Central Virginia Regional Housing Dashboard
The Central Virginia Regional Housing Dashboard provides essential data and policy insights crucial for shaping affordable housing strategies across Charlottesville, Albemarle, Louisa, Greene, Nelson, and Fluvanna counties. This collaborative initiative by the Central Virginia Regional Housing Partnership aims to achieve 100% alignment between housing supply and demand throughout the region. Our goal is to ensure that every resident has access to safe, decent, and affordable housing in communities of their choice.
As of 2022, 43.5 % of renters* and 17.5% of homeowners* in the region are cost burdened by their housing costs. This means that 30% or more of their household income is going to their monthly housing expense.
*Data from 2022 ACS 5-YR estimates of Thomas Jefferson Planning District Commission PUMAs (North and South & East)
Data Dashboard
The affordable housing data dashboard is a vital tool designed to equip our localities with up-to-date housing data. It serves to inform stakeholders about the current state of housing in the region. As we gather more information from the upcoming Housing Needs Assessment, the dashboard will expand, providing a broader range of insights and information for the community to engage with and explore.
Affordable Housing Policy Matrix
The Policy Matrix consolidates a comprehensive range of policies, case studies, toolkits, and locality-specific examples of affordable housing strategies. It serves as an educational resource, providing stakeholders with a shared language and valuable resources for planning, zoning processes, and broader community engagement. The matrix aims to deepen understanding of effective strategies to address affordable housing challenges and offers best practices for implementation.
Locations
Albemarle County
City of Charlottesville
Fluvanna County
Greene County
Louisa County
Nelson County
Land Trust
Affordability models where the homebuyer only purchases the home situated on land owned by the trust, or enters into a deed covenant.
Land Trust
Housing Albemarle recommends supporting long-term affordability under a CLT model. Does recommend creating a new CLT.
Currently, Piedmont Community Land Trust is the region’s only Land Trust shared equity model. They employ 3 different models of expanding the land trust: Existing Homes, Habitat Homes and New Construction.
- Community Resources:
- Housing Albemarle:
- Toolkit:
- Policy Brief:
Affordability Periods
The period of time that affordable units are subject to rent or sales price limitations and new occupants must meet established income requirements.
Affordability Periods
Affordability Periods
Beginning March 1, 2024, the affordability periods for affordable housing approved through rezonings have increased to 30 years for affordable rental units, and 40 years for affordable units for sale.
Affordability periods are 10 years for Affordable Dwelling Unit rentals created by denisty bonuses.
See Sec. 2.4.5 – Affordable housing bonus factors.
Deed Restrictions
There are no deed restricted homeownership policies codified. Housing Albemarle does reference the potential to utilize this mechanism in Strategies 2e and 3e
- Housing Albemarle:
- Policy Brief:
Repairs and Weatherization
Programs that provide low-income families with home modifications that increase energy efficiency, reduce energy costs, and ensure that homes remain habitable throughout the year.
Repairs and Weatherization
The county partners with AHIP, who provide repair and weatherization loans and services.
- Community Resources:
AHIP
AHIP provides emergency repair services, rehab services and energy efficiency upgrades.
Habitat for Humaniy of Greater Charlottesville
Local Energy Alliance Program (LEAP)
- Policy Brief:
Shelters
A short-term stabilization location for individuals and families before finding appropriate housing that meets their long-term needs.
Shelters
Housing Albemarle recommends “expanding local emergency shelter capacity by 10 units/beds”
There are no local shelters in Albemarle.
There are additional shelter resources in surrounding localities.
- Community Resources:
Day Shelter:
The Haven in Charlottesville, VA
Overnight Shelters from October – April:
PACEM in Charlottesville, VA
Year Round, Over Night Shelter:
Salvation Army Shelter in Charlottesville, VA
Supportive Housing
Provides low barrier affordable housing and supportive services so that chronically homeless individuals can lead more stable lives
Supportive Housing
In Housing Albemarle, there are recommendations for “expanding the permanent housing opportunities for chronically homesless individuals.”
- Housing Albemarle:
- Community Resources:
Premier Circle
Premier Circle, an in-progress development project with 80 units of supportive housing, is set to start construction in August 2024.
What is Supportive Housing?
Housing First
A homeless assistance approach that prioritizes providing permanent housing to people experiencing homelessness.
Housing First
A Housing First policy is supported in Housing Albemarle:
“Incentiviz[ing] and prioritiz[ing] applications for homeless and housing services funding from Albemarle County that utilize a Housing First approach.”
- Housing Albemarle:
What is Housing First?
Land Bank
A public entity empowered to acquire vacant, abandoned, or underutilized properties, with the purpose of holding, managing, and potentially redeveloping them in alignment with community objectives.
Land Bank
In the CVRHP region, there are currently no existing land banks, although localities, pre-existing authorities, and non-profits are authorized by the state to establish one.
See the Land Bank Entities Act
- Additional Resources:
What are Land Banks?
What is the difference between a Land Bank and a Land Trust?
Back to Basics: Land Banks in Virginia by HousingForward VA
- Policy Brief:
Manufactured Housing
Coming Soon
Manufactured Housing
Coming Soon
Affordable Dwelling Units
Units that are priced affordably, and are often income restricted, that are incentivized by the locality to increase affordable housing stock.
Affordable Dwelling Units
Albemarle County does not have an Affordable Dwelling Unit Ordinance.
The County is authorized to adopt such an ordinance under Va Code Section 15.2-2304
Short-Term Rental
Furnished homes or rooms rented on a short-term basis (i.e. AirBnb or VRBO).
Short-Term Rentals
AKA Homestays
Short-Term Rentals (Homestays) are by-right as an accessory use to a detached single-family dwelling. There are owner occupancy requirements for short-term rentals in Albemarle, and they are permitted only in zones where residential detached single-family dwellings are permitted.
See Sec. 5.1.48 – Homestays for specific ordinances.
- Toolkit:
Short-Term Rental Regulations: A Guide for Local Government by National League of Cities
- Policy Brief:
Infill
A planning approach that encourages the development of underused or vacant land in existing urban areas to increase density and place new development near existing resources and infrastructure.
Infill
Apartments and townhouses allowed by right in Downtown Crozet District (DCD).
Duplexes, triplexes and quadraplexes and multifamily apartments are permitted by-right in R-6, R-10, R-15, PUD-R and PRD districts.
Side by Side duplexes are permitted by right in Rural Areas, Village Residential, Monticello Historic District and R-4 districts.
Housing Albemarle references incentivizing “a variety of housing types (such as bungalow courts, triplexes and fourplexes, accessory dwelling units, live/work units, tiny homes, modular homes, and apartment buildings)” to promote increased density.
See Albemarle’s Permitted Use Chart for an overview of the zoning ordinances.
- Housing Albemarle:
- Additional Resources:
What is Infill?
Gentle Infill by Lincoln Institute of Land Policy provides policy strategies and case studies.
Missing Middle Housing by Opticos contains information on different housing types with ideal specifications and case studies.
