In this episode, host Serena Gruia continues the conversation on Albemarle County’s Zoning Modernization Project with project lead Lea Brumfield and guest Megan Nedostup from Williams Mullen. Together, they unpack how zoning works from both the public and private sides, explore common challenges in the development process, and discuss how Z‑Mod aims to bring more clarity, efficiency, and predictability to land‑use applications and decisions. It’s an insightful, accessible look at how planning shapes our community and why modernization matters.

Visit the project website to learn more and get involved.

Have a question about zoning we can answer on the podcast? Email Public Engagement Coordinator, Serena Gruia, at sgruia@albemarle.org

Some terms we use in the podcast:

Zoning Ordinance: The set of local rules that determines how land can be used, such as where homes, businesses, or industrial sites can be built.

Zoning Modernization (Z‑Mod): Albemarle County’s effort to update and simplify the zoning ordinance to make it clearer, easier to use, and better aligned with current community goals.

Rezoning: A formal process to change the zoning designation of a property so that different types or intensities of development can occur.

Special Use Permit: A request to allow a use that isn’t permitted by default in a particular zoning district but may be allowed with review and approval.

By‑Right Use: A land use that is allowed automatically under the zoning ordinance without additional approvals beyond the standard site plan and building permits.

Entitlement: The set of approvals—like rezonings or special use permits—needed before a project can move forward.

Comprehensive Plan (Comp Plan): A long‑range community vision document that guides decisions about land use, growth, transportation, housing, and public facilities. Albemarle County's Comp Plan is called AC44.

GIS (Geographic Information System): A digital mapping system used to understand property details such as zoning, environmental features, and comp plan designations.

Steep Slopes Overlay: An added layer of zoning protection that restricts development on land with steep grades to prevent erosion, runoff, and environmental damage.

Flood Hazard Overlay: A zoning layer that limits development in areas prone to flooding for safety and environmental protection.

Site Plan: A detailed plan showing how a development will be laid out, including buildings, parking, landscaping, and utilities.

Proffers: Voluntary commitments made by a developer—such as transportation or infrastructure improvements—as part of a rezoning.

Albemarle County is on an exciting multi-year journey to completely restructure and modernize our Zoning Ordinance, making a better ordinance for everyone in our community. Through this comprehensive rewrite, we're creating a streamlined, user-friendly document to address Albemarle County's future zoning needs.

Visit the project website

Find out if you are an Ordinance Oracle by taking the quiz!

Read transcript

Please tune in for the first episode, where we talk with Jeff Richardson, the County Executive, to talk about his journey with Albemarle County and what it's really like to lead in local government.

• Project Website: https://engage.albemarle.org/resilient-together
• Project Newsletter Sign-Up: https://lp.constantcontactpages.com/su/NlzZgNT/resilient
• Report Summary: Preparing for Resilience - An Overview of Albemarle County Climate Change Impacts
• Report: Albemarle County Climate Vulnerability and Risk Assessment
• Video Playlist (curated by Piedmont Environmental Council): https://www.youtube.com/playlist?list=PL21OkaYJlJWvuQXHPCtEgDus9XEfTCtdV

Move Safely Blue Ridge is the region’s plan to reduce roadway fatalities and serious injuries for all road users through the Safe Streets and Roads for All (SS4A) program. Learn about the project, the goals, and the vision in this conversation with Sarah Simba, Planner with the Thomas Jefferson Planning District Commission.

Project Website: https://movesafelyblueridge.com/

Learn more about the Thomas Jefferson Planning District Commission: https://tjpdc.org/

Chapter by Chapter is a series on our podcast in which we introduce and review the draft chapters of the Comprehensive Plan. We’ll discuss land use, housing, environmental stewardship, parks and open spaces, and more.

This podcast was designed to provide a quick overview of the chapter. We hope you’ll be inspired to visit our website, read the whole chapter, share your feedback, ask questions, and review the plan actions.

Links:

• Visit the AC44 project home page
• Read the draft chapter
• Review the chapter's draft Actions (and suggest one if you like!)
• Sign up to receive project e-newsletters

Chapter by Chapter is a series on our podcast in which we introduce and review the draft chapters of the Comprehensive Plan. We’ll discuss land use, housing, environmental stewardship, parks and open spaces, and more.

This podcast was designed to provide a quick overview of the chapter. We hope you’ll be inspired to visit our website, read the whole chapter, share your feedback, ask questions, and review the plan actions.

Links:

• Visit the AC44 project home page
• Read the draft chapter
• Review the chapter draft Actions - and suggest one if you like!
• Sign up to receive project e-newsletters