [email protected]