Attachment A (underlined & strikethrough)
The Community of Crozet is located west of the City of Charlottesville generally lying between Three Notch’d Road (Route 240) and the Rockfish Gap Turnpike (Route 250 West). The southern boundary extends west from the Lickinghole Basin dam along the south side of Lickinghole Basin and Creek, intersecting the Rockfish Gap Turnpike east of the Clover Lawn development, and continuing west along the north side of the highway from there. The entire Development Area is within the Lickinghole Creek watershed, with the exception of a small northern strip containing portions of the old downtown commercial and residential area. The eastern boundary is the ridgeline for two streams which flow into the Lickinghole Creek sedimentation basin. The boundary follows this stream system north to Three Notch’d Road, crosses it and from a point opposite the Acme property heads north to the south side of Parrot Creek. From there it continues west, turning north to parallel the eastern boundary of the new Crozet Elementary School parcel to its north property line, then angling west to the south side of Old Ballard Road. At that point it continues in a westerly direction through Weston subdivision across Buck Road (Route 789) to take in the water tank, then south to Railroad Avenue. This northern boundary to the Development Area is defined as containing the area draining to a series of proposed stormwater facilities located along the Parrot Branch drainage. The western boundary runs along Route 684 to its intersection with Route 691. At this point, it turns eastward and follows a stream system until it reaches the Rockfish Gap Turnpike.
In December 2003, the portion of the Development Area lying north of Three Notch’d Road (Route 240) and Railroad Avenue was added to the Community of Crozet, with the caveat that no intensification of use in this area should occur until stormwater management facilities along the Parrot Branch drainage leading to Beaver Creek Reservoir were in place. This adjustment of the Development Area boundary was based on a recommendation of the Crozet Master Plan that the jurisdictional division of downtown that placed land south of Three Notch’d Road within the Development Area and land north of this road in the Rural Areas be eliminated. As a part of the same boundary amendment recommended by the Master Plan, the area lying south of Lickinghole Basin and east of Clover Lawn was removed from the Development Area, based on its environmental sensitivity, terrain, scenic corridor resources, and lack of transportation connections to the rest of the Community of Crozet.
History - The community of Crozet began as a whistle stop on the Chesapeake and Ohio Railroad in 1876 that was established at the request of the Miller Manual Labor School (the Miller School), which had been founded a year earlier. It was named for Colonel B. Claudius Crozet (1789-1864), a French born civil engineer and artillery officer under Napoleon who is best remembered as the chief engineer for the seventeen mile long railroad tunnel through the Blue Ridge Mountains. Since its inception, it has functioned as a distinct settlement with a unique history of agriculture, small business enterprises, and a dynamic civic spirit. Crozet in particular was known for its fruit industry, and in the 1930’s it lead the state in the production of Albemarle Pippin and Winesap apples. It also was known as the Peach Capital of Virginia. With the arrival of Acme Visible Records and Morton Foods (ConAgra) in the 1950’s, year-round employment was available to balance the area’s seasonal economy. Although these businesses closed in the 1990’s, technology-related enterprises as well as other small contracting firms are now occupying portions of the old plant buildings, with space still available for future adaptive re-use.
Community Study -
neighborhood study for the Crozet Community was completed in 1993 prepared
by the Department of Planning and Community Development under the direction of a
13-member committee appointed by the Board of Supervisors. The purpose of
this study was to assist the County in establishing policy to help guide public
and private activities as they relate to land use and resource utilization
within Crozet. As such, t The recommendations of this study were
considered and incorporated in the Master Plan, which came ten years later,
and the carry-over of many of the original recommendations demonstrates
residents’ commitment to principles such as downtown revitalization, adequate
public facilities, and historic preservation. should be considered when
establishing policy and reviewing development proposals for the Crozet area.
This study makes recommendations in regards to public facilities, downtown
development, the economy, housing, design, and historic and social issues.
