Zoning Update Explained
What is zoning?
Zoning is on every piece of land in Ashland and sets the regulations for how property is used and developed. Review the Residential Zoning map or go to Hanover GIS to find out the zoning classification for your property. Read pages 3 through 9 of the staff report to review the state code requirements for what can and cannot be regulated and incentive zoning.
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Check out the "What is Zoning?" video to hear more.
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History
When the Town annexed land in 1977 and 1996, a zoning classification that best matched the existing conditions was applied. This can be seen with R-3 (Berkleytown and Elm-Linden Street neighborhood), R-2 (neighborhoods northwest and south of downtown), R-1 (historic neighborhood southwest of downtown), and RR-1 (Maple Street, Jamestown Road, and James Street). The last major update to the residential zoning code was in 1983. Development since then has adhered to basically the same rules today.
Residential survey examples help provide visuals to the text heavy zoning language.
Residential
Survey
Residential
Zoning
Map
Proffers
Proffers are requirements offered by the Applicant that govern the land. If accepted by the Town, they become part of the zoning code and are enforced regardless of the land owner. They are a major tool used in the past to govern new development (e.g. Lance and Bridle or East Ashland). Recent changes in the state code have severely limited the Town's ability to accept proffers. Examples of proffers, explanation of state code changes, and Ashland's zoning history are detailed in pages 3 through 9 of the staff report.
Education One-Pagers
The following documents were created to help explain the basics of Ashland's residential zoning districts. Click on the image to download the PDF.
RR-1
R-1
R-2
R-3
R-4
R-5
How does this impact my home, business, or property?
The intent is to protect and enhance the quality of neighborhoods in Ashland. The changes added, removed, or set in place new regulations. New regulations will apply to future development and will not be retroactive. For example, if your home has one window and the new requirement is to have 15% windows on your facade, you will not be forced to buy additional windows. You will only have to meet the 15% requirement on new development.
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What is changing and why?
The changes derive from a thorough amount of work to balance a variety of sometimes competing factors, which include: goals of the Comprehensive Plan, best practices from Virginia small towns and surrounding local governments, discussion with the private development community, lessons learned from past zoning cases, and Planning Commission work sessions. Pages 1 through 16 of the staff report provide additional explanation on the proposed changes.
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Due to the wide ranging and detailed nature of this update, staff has prepared multiple ways to review changes. Chapter 21 of the Town Code details the existing regulations and ORD2017-02 identifies the specific changes. The use and form charts attempt to show the changes to regulations for side-by-side comparison, and the illustrations are staff's attempt to visually display how this will impact new development.
Form Chart
Illustrations
Use Chart
Redlined Regulations
What community voices were heard in this update?
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Coffee and open house discussions
Public hearings can be a hard place for dialogue and understanding. Town staff is always available to answers questions and take comments. In October and November we conducted three open house discussions with free coffee! Although a large quantity of people didn't attend, the quality was in-depth. The community engagement report (click image to the right) summarizes all comments gained and lists stakeholders represented.
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Public hearings
Staff with the Planning Commission and Town Council held monthly public meetings from October through February. Comments gained throughout the process led to changes to the document. To track the comments received and input gained, read the February staff report.
Residential Incentive Zoning
The purpose is to encourage a variety of housing types and arrangements, to ensure a suitable environment for family life and recreation. Incentive zoning could allow the for increased density to a developer in return for a site design that incorporates principles of new urbanism and traditional neighborhood development, environmentally sustainable and energy-efficient building standards, affordable housing rehabilitation, and historic preservation.
Click on the image to the right to download a PDF one-pager and go to the Ashland Town Code for the specific incentive list. ​
