Nelson County’s Future Land Use Plan includes a mixture of residential, commercial and industrial development, consistent with the goals and principles of the Comprehensive Plan.
Two future growth areas are identified for the Lovingston/Shipman area and the Colleen area. Higher density residential development, scaled to the availability of water and sewer, is appropriate for these growth areas, as is higher intensity commercial development and industrial growth in the Lovingston/Shipman area. Within growth areas, commercial development may include small-scale, individual commercial establishments and, where adequate highways exist, neighborhood-scale shopping centers. Outside of growth areas, commercial development would be compatible with nearby land uses and the rural character of Nelson County.
The Service Enterprise district is recommended for Route 664 approaching Wintergreen, along Route 151 at Nellysford and along Route 56 near both Lovingston and Shipman. Industrial growth is recommended for the Piney River area, within the industrial park at Lovingston, along Route 29 south of Colleen and along the intersection of Routes 151 and 6 at Avon. Finally, the Route 29 corridor from the Albemarle County line to Route 6 West is slated as a future Scenic Byway.
For most of Nelson County, low-density residential development is most appropriate. Medium density residential development may be suitable within growth areas, contingent on the availability of water and/or sewer. Much of Nelson County is limited by environmental conditions, such as the availability of groundwater supplies, soils suitable for septic drainfields and steep slopes and floodplains. Therefore, within rural areas, larger tract residential lots are recommended. In addition, the Comprehensive Plan calls for growth that is in conformance with the natural beauty and environmental conditions of the County. This affirms the recommendation for low density residential development throughout most of the County.
Small-scale commercial and business establishments are appropriate throughout the County, to serve the needs of specific communities and the agricultural industries within the County. More specifically, small-scale commercial growth is recommended for the communities of Schuyler, Shipman and Piney River. Neighborhood-scale shopping centers are recommended for the growth areas of Lovingston/Shipman and Colleen.
Neighborhood-scale shopping centers are recommended so that commercial growth within these growth areas will occur in a manner that discourages strip-type development with many access points. The Comprehensive Plan seeks to focus growth along Route 29 to two specific areas: Lovingston/Shipman and Colleen, with controlled access points most appropriate within these two areas.
The Service Enterprise District is recommended for Route 664 from Route 151 to the Wintergreen Resort, along Route 151 at Nellysford and along Route 56 near Lovingston and Shipman. The Service Enterprise District is designed to include a mixture of agricultural, residential and service-oriented commercial uses that maintains the low-density, rural character of these areas. Should other sections of Route 151 from its intersection with Route 6 East to Route 664 become commercial, such commercial development should conform to the requirements of the Service Enterprise District.
Industrial development is an appropriate element of Nelson county’s economic development strategy. However, industrial development should be encouraged in specific areas.
The areas slated for industrial development are the west side of Route 29 at Lovingston, at the designated industrial park; in the Piney River area, where there has been an historical pattern of industrial development, along Route 29 south of Colleen near the Amherst County line; and along the intersection of Routes 151 and 6 at Avon. These last two areas also have an historical pattern of industrial development.
Two growth areas are recommended, consistent with historical growth patterns and consistent with the availability of adequate infrastructure, including roadways, water and sewer. These growth areas are Lovingston/Shipman including the Route 56 corridor connecting Lovingston and Shipman; and the Colleen area. The Lovingston/Shipman growth area encompasses the greater Lovingston community, including Route 29 to the High School, and the greater Shipman community. The Lovingston/Shipman growth area is served by a public water supply and within Lovingston by sewer as well.
Historically, Colleen has been a growth area in the County. The growth area defined in the Comprehensive Plan for Colleen is centered at the intersection of Routes 29 and 56 West and encompasses an approximately one-mile radius from this center point. The Colleen growth area includes the Tye River elementary school on Route 29 north of Colleen. The Woods Mill community, at the intersection of Route 29 and Route 6 West, may experience growth pressures, but is is not recommended as a growth area.
Route 29 from the Albemarle County line to Route 6 West is a particularly attractive entranceway into Nelson County. It is recommended that this section of Route 29 be designated a Scenic Byway to protect its beauty as an entranceway.