Crozet Master Plan - In October 2001 Crozet was the first Development Area selected for a Master Plan by the Board of Supervisors, because of the community’s strong interest and the high level of development activity occurring there. The master planning process encompassed nearly a dozen public events and several dozen Small Task Group working sessions, in addition to Planning Commission and Board of Supervisors work sessions and public hearings to review the draft plan. The development community also participated in the public events, and worked cooperatively with the project consultants and public on design issues. A year-long public process produced the Crozet Master Plan Final Report, which was then reviewed and edited by the Planning Commission. The Commission’s document, the Crozet Master Plan, was adopted by the Board as part of the Comprehensive Plan, a guide for future development and systematic change in the Community of Crozet.
Existing Land Use
geographic, cultural and commercial center
heart of the Crozet Community
is the downtown area. The downtown consists of a variety number of
businesses, restaurants, offices, a retirement community, a library, a
fire and rescue squad, and a post office. The building styles, age, and location
of some structures make downtown Crozet a unique and special place. Most
businesses and offices are located close together and near the roadway. The
buildings that service the downtown area are generally no taller than 3 stories
in height with the exception of Mountainside Senior Living, which is 7 stories
Other than a limited area around Mountainside, there is currently no unifying design theme, such as tree plantings, lighting, street furniture, etc., downtown. There are limited pedestrian linkages that exist between the surrounding residential areas. There are a few small trees planted throughout the downtown and some vegetation exists along the railroad track.
Residential - The Crozet Community (Development Area) contains an estimated 846 dwelling units and a population of 2,224 people. Seventy two percent (610) of the housing units in the Neighborhood are single-family attached; twelve percent (105) of the housing units are either townhouses, single family attached or duplexes; six percent (46) of the housing units are multifamily; and ten percent (85) are mobile homes (July 1996). Large residential areas in Community include the Crozet Mobile Home Park, Parkview, Brookwood, Highlands at Mechum River, Orchard Acres, Mountainside, Western Ridge, Cory Farm, Grayrock Orchard, Wayland’s Grant, and Crozet Crossing. [these figures to be updated with most current statistics available at time of publication]
Commercial and Office - Most uses are located along Route 240 (Crozet Avenue and Three Notch’d Road). Larger retail uses include the Square (13,427 square feet); Crozet Shopping Center (29,502 square feet-adjacent to the Development Area); and Blue Ridge Building Supply Company (Route 250 West-48,030 square feet).
There are three
two large industrial uses in the Community. They These
are the former Con Agra (464,821 square feet) and Acme Visible (286,187
square feet) plants, and the J. Bruce Barnes Lumber Company. The plants
Both of these are located on Route 240 (Crozet Avenue); the lumber
yard is located adjacent to the Square.
Other Land Uses - The Crozet Development Area contains a post office.
topography of the Crozet area varies from gently rolling to steeply rolling
terrain. The majority of the Crozet Development Area drains into
Lickinghole Creek; the entire Development Area
, which is located
entirely within the South Fork Rivanna River water supply watershed. The
Lickinghole Creek Sedimentation Basin was constructed to reduce nonpoint
discharge from Crozet. The basin serves as an erosion, sedimentation and runoff
control device for development in the Crozet Development Area, and will soon
be managed as a park by the County.
Critical slopes occur in a scattered fashion in the southern portion of the
Development Area. Wooded areas are present throughout the Community. One-hundred
year flood plain designations occur along Powell’s Creek, Lickinghole Creek,
and Slabtown Branch and the Parrot Branch drainage.
Route 250 (Rockfish Gap Turnpike) and Route 240 (Crozet Avenue and Three Notch’d
Road) are the primary roads serving the Development Area.
secondary roads within the Community are currently considered “non-tolerable”
by the Virginia Department of Transportation. Accessibility to portions of
the Development Area south of Three Notch’d Road and east of Crozet Avenue is
restricted due to lack of public roads in these areas. In the central portion of
the Development Area, alignment and sight distance pose problems along both
Three Notch’d Road and Crozet Avenue, especially in the downtown area. In the
western section of Crozet, Route 684 (Jarman’s Gap Road) is of a substandard
design to support proposed development considered a “non-tolerable”
road, and is scheduled for upgrading including widening, alignment
improvements, bike lanes, and a sidewalk on the north side under a VDOT project.