A note on PUDs: Planned Unit Developments (PUDs) are commonly regarded as zoning overlays that offer flexibility in standards to stimulate development in specific municipal areas. While PUDs typically allow for mixed-use developments, higher-density housing, and efficient land use, this consideration of infill policy primarily centers on higher-density housing types such as attached dwellings (townhomes), duplexes, triplexes, multifamily units, and bungalow courts.
Accessory Dwelling Units
Smaller independent living spaces on the same lot as a single-family home. AKA ‘Accessory Apartments’.
Accessory Dwelling Units
Accessory apartments are allowed by-right throughout the county. Require written approval from Virginia Department of Health for accessory apartments constructed on lots not served by a central sewer system. Must comply with Sec 5.1.34 of County Code.
There are references in Housing Albemarle to the possible development of an Accessory Apartement Loan Program as an affordable housing solution for County teachers and workforce housing.
See Sec. 5.1.34 for specific ordinances.
- Housing Albemarle:
- Housing Albemarle:
Virginia Housing Commission Accessory Dwelling Units – Introductory Brief
ADU Aid Programs Across the Country (Case Studies)
- Policy Brief:
What are Accessory Dwelling Units
Density Bonus
Allows developers to build more units than would ordinarily be allowed, in exchange for a commitment to include a certain number of below-market units.
Density Bonus
Up to 30 percent density increase will be granted if:
If at least one-half of the additional housing units allowed by this density bonus are developed as affordable housing units.
(one-third in Village Residential zoning districts)
See Sec. 2.4.5. Affordable housing bonus factors for specific ordinances
- Policy Brief:
Fast Track Review
Accelerated permitting process for developers of projects where some or all of the units are reserved for lower-income households.
Fast Track Review
There are currently no fast-track review policies in place for affordable housing development.
- Toolkit:
- Policy Brief:
Parking Reduction / Waiver
Policies that reduce off-street parking requirements.
Parking Reduction/Waiver
Housing Albemarle mentions reductions in parking minimums as possible developer incentives, as well as the need for analysis of existing parking minimums as potential barriers to affordable and workforce housing development.
See Section 4.12.2c for exisiting parking modification options (not affordable housing specific)
- Housing Albemarle:
- Policy Brief:
Fee Waiver
Waive or reduce administrative or infrastructual fees for developers of qualifying projects to reduce the cost of affordable development.
Fee Waiver
There are currently no fee waiver policies in place for affordable housing development.
- Policy Brief:
Property Tax Reduction
These tax incentives can be offered to developers, building owners, and owner occupants who create or preserve affordable housing.
Tax Refund
Albemarle County offers real property tax rebates to developers who reserve at least 20% of the total units in residential developments as affordable housing. The rebate is equal to 15% of the total property taxes paid each year.
- Policy Brief:
Real Estate Tax Relief
Capping the amount of property tax that homeowners have to pay as a share of their income.
Real Estate Tax Exemption
There are real estate tax exemptions in Albemarle County for elderly & disabled, veterans, surviving spouses of mebers of armed forces killed in action and surviving spouses of certain persons killed in line of duty.
See Sec. Sec. 15-708 for specific ordinances
- County Site:
- Policy Brief:
Rental Assistance
Resources to cover or supplement housing costs for low-income renters.
Rental Assistance
Housing Albemarle recommends a feasibility study for a rent rebate program for low-income seniors in Albemarle County.
- Housing Albemarle:
- County Site:
- Community Resources:
Aging in Place
The ability to continue living in one’s home independently amidst changing affordability, accessibility and safety contraints.
Aging In Place
Housing Albemarle recommends making it a priority to help the elderly to Age in Place.
- Housing Albemarle:
- Community Resources:
- Additional Resources:
HUD’s Aging in Place Blog Post
National Association of Home Builders ‘What is Universal Design?’
Aging in Place strategies from Boston, MA; Burlington, VT; and Guilford County, NC
Anti-Displacement
Commitment to preserving housing opportunities for low- and moderate-income households and preventing displacement among existing residents who struggle to afford the higher housing costs.
Anti-Displacement
On September 18, 2019 the Albemarle County Board of Supervisors passed a resolution committing the County to making all reasonable efforts to ensure that residential redevelopment and rehabilitation activities that receive County funding support or that require Board approval will minimize resident displacement or relocation to cases where no other alternative is available. To implement this policy, County staff will work with developers and property owners to avoid resident displacement, whenever possible; and when relocation is necessary, to enable displaced residents to move directly to safe, healthy, and affordable replacement housing convenient to their place of employment and/or school. Implementation guidelines for this policy are currently under development.
See RESOLUTION GENERAL ANTI-DISPLACEMENT AND TENANT RELOCATION ASSISTANCE POLICY
- Charlottesville's Comprehensive Plan:
- Toolkit:
Land Trust
Affordability models where the homebuyer only purchases the home situated on land owned by the trust, or enters into a deed covenant.
Land Trust
Piedmont Community Land Trust is currently the region’s only Land Trust shared equity model. They employ 3 different models of expanding the land trust: Existing Homes, Habitat Homes and New Construction.
- Community Resources:
- Toolkit:
- Policy Brief:
Affordability Periods
The period of time that affordable units are subject to rent or sales price limitations and new occupants must meet established income requirements.
Affordability Periods
Under Charlottesville’s new zoning ordinances (effective Feb. 2024), required affordability periods have been extended from 30 years for affordable dwelling units to 99 years. This was originally a goal from the city’s comprehensive plan.
See for Zoning Code on Afforability Periods for specific ordinances
- Charlottesville's Comprehensive Plan:
- Policy Brief:
Repairs and Weatherization
Programs that provide low-income families with home modifications that increase energy efficiency, reduce energy costs, and ensure that homes remain habitable throughout the year.
Repairs and Weatherization
Charlottesville’s strategy for home repairs focuses on supporting and preserving homeownership by assisting income-qualified owners with necessary home repairs. Pending a recommendation from the CAHF Committee, funding will be allocated specifically for Owner-Occupied Rehabilitation Assistance (OOR). Additionally, a non-profit partner will be selected through a competitive process to administer the OOR program efficiently.
- Charlottesville's Comprehensive Plan:
- Policy Brief:
- Community Resources:
Shelters
A short-term stabilization location for individuals and families before finding appropriate housing that meets their long-term needs.
Shelters
Charlottesville’s comprehensive plan emphasizes the importance of ensuring sufficient emergency shelter locations and beds to accommodate community members experiencing homelessness who are seeking safe shelter.
- Charlottesville's Comprehensive Plan:
- Community Resources:
Day Shelter:
The Haven in Charlottesville, VA
Overnight Shelters from October – April:
PACEM in Charlottesville, VA
Year Round, Over Night Shelter:
Salvation Army Shelter in Charlottesville, VA
Supportive Housing
Provides low barrier affordable housing and supportive services so that chronically homeless individuals can lead more stable lives
Supportive Housing
In Charlottesville’s comprehensive plan, the city commits to facilitating permanent supportive housing for individuals experiencing homelessness, particularly those with disabilities.
- Charlottesville's Comprehensive Plan:
- Community Resources:
Premier Circle
Premier Circle, an in-progress development project with 80 units of supportive housing, is set to start construction in August 2024.
What is Supportive Housing?
Housing First
A homeless assistance approach that prioritizes providing permanent housing to people experiencing homelessness.
