Planning Commission begins work session on 23 tier‑2 zoning text amendments

The Charlottesville Planning Commission held a work session on Nov. 12, 2025, to review 23 proposed "tier‑2" zoning text amendments intended mainly as technical fixes and clarifications to the city's new zoning code.

Planning manager Matt Ophlien told the commission the session's purpose was "to review the 23 proposed tier 2 zoning text amendments" and to decide whether to advance each amendment as presented, advance with edits, or defer for further study. Staff said they were aiming for a public hearing in December but would consider pushing the hearing to January depending on the outcome of the work session.

The amendments cover development standards such as setbacks, accessory structures, active‑depth/transparency rules, critical slopes and tree‑canopy updates, and process improvements including the potential to speed simple residential projects to building permit. Ophlien said staff will "be here to answer questions and clarifications as you work through each of them."

Public commenters included Sofia Marrero of the Public Housing Association of Residents, who warned proposed zoning changes "overlook historically black and brown communities," and Neil Williams of the Freedom Press Forum, who urged the commission to consider how implementation dates would affect property owners who are already preparing applications under the current code.

The commission unanimously approved the consent agenda by acclamation during the meeting and discussed whether several items should be advanced now or moved to tier‑3 for more public engagement and technical work. Staff will return with clarified diagrams, enforcement implications (notably for cut‑off dates and certificate‑of‑occupancy records), and suggested drafting language to address issues raised by commissioners.