The existing downtown sidewalk walkway system is not
interconnected and some portions are in need of maintenance. Implementation
of the Downtown Sidewalk and Parking Study completed in 2002 is recommended to
address this need, and to provide additional parking for downtown
revitalization. Bicycle facilities are inadequate within the community;
There are no bicycle facilities or greenways in the Community; however,
the construction of these facilities is anticipated are possible
in conjunction with road projects and new development projects. Greenway
development is underway from Lickinghole Basin and Western Ridge to Claudius
Crozet Park, and in the area west of Crozet Avenue in conjunction with the Old
Water and Sewer
Water supply in Crozet is provided by the Beaver Creek Reservoir. Safe Yield of
the reservoir is 2.0 million gallons a day (mgd) and is adequate to handle
ultimate growth in Crozet at the build-out population of 12,000 people
estimated by the Master Plan based on the current Land Use Plan.
Current water demand in Crozet is 370,000 gallons per day
(2003 1995). The capacity of the treatment plant is 1 mgd; treatment
plant equipment has been upgraded and preliminary design work has been done to
accommodate an expansion to 1.3 mgd. The water treatment plant is not
designed to handle the ultimate growth of the area and expansion of the plant is
currently under design. Wastewater service is currently being provided
through the Crozet Interceptor and Moore’s Creek Treatment Plant. The Crozet
interceptor will need to be expanded from a capacity of 2400 to 3600 gallons per
minute to handle build-out. This will be done through a planned replacement of
the pump stations. A 12” water line was recently installed between
Jarman’s Gap Road and Route 250 at Henley Middle School. The addition of this
line improved fire protection to the schools and provides water service to the
large undeveloped portion of the Community north of the school complex, south of
Jarman’s Gap and west of Route 240 (Crozet Avenue). Some looping and upsizing of
this water line will be necessary to meet future growth requirements in the area
east of Route 240 (Crozet Avenue).
Crozet Community Development Area, along with the surrounding area, contains two
elementary schools, a middle school, a high school, a library,
a fire and
rescue stations, and a Community Park (Claudius Crozet) with a pool, a
baseball field and a soccer field. Also, t The old Crozet
Elementary School currently houses a private school.
other parks/recreation areas (Mint Springs and Beaver Creek) are located nearby.
Park service and f/Fire/rescue service is adequate to this area. However,
with continued growth to a build-out population of 12,000, there will be
is a need to improve other public facilities in the area. A police
substation is needed to reduce response times to Crozet and the western portion
of the County. The Jefferson Madison Regional Library has outgrown its
existing site at the old train station and is in need of additional space.
The post office does not have adequate parking, and the current traffic
circulation/parking pattern is unsafe. Also, the pool at Crozet Park is
scheduled for repairs.
Crozet Master Plan
The Crozet Master Plan provides a series of Guiding Principles which reflect, to a large degree, the Twelve Principles of the Neighborhood Model (see page 19 of the Land Use Plan) . These principles are:
1. The physical design of Crozet is built upon distinct neighborhoods, a historic downtown area and other smaller centers, which are appropriate in scale and type to the community’s planned growth patterns
2. Linking us both within the community and to our neighbors, Crozet values multiple transportation options and infrastructure to support ease of access throughout the community. Of particular note, the community promotes pedestrian and bicycle options for alternative transportation choices.
Because the Master Plan is lengthy and detailed, it is incorporated by reference in the Comprehensive Plan. This Community Profile is intended to serve as a summary which further condenses the Master Plan’s major principles, recommendations, and findings. The July 9, 2003 final report is the document that most closely captures the history and products of the community planning process.
