Lancaster County, Virginia

Comprehensive Plan, Zoning and Subdivision Ordinance
   

Duncan Associates, in conjunction with Land Design, Inc., is undertaking a substantial revision to Lancaster County's (2004 population approx. 12,000) comprehensive plan, zoning, and subdivision ordinances.

Settled in the mid-1600's, Lancaster County is located at the south eastern tip of Virginia's Northern Neck peninsula approximately 75 miles east of Richmond, 120 miles southeast of Washington, DC. Traditionally, agriculture and seafood have been the main industries. However, changing trends in agriculture and decline in fish harvests have taken a toll on employment in these sectors.

Since the late 1990's the county's nearly 300 miles of coastline on the Rappahanock River have attracted significant numbers of retirees and investors looking to take advantage of the scenic vistas and rural character. Now, the same natural ameneties attracting new residents are under significant pressure from the new development and the traditional pattern of development of large farms punctuated by rural villages is giving way to moderate density residential subdivisions. At the same time, land prices have increased to the point where current county residents have few housing options and many are opting to leave.

The revised comprehensive plan and land development regulations will provide the county with new tools to accomodate new development patterns and provide standards for multiple housing options. In order to preserve the agrarian character of the county, the existing highway corridor standards will be enhanced to encourage greater emphasis on the visual impacts of development. For example, a developer may be permitted to use smaller minimum lot sizes if buildings are set back from the roadway behind a vegetative buffer. At the same time, basic building form standards will be proposed for structures with significant visual impact.

To accomodate alternative forms of development, including multifamily and mixed use, proposed regulatory tools include new overlays that will allow the county to work with local residents and developers to develop localized regulations tailored to the different villages and rural clusters. Other proposed revisions include allowing developers to build developments with multiple housing types in exchange for increased public amenities.

To make it easier for existing land owners to give or sell land to heirs, family member transfer regulations will be revised. The family member transfer, sometimes called "family subdivision" allows owners of family farms to break off portions of large tracts of land and give ownership to a receiving family member outside of the subdivision process. However, these regulations must be narrowly written to prevent abuse by landowners seeking to skirt subdivision regulations.

Regulations will be updated to ensure compliance with the Chesapeake Bay Act requirements. The goal is to create an ordinance that can be used by everyone. This results in quality development by making the process more transparent, and it encourages sensitive investment by leveling the playing field and making the process more predictable.

Period:    January 2006 - Present
Team:      Duncan Associates,
               Land Design, Inc. (lead)

Contact:   Jack Larson
                Planning Director
                804.462.5220