Housing First
Charlottesville speaks to a Housing First policy in their Comprehensive Plan:
Support the best practice approach of Housing First, which places people experiencing homelessness into housing as rapidly as possible, and provides wrap around services to help them maintain their housing.
- Charlottesville's Comprehensive Plan:
What is Housing First?
Land Bank
A public entity empowered to acquire vacant, abandoned, or underutilized properties, with the purpose of holding, managing, and potentially redeveloping them in alignment with community objectives.
Land Bank
In the CVRHP region, there are currently no existing land banks, although localities, pre-existing authorities, and non-profits are authorized by the state to establish one.
See the Land Bank Entities Act
- Additional Resources:
What are Land Banks?
What is the difference between a Land Bank and a Land Trust?
Back to Basics: Land Banks in Virginia by HousingForward VA
- Policy Brief:
Manufactured Housing
Coming Soon
Manufactured Housing
Coming Soon
Affordable Dwelling Units
Units that are priced affordably, and are often income restricted, that are incentivized by the locality to increase affordable housing stock.
Affordable Dwelling Units
There is now an inclusionary requirement for Affordable Dwelling Units. When a developer wants to put in more than 9 units, they must make 10% affordable to households at or below 60% AMI (this does not apply to residential districts).
These required affordable dwelling units must be income-restricted for 99 years.
See 4.2.2.B.1. Affordable Dwelling Unit Requirement for specific ordinances.
Short-Term Rental
Furnished homes or rooms rented on a short-term basis (i.e. AirBnb or VRBO).
Short-Term Rentals
Short-term rentals (AKA ‘Homestays’) must be owner occupied in Charlottesville and are subject to permit approval. There are no more than 6 guests allowed per day.
See Zoning Code on Homestays for specific ordinances
- Toolkit:
Short-Term Rental Regulations: A Guide for Local Government by National League of Cities
- Policy Brief:
Infill
A planning approach that encourages the development of underused or vacant land in existing urban areas to increase density and place new development near existing resources and infrastructure.
Infill
In the new zoning code, effective Feb. 2024, Charlottesville refers to allowances specifically in the terms of units, rather than building type. This allows for a wider range of interpretation and innovation in housing types (assuming they align with building standards and zoning ordinances for the zoning district).
See Permitted Use Table for specific ordinances
- Additional Resources:
What is Infill?
Gentle Infill by Lincoln Institute of Land Policy provides policy strategies and case studies.
Missing Middle Housing by Opticos contains information on different housing types with ideal specifications and case studies.
A note on PUDs: Planned Unit Developments (PUDs) are commonly regarded as zoning overlays that offer flexibility in standards to stimulate development in specific municipal areas. While PUDs typically allow for mixed-use developments, higher-density housing, and efficient land use, this consideration of infill policy primarily centers on higher-density housing types such as attached dwellings (townhomes), duplexes, triplexes, multifamily units, and bungalow courts.
Accessory Dwelling Units
Smaller independent living spaces on the same lot as a single-family home. AKA ‘Accessory Apartments’.
Accessory Dwelling Units
There are no specific ordinances for Accessory Dwelling Units under the new zoning ordinance effective Feb. 2024, since most lots can have two units at minimum, by right.
Sublots are also permitted in the residential districts, with the possibility of an Accessory Dwelling Unit being able to be sold fee simple.
**It is important to note that the maximum number of units allowed for one lot are tied to the parent lot, not sublot.**
See 2.2.1. Summary of Districts for specific ordinances
- Additional Resources:
Virginia Housing Commission Accessory Dwelling Units – Introductory Brief
ADU Aid Programs Across the Country (Case Studies)
- Policy Brief:
What are Accessory Dwelling Units
Density Bonus
Allows developers to build more units than would ordinarily be allowed, in exchange for a commitment to include a certain number of below-market units.
Density Bonus
There is a height/story bonus that allows additional height in some district in exchange for a lower level of affordability (the number of affordable units is the same, but the AMI get lowered).
There is a bonus in the residential districts that is prescriptive based on unit count that requires affordability, and must provide 100% of all bonus units to households having a gross annual income at or below 80% AMI. These bonus affordable dwelling units are income-restricted for 30 years and deed restrictions for these units must be recorded in the Charlottesville Land Records.
Under the new zoning code there is an inclusionary requirement for affordable housing – see Affordable Dwelling Units under Zoning strategies
See 4.2.2.C.3. Unit Bonus in Residential Districts Standards and 4.2.2.C.4. Height Bonus in All Other Districts Standards for specific ordinances.
- Policy Brief:
Fast Track Review
Accelerated permitting process for developers of projects where some or all of the units are reserved for lower-income households.
Fast Track Review
There are currently no fast-track review policies in place for affordable housing development.
- Toolkit:
- Policy Brief:
Parking Reduction / Waiver
Policies that reduce off-street parking requirements.
Parking Reduction/Waiver
Parking minimums are no longer required in Charlottesville’s new zoning code for most development.
Developments over 50,000 square feet will require a Traffic Demand Management (TDM) plan. This plan may require parking, but other alternatives will be considered.
See 4.5.4. Vehicle Parking for new parking ordinance.
- Policy Brief:
Fee Waiver
Waive or reduce administrative or infrastructual fees for developers of qualifying projects to reduce the cost of affordable development.
Fee Waiver
There are currently fee reductions for both water facility fees and sewer connection fees for affordable housing development.
See Sec. 31-102 for Water and Sec. 31-106 for Sewer for specific ordinances.
- Policy Brief:
Property Tax Reduction
These tax incentives can be offered to developers, building owners, and owner occupants who create or preserve affordable housing.
Property Tax Reduction
There are currently no tax reduction policies in place for affordable housing development.
- Policy Brief:
Real Estate Tax Relief
Capping the amount of property tax that homeowners have to pay as a share of their income.
Real Estate Tax Exemption
Charlottesville provides a “real estate tax exemptions for qualified property owners who are not less than sixty-five (65) years of age or permanently and totally disabled and who are otherwise eligible.”
See Sec. 30-96. for specific ordinances
- Policy Brief:
Rental Assistance
Resources to cover or supplement housing costs for low-income renters.
Rental Assistance
Charlottesville Supplemental Rental Assistance Program (CSRAP) “is a transitional, monthly housing assistance program administered by CRHA and funded by the City of Charlottesville.”
In the Subsidy Programs section of the comprehensive plan, Charlottesville has goals to expand CSRAP (strategy 7.5) and create emergency rental assistance to help prevent evictions (strategy 7.6).
There is an additional rental relief program in the city’s ordinances for elderly/disabled residents.
See Sec. 25-56 for specific ordinances, eligibility and calculations.
- City Site:
- Charlottesville's Comprehensive Plan:
- Community Resources:
Aging in Place
The ability to continue living in one’s home independently amidst changing affordability, accessibility and safety contraints.
Aging In Place
This is cited in the comprehensive plan as a consideration for the new zoning reform in Charlottesville:
Ensure that the forthcoming zoning rewrite supports a wide range of housing typologies, including both rental and homeownership opportunities at a variety of scales, including for families, aging in place, and multigenerational living.
