Charlottesville PC looks ahead to next set of zoning changes
Two years have passed now since Charlottesville’s Development Code went into effect, beginning a new era of land use rules intended to reduce barriers for developers. City Council adopted a first set of changes on February 17 that are made up of clarifications, grammatical corrections, and other small changes.
“Staff has prepared the material to actually go into effect at the end of March,” said Matt Alfele, the city’s development planning manager. “That allows time for other active actions that are going on related to the anticipated code amendments that are connected to development review.”
In addition to the Development Code itself, staff in the Department of Neighborhood Development Services also consult a 35-page development manual which contains additional details that can be modified without approval by Council. Alfele said this document will be updated again to reflect recent changes. (view the manual)
Amendments to the Development Code have been and will be classified according to three tiers with Tier 1 and Tier 2 being relatively minor. Tier 3 review will involve more interaction with the public such as a current review of student housing fees. Take a look at that on the relatively new Charlottesville Connect website.
At a work session on February 10, 2026, Alfele led the Charlottesville Planning Commission on a discussion of the next set of changes as listed in a 12-page spreadsheet. For instance, should public input be allowed or required in the critical slope waiver process? That’s something that will likely be decided as NDS staff and a consultant work on a review of the city’s environmental policies, but there was general direction by Commissioners to further reduce their role.
“Since we always say the same thing, we aren’t really adding any value,” said Commissioner Lyle Solla-Yates. “We’re just copy paste every time. Could we move this standard process to a non discretionary administrative process where the same thing we say every time is applied without a public hearing? It just happens. Let the staff do their job.”
Commission Chair Carl Schwarz agreed.
“If there’s more things that we could make administrative, I think that would be better,” Schwarz said.
_A page in the Development Code explains Active Depth requirements. Take a look! (Credit: City of Charlottesville)_
Another item discussed by the Commission is the matter of “active depth” which is defined in the code as “the horizontal depth of a building that must contain active spaces.” There is a specific percentage required for each zoning district.
The intent is “to facilitate the creation of a convenient, attractive, and harmonious community by minimizing the impact of inactive spaces on the public realm and to promote a comfortable, safe, engaging, and attractive build environment.”
At least one major development halted over an impasse over what this means in principle. Developer Jeffrey Levien had sought a special exception for a project at 200 West Main Street but did not complete the process.
Solla-Yates suggested exempting all residential projects from active depth requirements.
The Planning Commission is forming a subcommittee to expedite their own review of the code. Schwarz said work on active depth should be a Tier 1 or Tier 2 change.
“I guess what I’m hoping is maybe whatever subcommittee we form, we could work on this sooner than later and get something to you guys to then dissect and decide if it needs to get more public input, but to push it ahead,” Schwarz said.
Planning Commissioner Josh Carp suggested the public might not be interested in the topic.
“I could be very wrong, but I have a hard time imagining that if there were a public event for feedback on this topic, that people would show up,” Carp said.
The Commission’s discussion lasted about two hours and will provide the basis for further work this fall.
You can watch the full meeting here.
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**Before you go** : Paid subscribers cover the cost of conducting research for this article which was originally published in the February 24, 2026 edition of _Charlottesville Community Engagement_. You can either subscribe through Substack or make a charitable contribution. The goal of _Town Crier Productions_ is to increase awareness about what is happening at the local, regional, state, and federal government levels. Please share the work with others if you want people to know things!
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