AfDU Ordinance
Please Email the County Planning Office to Voice your Concerns about the AfDU Draft Ordinance
There is an email template at the bottom of this page.
PWC is proposing an AfDU zoning ordinance that will upzone most of county by doubling the maximum allowable residential density. This proposed AfDU ordinance will transfer control of county zoning decisions away from voters (and the Board of Supervisors) to an unelected group of planning staff. This zoning reform will be disastrous for the county because it removes essential guardrails to ensure responsible growth that protect the general health and welfare of county residents. Furthermore, the current draft proposal is lacks key provisions to ensure smart growth and it creates incentives for suburban sprawl.
Summary of AfDU Ordinance: This AfDU ordinance will allow up to 95% bonus density above what is allowed according to the Comprehensive Plan. In order to qualify for this bonus density the development must have a density of more than 1 unit per acre (and include 5 affordable units). This bonus density will be allowed by right and the county has a presumptively mandatory obligation to approve the request (barring extreme circumstances). Developers will be allowed developers to almost double the density of any development, change the site plan and ignore existing county development standards (eg. lot coverage maximums, setback requirements, parking minimums, tree preservation).
Click Here See a Map of How this will Impact Your Neighborhood
Problems with the AfDU Ordinance
1) Reduces Government Transparency and Accountability: This ordinance is fundamentally undemocratic because it transfers county land use decisions to an unelected group planing staff that make administrative decisions without regard to the will of voters. It gives developers disproportionate control over zoning decisions and allows them to renege on promises made to the county that ensure responsible development
2) Environmental Impact: Providing bonus density for low density suburban (RN-2, RN-1, CResC, CResB, MU-2) developments will increase vehicle miles traveled and encourage car-oriented growth. Promoting suburban sprawl directly contradicts county environmental goals by increasing overall carbon emissions and pollution. Moreover, the Virginia law used to develop this ordinance creates a mandatory obligation to waive development standards which will negatively impact the environment by allowing developers to reduce tree canopy and increase impervious surfaces. There are no provisions in this AfDU to encourage environmentally sustainable growth by limiting bonus density to areas with sufficient access to public transportation.
3) Incompatible Development: Allowing up to 95% bonus density (almost everywhere) throws the county comprehensive plan out the window. It will encourage completely incompatible development that greatly exceeds the density and scale of the surrounding neighborhoods.
4) Infrastructure Concerns: This ordinance will create unpredictable development patterns that will limit the counties ability to effectively plan for growth. There will be significantly negative impacts on traffic and public safety infrastructure.
5) Schools: Our schools are already overcrowded and the county is struggling to keep up with existing growth in student enrollment. This ordinance will worsen existing issues with school capacity by accelerating student enrollment growth. This ordinance poses a significant risk to our educational system because the county will not be able to fully fund our schools and ensure small classroom sizes if we enact policies that actively worsen school overcrowding.
Planning Office Email Address: planning@pwcgov.org
Board of Supervisors Email Address: BOCS@pwcgov.org
Title: Opposition to AfDU Ordinance: Does Not Promote Smart Growth
Hello,
I am writing you to voice my concerns and opposition to the AfDU ordinance. This proposed ordinance represent a significant change to county zoning rules that will erode government transparency and accountability for land use decisions. This zoning ordinance will remove county residents from the rezoning process and transfer control of land use decisions to an unelected group of planning staff. Furthermore, it does not promote smart growth or encourage environmentally sustainable development. There are no provisions in the ordinance that limit bonus density to areas with sufficient access to public transportation. The AfDU Ordinance is structured in a way that will harm the environment, worsen traffic congestion, increase school overcrowding and negatively impact county finances. Unfortunately, this proposal does not include adequate guardrails to promote responsible development is congruent with county goals. Please evaluate alternative solutions to promote affordable housing and smart growth by using incentive zoning that provides bonus density for developments in close proximity to public transportation.
Best regards,
(Your Name)