Charlottesville also has the Design for Life C’ville program , which offers partial permit fee refunds that can be paired with the Virginia Livable Tax Credit from DHCD to add incentives to building/renovating homes with Universal Design standards in mind.
- Charlottesville's Comprehensive Plan:
- Community Resources:
- Additional Resources:
HUD’s Aging in Place Blog Post
National Association of Home Builders ‘What is Universal Design?’
Aging in Place strategies from Boston, MA; Burlington, VT; and Guilford County, NC
Anti-Displacement
Commitment to preserving housing opportunities for low- and moderate-income households and preventing displacement among existing residents who struggle to afford the higher housing costs.
Anti-Displacement
A priority to prevent displacement is cited in multiple places in Charlottesville’s comprehensive plan and is also explicitly stated as a consideration for special use permitting in the city code.
See Sec. 34-157(a)(4)c. for specific ordinances
- Charlottesville's Comprehensive Plan:
- Toolkit:
Land Trust
Affordability models where the homebuyer only purchases the home situated on land owned by the trust, or enters into a deed covenant.
Land Trust
Piedmont Community Land Trust is currently the region’s only Land Trust shared equity model. They employ 3 different models of expanding the land trust: Existing Homes, Habitat Homes and New Construction.
- Community Resources:
- Toolkit:
- Policy Brief:
Affordability Periods
The period of time that affordable units are subject to rent or sales price limitations and new occupants must meet established income requirements.
Affordability Periods
- Policy Brief:
Repairs and Weatherization
Programs that provide low-income families with home modifications that increase energy efficiency, reduce energy costs, and ensure that homes remain habitable throughout the year.
Repairs and Weatherization
There are no active county policies in place for repairs or weatherization. The Fluvanna Comprehensive Plan (2015) does mention that: “Emergency repairs are another need for the county’s existing housing.”
- Fluvanna's Comprehensive Plan
- Community Resources:
Shelters
A short-term stabilization location for individuals and families before finding appropriate housing that meets their long-term needs.
Shelters
There are no local shelters in Fluvanna.
There are shelter resources in surrounding localities.
- Community Resources:
Day Shelter:
The Haven in Charlottesville, VA
Overnight Shelters from October – April:
PACEM in Charlottesville, VA
Year Round, Over Night Shelter:
Salvation Army Shelter in Charlottesville, VA
Supportive Housing
Provides low barrier affordable housing and supportive services so that chronically homeless individuals can lead more stable lives
Supportive Housing
There are no Supportive Housing facilities in Fluvanna County.
Housing First
A homeless assistance approach that prioritizes providing permanent housing to people experiencing homelessness.
Land Bank
A public entity empowered to acquire vacant, abandoned, or underutilized properties, with the purpose of holding, managing, and potentially redeveloping them in alignment with community objectives.
Land Bank
In the CVRHP region, there are currently no existing land banks, although localities, pre-existing authorities, and non-profits are authorized by the state to establish one.
See the Land Bank Entities Act
- Additional Resources:
What are Land Banks?
What is the difference between a Land Bank and a Land Trust?
Back to Basics: Land Banks in Virginia by HousingForward VA
- Policy Brief:
Manufactured Housing
Coming Soon
Manufactured Housing
Coming Soon
Affordable Dwelling Units
Units that are priced affordably, and are often income restricted, that are incentivized by the locality to increase affordable housing stock.
Affordable Dwelling Units
Fluvanna County does not have an Affordable Dwelling Unit ordinance.
Short-Term Rental
Furnished homes or rooms rented on a short-term basis (i.e. AirBnb or VRBO).
Short-Term Rentals
There are currently no restrictions on short-term rentals.
- Toolkit:
Short-Term Rental Regulations: A Guide for Local Government by National League of Cities
- Policy Brief:
Infill
A planning approach that encourages the development of underused or vacant land in existing urban areas to increase density and place new development near existing resources and infrastructure.
Infill
Two-person dwellings are allowed by right in all residential and agricultural zoning districts.
Multifamily developments and townnhomes are allowed by right in R-2, R-3, R-4 and PUD districts.
See Uses permitted by-right in each district for specific ordinances.
- Additional Resources:
What is Infill?
Gentle Infill by Lincoln Institute of Land Policy provides policy strategies and case studies.
Missing Middle Housing by Opticos contains information on different housing types with ideal specifications and case studies.
A note on PUDs: Planned Unit Developments (PUDs) are commonly regarded as zoning overlays that offer flexibility in standards to stimulate development in specific municipal areas. While PUDs typically allow for mixed-use developments, higher-density housing, and efficient land use, this consideration of infill policy primarily centers on higher-density housing types such as attached dwellings (townhomes), duplexes, triplexes, multifamily units, and bungalow courts.
Accessory Dwelling Units
Smaller independent living spaces on the same lot as a single-family home. AKA ‘Accessory Apartments’.
Accessory Dwelling Units
AKA Accessory Use
By Right in Agricultural and Residential Zones
See Sec. 22-22-1. Rules of construction; definitions for specific ordinances
- Additional Resources:
Virginia Housing Commission Accessory Dwelling Units – Introductory Brief
ADU Aid Programs Across the Country (Case Studies)
- Policy Brief:
What are Accessory Dwelling Units
Density Bonus
Allows developers to build more units than would ordinarily be allowed, in exchange for a commitment to include a certain number of below-market units.
Density Bonus
Fluvanna has 2 types of density bonuses codified in their PUD districts:
Affordable Housing Bonus
If between ten percent and 15 percent of the total number of dwelling units within a PUD are reserved for affordable housing, then a 20 percent increase in density may be permitted.
If more than 15 percent of the total number of dwelling units within a PUD are reserved for affordable housing, then a 30 percent increase in density may be permitted.
Affordable Housing + Open Space.
See Sec. 22-14-8.(3) Density for specific ordinances
- Policy Brief:
Fast Track Review
Accelerated permitting process for developers of projects where some or all of the units are reserved for lower-income households.
Fast Track Review
There are currently no fast-track review policies in place for affordable housing development.
- Toolkit:
- Policy Brief:
Parking Reduction / Waiver
Policies that reduce off-street parking requirements.
Parking Reduction/Waiver
The Fluvanna County Code allows for parking reductions subject to approval by the Zoning Administrator, but none are specific to affordable housing development.
Current policies are more relevant to transit oriented development, desginated growth areas per the Comprehensive Plan, and planting of trees and shrubs subject to requirements in Article 24 of the County Code.
See Sec. 22-26-8.(D) for specific ordinances.
- Policy Brief:
Fee Waiver
Waive or reduce administrative or infrastructual fees for developers of qualifying projects to reduce the cost of affordable development.
Fee Waiver
There are currently no fee waiver policies specifically for affordable housing development.
The Board of Supervisors has sole authority to waive any fees. Historically, this has occured in rare circumstances.
See Sec. 21-3-33. and Sec. 21-2-87. for specific ordinances.
- Policy Brief:
Property Tax Reduction
These tax incentives can be offered to developers, building owners, and owner occupants who create or preserve affordable housing.
Tax Refund
There are currently no property tax reduction policies in place for affordable housing development.
- Policy Brief:
Real Estate Tax Relief
Capping the amount of property tax that homeowners have to pay as a share of their income.