As with all elements of the Comprehensive Plan, the Crozet Master Plan is advisory in nature and sets forth the County’s long-range recommendations for the development of land within Crozet. Development guidelines contained in the maps, charts and other supplementary materials in the Master Plan are intended as targets rather than specific requirements, consistent with the advisory nature of the document. The County’s Capital Improvements Program (CIP), based on a two-year financial cycle, is the final authority for funding policy, including funding level, timing and sources associated with specific improvements. Although the CIP reflects funding commitments to capital improvements, the implementation measures outlined in the Crozet Master Plan establish the fundamental context of need and the desired relationship between population, timeframe and infrastructure development. Most specifically, the “Costs and Strategies for Funding Improvements” contained in “Section II. Strategies for Development” of the Master Plan reflect timing for the provision of public facilities and infrastructure “triggered” by projected population growth in Crozet. It reflects an attempt to program facilities concurrent with Crozet’s growth, an important goal voiced by the community in the planning process. The actual programming of projects in the CIP will be based on the real timing of population growth, actual development activity that occurs and availability of funding from the sources anticipated in the Master Plan section of “Costs and Strategies for Funding Improvements.”
Master Plan Components
The Crozet Master Plan is illustrated graphically by two maps supported by a series of tables, drawings, and guidelines. The maps are:
Place Type and Site Development Guidelines Map - This is the land use map, showing recommended designations in the form of transect types ranging from the Urban Core to the Development Area Preserve, organized around a hierarchy of Downtown, Neighborhood and Hamlet. A corresponding set of Site Development Guidelines further describes the land use designations. It also illustrates proposed infrastructure such as roads (by type), trails and community facilities. The Place Type Map is found on page ___ .
Green Infrastructure Map – This map depicts the open space and preservation area system throughout the community, showing streams and lakes, floodplains, slopes, and proposed improvements such as parks and natural areas, neighborhoods and centers, roads and community facilities. A corresponding set of guidelines further describes green infrastructure recommendations. The Green Infrastructure Map is found on pages __ and __; the map on page__ further describes parks and open space types and functions.
The tables and drawings provide additional detail on design elements such as thoroughfares (roads), open space, block and lot type and examples of Hamlets, Neighborhoods and Downtown development and redevelopment.
The following list highlights the findings and recommendations for Crozet. A full discussion of these recommendations can be found in the full text of the Master Plan (incorporated by reference into the Comprehensive Plan) and in the July 9, 2003 Crozet Master Plan final report.
1. Roads: Two major north/south connector roads will be required as baseline infrastructure development. A new Main Street is needed south of the CSX tracks to provide an additional interconnection throughout the community and to downtown. Main Street is intended to provide an east/west orientation.
2. Greenways: A greenways-trails network should serve as an armature for both the preservation of natural riparian resources and pedestrian movement within the Crozet Development Area.
3. Centers: Individual centers within the Crozet Development Area will serve as the foundation for walkable neighborhoods supporting both residential uses and local economic activity.
4. Downtown: The largest and most important of these centers will be the Downtown area.
5. Development Phasing: Development in the immediate future should focus on the redevelopment and invigoration of the downtown area.
6. Design Guidelines: Design guidelines outlined in the Neighborhood Model are applied to fit the specific conditions of Crozet, and they provide the tools that will guide the form of development.
7. Place Making: The creation of a strong place identity within the Crozet area requires attention, initiative, coordination and collaboration between local government, the business/development community and residents.
8. Development Review Process: New strategies for implementing the Master Plan (based on the Neighborhood Model) may be needed to counter the option of doing strictly by-right development. These strategies, if adopted, should identify both short and long term solutions.
9. Local Businesses and Community Economic Development: County staff and officials must engage in public/private partnerships with local businesses to realize the development of Crozet as more than a ‘bedroom community’ to the City of Charlottesville. Jobs that keep residents of Crozet working in Crozet will be key to revitalizing downtown and mitigating a deteriorating traffic condition on Routes 240 and 250.
10. Affordable Housing: County staff and officials should support the development of a comprehensive Affordable Housing Ordinance to support a broad demographic mixture within the Development Areas.
11. Adjacent Rural Areas: A strong Rural Areas policy should be put in place to assist in focusing growth within the Development Areas and to help in mitigating cumulative impacts of additional traffic on Routes 240 and 250. This policy will also be important to maintaining a clear boundary between Development and Rural Areas.