Real Estate Tax Exemption
There are policies in place to provide real property tax relief to the elderly, persons with a disability, veterans and surviving spouses of certain members of armed forces killed in action.
See Article 3 and 3.1 for specific ordinances
- County Site:
- Policy Brief:
Rental Assistance
Resources to cover or supplement housing costs for low-income renters.
Rental Assistance
- Community Resources:
Aging in Place
The ability to continue living in one’s home independently amidst changing affordability, accessibility and safety contraints.
Aging In Place
There is a section regarding planning for an aging population in Fluvanna’s 2015 Comprehensive Plan. Mobility was cited as a concern for aging residents and while Fluvanna intends to remain rural and car dependent, they mentioned wanting to create solutions for the aging population. Housing that meets the needs of seniors both in design and affordability is also priority (p. 132).
- Fluvanna's Comprehensive Plan:
- Community Resources:
- Additional Resources:
HUD’s Aging in Place Blog Post
National Association of Home Builders ‘What is Universal Design?’
Aging in Place strategies from Boston, MA; Burlington, VT; and Guilford County, NC
Anti-Displacement
Commitment to preserving housing opportunities for low- and moderate-income households and preventing displacement among existing residents who struggle to afford the higher housing costs.
Anti-Displacement
There is currently no policy in place for Anti-Displacement.
- Toolkit:
Land Trust
Affordability models where the homebuyer only purchases the home situated on land owned by the trust, or enters into a deed covenant.
Land Trust
There is mention of a set-aside fund to support various affordable housing strategies such as community land trusts.
Piedmont Community Land Trust is currently the region’s only Land Trust shared equity model. They employ 3 different models of expanding the land trust: Existing Homes, Habitat Homes and New Construction.
- Greene's Comprehensive Plan:
- Community Resources:
- Toolkit:
- Policy Brief:
Affordability Periods
The period of time that affordable units are subject to rent or sales price limitations and new occupants must meet established income requirements.
Affordability Periods
- Policy Brief:
Repairs and Weatherization
Programs that provide low-income families with home modifications that increase energy efficiency, reduce energy costs, and ensure that homes remain habitable throughout the year.
Repairs and Weatherization
There is an emphasis on the importance of financial assistance with home repairs for the aginig community and for tenants in Greene County, primarily based on funding through Skyline CAP.
- Greene's Comprehensive Plan:
- Policy Brief:
- Community Resources:
Shelters
A short-term stabilization location for individuals and families before finding appropriate housing that meets their long-term needs.
Shelters
Greene County states their intention to dedicate per capita proportional cost of local funds to the Consortium of Care emergency shelter program.
- Greene's Comprehensive Plan:
- Community Resources:
Day Shelter:
The Haven in Charlottesville, VA
Overnight Shelters from October – April:
PACEM in Charlottesville, VA
Year Round, Over Night Shelter:
Salvation Army Shelter in Charlottesville, VA
Supportive Housing
Provides low barrier affordable housing and supportive services so that chronically homeless individuals can lead more stable lives
Supportive Housing
Greene County cites their intention to make use of programs such as Section 202 Supportive Housing funding.
- Greene's Comprehensive Plan:
Housing First
A homeless assistance approach that prioritizes providing permanent housing to people experiencing homelessness.
Land Bank
A public entity empowered to acquire vacant, abandoned, or underutilized properties, with the purpose of holding, managing, and potentially redeveloping them in alignment with community objectives.
Land Bank
In the CVRHP region, there are currently no existing land banks, although localities, pre-existing authorities, and non-profits are authorized by the state to establish one.
See the Land Bank Entities Act
- Additional Resources:
What are Land Banks?
What is the difference between a Land Bank and a Land Trust?
HousingFowardVA Back to Basics: Land Banks in Virginia by HousingForward VA
- Policy Brief:
Manufactured Housing
TODO
Manufactured Housing
Coming Soon
Affordable Dwelling Units
Units that are priced affordably, and are often income restricted, that are incentivized by the locality to increase affordable housing stock.
Affordable Dwelling Units
Greene County currently does not have an Affordable Dwelling Unit ordinance.
Short-Term Rental
Furnished homes or rooms rented on a short-term basis (i.e. AirBnb or VRBO).
Short-Term Rentals
AKA Tourist Lodging
Allowed by right in A-1 and C-1 up to 5 rooms.
Owner occupancy not required. Only one dwelling per parcel is permitted for ‘tourist lodging’.
See 16-25 Tourist lodging for specific ordinances.
- Toolkit:
Short-Term Rental Regulations: A Guide for Local Government by National League of Cities
- Policy Brief:
Infill
A planning approach that encourages the development of underused or vacant land in existing urban areas to increase density and place new development near existing resources and infrastructure.
Infill
Two family dwellings are by-right in the R-2 zoning district.
Duplexes, multifamily dwellings and townhouses are permitted by right in PUD and Senior (SR) districts.
Greene indicated in their comprehensive plan that they are interested in encouraging infill development. This includes a recommendation for allowing mobile, manufactured, and modular homes by right in all residentially zoned districts.
See Use regulations in each district for specific ordinances
- Greene's Comprehensive Plan:
- Additional Resources:
What is Infill?
Gentle Infill by Lincoln Institute of Land Policy provides policy strategies and case studies.
Missing Middle Housing by Opticos contains information on different housing types with ideal specifications and case studies.
A note on PUDs: Planned Unit Developments (PUDs) are commonly regarded as zoning overlays that offer flexibility in standards to stimulate development in specific municipal areas. While PUDs typically allow for mixed-use developments, higher-density housing, and efficient land use, this consideration of infill policy primarily centers on higher-density housing types such as attached dwellings (townhomes), duplexes, triplexes, multifamily units, and bungalow courts.
Accessory Dwelling Units
Smaller independent living spaces on the same lot as a single-family home. AKA ‘Accessory Apartments’.
Accessory Dwelling Units
Allowed by-right in C-1, A-1, R-1 zones. Owner must live on site.
Greene’s comprehensive plan indicates the county’s interest in creating an Accessory Dwelling Unit implementation guide/toolkit to promote the mutual affordability benefits of ADUs to homeowners and renters & promote grant programs targeted to ADU creation.
See Appendix C – Zoning and ‘Use regulations.’ for specific ordinances in the relevant zoning districts (C-1, A-1, R-1).
- Greene's Comprehensive Plan:
- Additional Resources:
Virginia Housing Commission Accessory Dwelling Units – Introductory Brief
ADU Aid Programs Across the Country (Case Studies)
- Policy Brief:
What are Accessory Dwelling Units
Density Bonus
Allows developers to build more units than would ordinarily be allowed, in exchange for a commitment to include a certain number of below-market units.
Density Bonus
There are currently no density bonus policies in place for affordable housing development.
- Policy Brief:
Fast Track Review
Accelerated permitting process for developers of projects where some or all of the units are reserved for lower-income households.
Fast Track Review
There are currently no fast-track review policies in place for affordable housing development.
- Toolkit:
- Policy Brief:
Parking Reduction / Waiver
Policies that reduce off-street parking requirements.
Parking Reduction/Waiver
There are currently no parking reduction or waiver policies in place for affordable housing development.
- Policy Brief:
Fee Waiver
Waive or reduce administrative or infrastructual fees for developers of qualifying projects to reduce the cost of affordable development.
Fee Waiver
Recommendations for a reduction or waiver for tap fees on projects that include affordable housing units were mentioned in Greene’s comprehensive plan.
- Greene's Comprehensive Plan:
Property Tax Reduction
These tax incentives can be offered to developers, building owners, and owner occupants who create or preserve affordable housing.
Tax Refund
There are currently no property tax reduction policies in place for affordable housing development.
- Policy Brief:
Real Estate Tax Relief
Capping the amount of property tax that homeowners have to pay as a share of their income.
Real Estate Tax Exemption
“There is hereby provided for owners and occupiers of real estate in the County an exemption from taxation of such real estate or any portion thereof, which is owned by, and occupied as a sole dwelling of a person not less than 65 years or age, or determined to be permanently and totally disabled”
See Sec. 66-78. for specific ordinances
- Policy Brief:
Rental Assistance
Resources to cover or supplement housing costs for low-income renters.
Rental Assistance
There are currently no policies or resources in place at the county for rental assistance.
However, financial assistance may be available in specific instances of hardship.
- Community Resources:
Aging in Place
The ability to continue living in one’s home independently amidst changing affordability, accessibility and safety contraints.
Aging In Place
In Greene County, “those ages 65 and older are expected to grow by 30% compared to 15% of the total population” by 2030. With this rapidly increasing senior population the county states a need to update new construction standards to Universal Design (i.e. no-step entrances, an open floor plan, ground-floor bedrooms, and accessible bathrooms) where appropriate.
- Greene's Comprehensive Plan:
- Community Resources:
- Additional Resources:
HUD’s Aging in Place Blog Post
National Association of Home Builders ‘What is Universal Design?’
Aging in Place strategies from Boston, MA; Burlington, VT; and Guilford County, NC
Anti-Displacement
Commitment to preserving housing opportunities for low- and moderate-income households and preventing displacement among existing residents who struggle to afford the higher housing costs.
Anti-Displacement
Greene County references developing and implementing an Anti-Displacement and Tenant Relocation policy in their Comprehensive Plan.
- Greene's Comprehensive Plan:
- Toolkit:
Land Trust
Affordability models where the homebuyer only purchases the home situated on land owned by the trust, or enters into a deed covenant.
Land Trust
Piedmont Community Land Trust is currently the region’s only Land Trust shared equity model. They employ 3 different models of expanding the land trust: Existing Homes, Habitat Homes and New Construction.
- Community Resources:
- Toolkit:
- Policy Brief:
Affordability Periods
The period of time that affordable units are subject to rent or sales price limitations and new occupants must meet established income requirements.
Affordability Periods
There are no policies currently in place enforcing affordability periods.
- Policy Brief:
Repairs and Weatherization
Programs that provide low-income families with home modifications that increase energy efficiency, reduce energy costs, and ensure that homes remain habitable throughout the year.
Repairs and Weatherization
Louisa County speaks broadly to their goal in preserving affordable housing in their municipal code:
“(12) Promote creating and preserving affordable housing suitable for meeting the current and future needs of the county…”
However, there are no active county policies in place for repairs or weatherization.
- Policy Brief:
- Community Resources:
Shelters
A short-term stabilization location for individuals and families before finding appropriate housing that meets their long-term needs.
Shelters
There are no local shelters in Louisa.
There are shelter resources in surrounding localities.
- Community Resources:
Day Shelter:
The Haven in Charlottesville, VA
Overnight Shelters from October – April:
PACEM in Charlottesville, VA
Year Round, Over Night Shelter:
Salvation Army Shelter in Charlottesville, VA
Supportive Housing
Provides low barrier affordable housing and supportive services so that chronically homeless individuals can lead more stable lives
Supportive Housing
There are no Supportive Housing facilities in Louisa County.
What is Supportive Housing?
- Community Resources:
Journey Home in Mineral,VA
Christ-centered transitional housing to individuals or families in need of a temporary place to live [up to 18 months]. Christ-centered transitional housing to individuals or families in need of a temporary place to live [up to 18 months].
Housing First
A homeless assistance approach that prioritizes providing permanent housing to people experiencing homelessness.
Land Bank
A public entity empowered to acquire vacant, abandoned, or underutilized properties, with the purpose of holding, managing, and potentially redeveloping them in alignment with community objectives.
Land Bank
In the CVRHP region, there are currently no existing land banks, although localities, pre-existing authorities, and non-profits are authorized by the state to establish one.
See the Land Bank Entities Act
- Additional Resources:
What are Land Banks?
What is the difference between a Land Bank and a Land Trust?
Back to Basics: Land Banks in Virginia by HousingForward VA
- Policy Brief:
Manufactured Housing
Coming Son
Manufactured Housing
Coming Soon
Affordable Dwelling Units
Units that are priced affordably, and are often income restricted, that are incentivized by the locality to increase affordable housing stock.
Affordable Dwelling Units
Louisa County does not have an Affordable Dwelling Unit ordinance.
Short-Term Rental
Furnished homes or rooms rented on a short-term basis (i.e. AirBnb or VRBO).
Short-Term Rentals
There are currently no restrictions on short-term rentals.
- Toolkit:
Short-Term Rental Regulations: A Guide for Local Government by National League of Cities
- Policy Brief:
Infill
A planning approach that encourages the development of underused or vacant land in existing urban areas to increase density and place new development near existing resources and infrastructure.
Infill
No multifamily dwelling developments allowed by right.
See Sec. 86-109. – Zoning District Use Matrix table for specific ordinances
- Additional Resources:
What is Infill?
Gentle Infill by Lincoln Institute of Land Policy provides policy strategies and case studies.
Missing Middle Housing by Opticos contains information on different housing types with ideal specifications and case studies.
A note on PUDs: Planned Unit Developments (PUDs) are commonly regarded as zoning overlays that offer flexibility in standards to stimulate development in specific municipal areas. While PUDs typically allow for mixed-use developments, higher-density housing, and efficient land use, this consideration of infill policy primarily centers on higher-density housing types such as attached dwellings (townhomes), duplexes, triplexes, multifamily units, and bungalow courts.
Accessory Dwelling Units
Smaller independent living spaces on the same lot as a single-family home. AKA ‘Accessory Apartments’.
Accessory Dwelling Units
By Right in Agricultural and Residential Zones
See Sec. 86-13. Definitions for specific ordinances
- Additional Resources:
Virginia Housing Commission Accessory Dwelling Units – Introductory Brief
ADU Aid Programs Across the Country (Case Studies)
- Policy Brief:
What are Accessory Dwelling Units
Density Bonus
Allows developers to build more units than would ordinarily be allowed, in exchange for a commitment to include a certain number of below-market units.
Density Bonus
The zoning administrator may allow up to three additional lots for a subdivision, for a total of up to ten lots, in the following circumstances:
A density bonus of three additional lots for a subdivision when at least three lots are dedicated for affordable housing.