For purposes of the Master Plan, the Community of Crozet is considered as three geographic sectors in which future development and redevelopment projects are focused. They are the downtown area, the area west of Crozet Avenue and the area east of Crozet Avenue. Each area holds unique characteristics and challenges. This section of the Guide identifies the priority implementation strategies for each area and outlines specific tasks required to carry out those strategies. Chart A, Crozet Priorities (p. ___in the Master Plan), organizes these strategies in visual form by geographic location and level of urgency, and includes additional actions that while also desirable rank lower in priority. For additional recommendations applicable to the three geographic sectors and the community as a whole, see Other Recommendations below in this Profile (page ___).
Initial development in the Downtown area should emphasize the completion of the sidewalk system (per the recommendations of the Crozet Downtown Sidewalk and Parking Study of 2001), placement of the new library on Crozet Avenue, and creation of the first two blocks of Main Street. Specific recommendations and tasks identified in the Master Plan for downtown include the following:
1. Allow mixed-use, infill development in support of downtown.
2. Implement improvements identified in the Downtown Sidewalk and Parking Study.
3. Construct the new library on the west side of Crozet Avenue near Mountainside.
4. Convert current library (depot) to civic center function, perhaps as a museum.
5. Construct Main Street by building the first segment from Crozet Avenue to the Barnes Lumber property. (This will take trucks off “the Square.”)
6. Develop guidelines for renovating historic structures and for new buildings (scale, materials, setbacks), and initiate establishment of a Historic District.
7. Encourage development in blocks adjacent to downtown core.
8. Create bike lanes to and in downtown.
9. Create downtown community green at “the Square.”
10. Develop signage for greenway trails (in downtown and throughout community).
11. Create a pedestrian railroad crossing in downtown core (below or above grade).
12. Explore alternatives to current underpass at Crozet Avenue.
13. Explore opportunities for redevelopment of Con Agra and Acme as an extension of downtown.
14. Reuse Historic Crozet Elementary School. The former school could eventually serve as an Albemarle County satellite facility for county services, public meetings and other community uses and/or it could be adaptively reused with some public and private residential functions in relation to the surrounding residential neighborhood.
15. Continue construction of Main Street east from Crozet Avenue, including pocket parks in block development.
16. As opportunities arise for redevelopment of the lumber yard, focus on a mixed-use form that emphasizes employment.
Crozet - West
Development in the area west of Crozet Avenue should emphasize neighborhood related road creation and other improvements. Specific recommendations and tasks for Crozet-West include the following:
6. Encourage development of western area starting from the south up (from Route 250).
Crozet - East
Development for the area east of Crozet Avenue should focus on the construction of public amenities such as the school and parks in addition to the creation of roads and bridges. Specific recommendations and tasks for Crozet-East include the following:
These recommendations resulted from the 1993 Community Study, 1996 Land Use Plan, 2004 Crozet Master Plan, and/or the Community Facility Plan, and reflect areas of special concern and on-going interest.
· Construction of stormwater management facilities along the Parrot Branch drainage leading to Beaver Creek Reservoir, to support and allow mixed-use, infill development and downtown revitalization.
amount of new development that will occur in the Parrot Branch watershed to the
existing zoning, because it is a tributary to the Beaver Creek water supply
· The boundary for the Crozet Development Area is generally based on the drainage area for the Lickinghole Creek sedimentation basin; exceptions are the addition of the old portion of the downtown area to the Development Area, and the exclusion of the far southeastern quadrant which is environmentally sensitive and located along the 250 West corridor, a scenic highway.
Strengthen the downtown as a shopping area, and the focal point of the Crozet
Community by encouraging all new commercial uses to locate in the downtown
instead of on Route 250. Limit commercial development on Route 250 to existing
commercial land only. Unless such a downtown commercial element is encouraged,
pressure will increase for a suburban-type shopping center located
outside of the Community.
Improve the environment of the downtown area through landscaping, street
furniture and pedestrian ways.
Encourage new commercial development in the downtown through redevelopment,
reuse of existing structures and infill development. New development should
occur in a style, scale and setback in keeping with traditional buildings.
Designate the area along Tabor Street for Neighborhood Service.
Any new commercial development along Tabor Street and Carter Street should be
physically and architecturally compatible and similar in
at the same
scale to as the existing residential units located in the area.