See Sec. 86-13. Definitions for specific ordinances
- Policy Brief:
Fast Track Review
Accelerated permitting process for developers of projects where some or all of the units are reserved for lower-income households.
Fast Track Review
There are currently no fast-track review policies in place for affordable housing development.
- Toolkit:
- Policy Brief:
Parking Reduction / Waiver
Policies that reduce off-street parking requirements.
Parking Reduction/Waiver
There are currently no parking reduction or waiver policies in place for affordable housing development.
- Policy Brief:
Fee Waiver
Waive or reduce administrative or infrastructual fees for developers of qualifying projects to reduce the cost of affordable development.
Fee Waiver
There are currently no fee waiver policies in place for affordable housing development.
- Policy Brief:
Property Tax Reduction
These tax incentives can be offered to developers, building owners, and owner occupants who create or preserve affordable housing.
Property Tax Reduction
There are currently no tax reduction policies in place for affordable housing development.
- Policy Brief:
Real Estate Tax Relief
Capping the amount of property tax that homeowners have to pay as a share of their income.
Real Estate Tax Exemption
“A real estate tax exemption is provided for qualified property owners who are not less than 65 years of age or permanently and totally disabled”
See Sec. Sec. 70-31 for specific ordinances
- Policy Brief:
Rental Assistance
Resources to cover or supplement housing costs for low-income renters.
Rental Assistance
There are currently no policies or resources in place at the county for rental assistance.
- Community Resources:
Aging in Place
The ability to continue living in one’s home independently amidst changing affordability, accessibility and safety contraints.
Aging In Place
There are currently no policies in place specific to Aging in Place.
- Community Resources:
- Additional Resources:
HUD’s Aging in Place Blog Post
National Association of Home Builders ‘What is Universal Design?’
Aging in Place strategies from Boston, MA; Burlington, VT; and Guilford County, NC
Anti-Displacement
Commitment to preserving housing opportunities for low- and moderate-income households and preventing displacement among existing residents who struggle to afford the higher housing costs.
Anti-Displacement
There is currently no policy in place for Anti-Displacement.
- Toolkit
Land Bank
A public entity empowered to acquire vacant, abandoned, or underutilized properties, with the purpose of holding, managing, and potentially redeveloping them in alignment with community objectives.
Land Bank
In the CVRHP region, there are currently no existing land banks, although localities, pre-existing authorities, and non-profits are authorized by the state to establish one.
See the Land Bank Entities Act
- Additional Resources:
What are Land Banks?
What is the difference between a Land Bank and a Land Trust?
HousingFowardVA Back to Basics: Land Banks in Virginia by HousingForward VA
- Policy Brief:
Manufactured Housing
TODO
Manufactured Housing
Coming Soon
Affordable Dwelling Units
Units that are priced affordably, and are often income restricted, that are incentivized by the locality to increase affordable housing stock.
Affordable Dwelling Units
Greene County currently does not have an Affordable Dwelling Unit ordinance.
Short-Term Rental
Furnished homes or rooms rented on a short-term basis (i.e. AirBnb or VRBO).
Short-Term Rentals
AKA Tourist Lodging
Allowed by right in A-1 and C-1 up to 5 rooms.
Owner occupancy not required. Only one dwelling per parcel is permitted for ‘tourist lodging’.
See 16-25 Tourist lodging for specific ordinances.
- Toolkit:
Short-Term Rental Regulations: A Guide for Local Government by National League of Cities
- Policy Brief:
Infill
A planning approach that encourages the development of underused or vacant land in existing urban areas to increase density and place new development near existing resources and infrastructure.
Infill
Two family dwellings are by-right in the R-2 zoning district.
Duplexes, multifamily dwellings and townhouses are permitted by right in PUD and Senior (SR) districts.
Greene indicated in their comprehensive plan that they are interested in encouraging infill development. This includes a recommendation for allowing mobile, manufactured, and modular homes by right in all residentially zoned districts.
See Use regulations in each district for specific ordinances
- Greene's Comprehensive Plan:
- Additional Resources:
What is Infill?
Gentle Infill by Lincoln Institute of Land Policy provides policy strategies and case studies.
Missing Middle Housing by Opticos contains information on different housing types with ideal specifications and case studies.
A note on PUDs: Planned Unit Developments (PUDs) are commonly regarded as zoning overlays that offer flexibility in standards to stimulate development in specific municipal areas. While PUDs typically allow for mixed-use developments, higher-density housing, and efficient land use, this consideration of infill policy primarily centers on higher-density housing types such as attached dwellings (townhomes), duplexes, triplexes, multifamily units, and bungalow courts.
Accessory Dwelling Units
Smaller independent living spaces on the same lot as a single-family home. AKA ‘Accessory Apartments’.
Accessory Dwelling Units
Allowed by-right in C-1, A-1, R-1 zones. Owner must live on site.
Greene’s comprehensive plan indicates the county’s interest in creating an Accessory Dwelling Unit implementation guide/toolkit to promote the mutual affordability benefits of ADUs to homeowners and renters & promote grant programs targeted to ADU creation.
See Appendix C – Zoning and ‘Use regulations.’ for specific ordinances in the relevant zoning districts (C-1, A-1, R-1).
- Greene's Comprehensive Plan:
- Additional Resources:
Virginia Housing Commission Accessory Dwelling Units – Introductory Brief
ADU Aid Programs Across the Country (Case Studies)
- Policy Brief:
What are Accessory Dwelling Units
Land Trust
Affordability models where the homebuyer only purchases the home situated on land owned by the trust, or enters into a deed covenant.
Land Trust
Nelson 2042 references explring the possibility of a Community Land Trust as one of their strategies for expanding housing opportunities (Strategy 8).
Piedmont Community Land Trust is currently the region’s only Land Trust shared equity model. They employ 3 different models of expanding the land trust: Existing Homes, Habitat Homes and New Construction.
- Nelson's Comprehensive Plan:
- Community Resources:
- Toolkit:
- Policy Brief:
Affordability Periods
The period of time that affordable units are subject to rent or sales price limitations and new occupants must meet established income requirements.
Affordability Periods
- Policy Brief:
Repairs and Weatherization
Programs that provide low-income families with home modifications that increase energy efficiency, reduce energy costs, and ensure that homes remain habitable throughout the year.
Repairs and Weatherization
“Roughly 60% of the County’s housing stock is 30 years old or older. While older units are an asset when wellmaintained, they require upkeep and can present challenges related to weatherization, energy efficiency, accessibility, and building system repairs.”
- Nelson's Comprehensive Plan:
- Policy Brief:
- Community Resources:
Shelters
A short-term stabilization location for individuals and families before finding appropriate housing that meets their long-term needs.
Shelters
Nelson’s comprehensive plan expresses that shelters for the unhoused population in Nelson are of great importance to the county.
There is a recommendation to ensure that non-profit partners like MACAA-Nelson and NCCDF are adequately funded in order to support the permanent housing of these citizens.
There are no local shelters in Nelson.
There are additional shelter resources in surrounding localities.