• Establish a new downtown zoning district to encourage revitalization and preservation and re-use of historic buildings.
• Work collaboratively with the private sector and other entities to encourage revitalization of downtown, and to develop new business and employment opportunities in Crozet.
Utilize the recommendations of the Crozet Study and Master Plan as a guide for
future development of the area.
Land use decisions in the portion of the Crozet Development Area located north
of Three Notch’d Road and Railroad Avenue shall be based on existing zoning and
refer to the Crozet Master Plan for additional guidance.
The Crozet Master Plan shall provide guidance for development that impacts the
Community of Crozet, including the designated entrance corridors
· Transportation improvements include:
Establish a road system in the eastern portion of the Community which connects
existing and new residential areas to each other and to other areas in Crozet.
Eastern Avenue will
This road may ultimately link Route 250
(Rockfish Gap Turnpike Road) and Route 240 (Three Notch’d Road).
To the extent feasible, t The design recommended for of
this road shall be in keeping with the residential character of the area (i.e.
two lanes, limited through traffic, no through truck traffic, low speed
limit). Main Street, as recommended in the Master Plan, shall also serve as
an east/west link between downtown and the eastern residential and mixed-use
neighborhoods. More specifically the intent is to:
· better integrate new and existing residential areas located east of Route 240 (Crozet Avenue);
· improve connections to downtown from new and existing neighborhoods east of Crozet Avenue;
· better distribute traffic to all roads, thereby reducing the ultimate design of any one road;
· provide an alternative route and to relieve traffic on Routes 240 (Crozet Avenue and Three Notch’d Road), particularly to downtown.
better access, particularly emergency access to those residents living east
and south of Route 240 (Crozet Avenue).
Establish road, pedestrian, bicycle and greenway connections from Crozet Avenue west to the Old Trail development, including the Meadows Connector; these connections are recommended at various locations on the west side of Crozet Avenue, as development occurs.
Correct the horizontal and vertical alignment problems along both Three Notch’d Road and Crozet Avenue. These improvements will become more critical as the Development Area is developed.
Reconstruct Jarman’s Gap Road from Route 240 to Route 684 to improve horizontal and vertical alignment and provide adequate sight distance at intersections. Bike facilities and walkways are recommended to be constructed in conjunction with the upgrade of this road.
Provide centralized parking in the downtown area. Once provided, reduce parking
requirements for new construction or redevelopment in downtown.
In the long term, consider constructing a permanent park and ride facility to the serve the community. In the short term, explore the possibility of a joint-use park and ride lot.
Implement the recommendations of the Crozet Study for the construction of
walkways, street lights and greenways.
• Utility improvements include:
Expand the water treatment plant as needed for full build-out.
Provide sewer service to those areas that were deleted from the original
construction project, (nine separate lines were not completed).
lower reach of the Crozet interceptor s
pump stations as need for full build-out and upgrade the pump station as
needed to provide adequate sewer service to the Community.
• Public Facility Improvements include:
- Conduct a feasibility study on providing public services (police,
social services, health, library, etc.) at a centralized facility in the Crozet
Community. Include in this study a recommended site for the facility.
Maintain the old Crozet Elementary School as a public building
for use as a school or other public uses as necessary; determine the
appropriate use for the facility through a community planning effort.
As development occurs in the eastern portion of the community (east of Crozet Avenue, north of Rockfish Gap Turnpike and south of Three Notch’d Road), construct a new elementary school as needed.
- Locate a new post office building in the Crozet Community,
preferably in the downtown area, that allows for a more efficient and safer
pedestrian and traffic circulation.
• Prevent crossing of the railroad tracks in the vicinity of
Close the railroad crossing at T the Square by constructing a
fence along the northern portion of The Square’s parking lot. Extend the fence
to a point east of the library.
• Post office facilities should be located downtown.
• The existing lumber yard located just south of Three Notch’d Road is
designated Industrial Service to reflect the present use of the property. If
this use is discontinued, a change in land use designation to Community Service
Is recommended to allow for commercial uses.
• Consider the recommendations of the Crozet Community Study to serve
as a guide for development in this community.
Go to attachment B
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