- Nelson's Comprehensive Plan:
- Community Resources:
Day Shelter:
The Haven in Charlottesville, VA
Overnight Shelters from October – April:
PACEM in Charlottesville, VA
Year Round, Over Night Shelter:
Salvation Army Shelter in Charlottesville, VA
Supportive Housing
Provides low barrier affordable housing and supportive services so that chronically homeless individuals can lead more stable lives
Supportive Housing
By-right only in A-1. Two or more on a single lot requires a special use permit for a manufactured home park.
Housing First
A homeless assistance approach that prioritizes providing permanent housing to people experiencing homelessness.
Land Bank
A public entity empowered to acquire vacant, abandoned, or underutilized properties, with the purpose of holding, managing, and potentially redeveloping them in alignment with community objectives.
Land Bank
In the CVRHP region, there are currently no existing land banks, although localities, pre-existing authorities, and non-profits are authorized by the state to establish one.
See the Land Bank Entities Act
- Additional Resources:
What are Land Banks?
What is the difference between a Land Bank and a Land Trust?
Back to Basics: Land Banks in Virginia by HousingForward VA
- Policy Brief:
Manufactured Housing
Coming Soon
Manufactured Housing
By-right only in A-1. Two or more on a single lot requires a special use permit for a manufactured home park.
Affordable Dwelling Units
Units that are priced affordably, and are often income restricted, that are incentivized by the locality to increase affordable housing stock.
Affordable Dwelling Units
There are currently no codified requirements for affordable dwelling units in new developments.
There is a mention of creating ordinances that include multiple housing types, including affordable (Strategy 4, Nelson 2042).
- Nelson's Comprehensive Plan:
Short-Term Rental
Furnished homes or rooms rented on a short-term basis (i.e. AirBnb or VRBO).
Short-Term Rentals
Short term rental of a dwelling currently permitted by-right in A-1 District without restriction. When properties are split zoned R-1/A-1, if the majority is A-1 it is permitted.
Wintergreen Resort* is located in Nelson County, which makes the conversation about short-term rentals particualrly relevant. The comprehensive plan calls for regulations and a maintained inventory of rentals for tracking purposes (Strategy 1, Nelson 2042).
*The County zoning office does not regulate land use in the Wintergreen development.
- Nelson's Comprehensive Plan:
- County Site:
- Toolkit:
Short-Term Rental Regulations: A Guide for Local Government by National League of Cities
- Policy Brief:
Infill
A planning approach that encourages the development of underused or vacant land in existing urban areas to increase density and place new development near existing resources and infrastructure.
Infill
Dwelling, single family attached – *RPC-SR Dwelling, two family detached – A-1, R-1, R-2, SE-1, RPC-SR Dwelling, Multifamily apartment, R-2, *RPC-MR
*Residential Planned Community District (RPC) – Nelson has only one; Wintergreen.
The County zoning office does not regulate land use in the Wintergreen development. The Master Plan was approved by the Board in the 70s and regulation was turned over to the POA.
- Additional Resources:
What is Infill?
Gentle Infill by Lincoln Institute of Land Policy provides policy strategies and case studies.
Missing Middle Housing by Opticos contains information on different housing types with ideal specifications and case studies.
A note on PUDs: Planned Unit Developments (PUDs) are commonly regarded as zoning overlays that offer flexibility in standards to stimulate development in specific municipal areas. While PUDs typically allow for mixed-use developments, higher-density housing, and efficient land use, this consideration of infill policy primarily centers on higher-density housing types such as attached dwellings (townhomes), duplexes, triplexes, multifamily units, and bungalow courts.
Accessory Dwelling Units
Smaller independent living spaces on the same lot as a single-family home. AKA ‘Accessory Apartments’.
Accessory Dwelling Units
Currently all dwellings are treated the same – if it meets statewide building code, multiple dwellings can be approved on a single lot at a density of 1 dwelling per 2 acres.
There are multiple references to Accessory Dwelling Units in Nelson’s comprehensive plan, including in Strategy 2.
“Clarifying the definition of accessory dwelling units and allowing them in agricultural and residential districts would fill in a gap that is not specifically addressed in the Zoning Ordinance.”
- Nelson's Comprehensive Plan:
- Additional Resources:
Virginia Housing Commission Accessory Dwelling Units – Introductory Brief
ADU Aid Programs Across the Country (Case Studies)
- Policy Brief:
What are Accessory Dwelling Units
Density Bonus
Allows developers to build more units than would ordinarily be allowed, in exchange for a commitment to include a certain number of below-market units.
Density Bonus
There are currently no density bonuses codified.
Nelson’s comprehensive plan includes the possibility of density bonus incentives in their strategies to support livable communities (Strategy 14, Nelson 2042).
- Nelson's Comprehensive Plan:
Fast Track Review
Accelerated permitting process for developers of projects where some or all of the units are reserved for lower-income households.
Fast Track Review
There are currently no fast-track review policies in place for affordable housing development.
- Toolkit:
- Policy Brief:
Parking Reduction / Waiver
Policies that reduce off-street parking requirements.
Parking Reduction/Waiver
There are currently no parking reduction or waiver policies in place for affordable housing development.
See Appendix A – Zoning, Article 2 for off-street parking defintions. Requirements are listed under the definitions section for each zone.
- Policy Brief:
Fee Waiver
Waive or reduce administrative or infrastructual fees for developers of qualifying projects to reduce the cost of affordable development.
Fee Waiver
There are currently no fee waiver policies in place for affordable housing development.
- Policy Brief:
Property Tax Reduction
These tax incentives can be offered to developers, building owners, and owner occupants who create or preserve affordable housing.
Tax Refund
There are currently no property tax reduction policies in place for affordable housing development.
- Policy Brief:
Real Estate Tax Relief
Capping the amount of property tax that homeowners have to pay as a share of their income.
Real Estate Tax Exemption
There are policies in place for the elderly, individuals with disability as well as veterans and surviving spouses
See Sec. 11-41. and Sec. 11-68 for specific ordinances.
- Policy Brief:
Rental Assistance
Resources to cover or supplement housing costs for low-income renters.
Rental Assistance
There are currently no policies or resources in place at the county for rental assistance.
Community resources may be able to provide some relief.
- Community Resources:
Aging in Place
The ability to continue living in one’s home independently amidst changing affordability, accessibility and safety contraints.
Aging In Place
Nelson’s largest age demographic is 55 and older, and aging in place is a dedicated part of their comprehensive plan. Connection to existing resources and a push to develop more senior housing is the stated strategy. Lovingston has been sited as the most appropriate location to develop senior housing.
- Nelson's Comprehensive Plan:
- Community Resources:
- Additional Resources:
HUD’s Aging in Place Blog Post
National Association of Home Builders ‘What is Universal Design?’
Aging in Place strategies from Boston, MA; Burlington, VT; and Guilford County, NC
Anti-Displacement
Commitment to preserving housing opportunities for low- and moderate-income households and preventing displacement among existing residents who struggle to afford the higher housing costs.
Anti-Displacement
Nelson’s comprhensive plan makes mention of “protecting the existing housing stock for long-term residents”, but there are no specific mentions of anti-displacement strategies.
Short-term rentals have been cited by the community as a concern for resident displacement.
- Nelson's Comprehensive Plan:
- Toolkit:
Policy Resources
- Housing Needs Assessment
- HousingForward VA ‘Sourcebook’
- Eviction Lab