NEWS: York County Zoning Changes Could Reshape Residential and Cluster Developments
Proposed ordinance updates would increase recreation area requirements, expand open space options, and adjust standards for smaller and mixed-use projects across the county
York County is considering a series of zoning ordinance amendments that would update how recreation areas and open space are defined and regulated within both Planned Developments and Open Space (Cluster) Developments. The proposal reflects a broader effort to modernize development standards in light of current environmental practices, recreation trends, and infill housing strategies.
In Planned Development-Residential (PDR) districts, the proposed amendments would increase the minimum recreation area requirement from 10% to 15% of the total development area. While the overall 25% open space requirement remains unchanged, certain environmentally sensitive lands—such as steep slopes, non-tidal wetlands, and utility easements wider than 20 feet—can be counted toward the open space total but not toward the designated recreation area. To improve usability, recreation areas must avoid major utility encumbrances and now require specific amenities, accessibility features, and surface standards when they incorporate stormwater basins.
For Planned Development-Mixed Use (PDMU) districts, the changes are more limited. The minimum open space requirement remains at 10%, but new language mandates safe and convenient pedestrian connections throughout the site and clarifies that developments with multifamily units must comply with open space and recreation requirements detailed in Section 24.1-404 of the zoning ordinance.
Across both PDR and PDMU districts, the proposed amendments emphasize flexibility in recreational design by replacing prescriptive requirements for facilities like swimming pools and tennis courts with “core recreation facilities” that include both active and passive amenities tailored to the scale and market of the development. Examples include ballfields, playgrounds, splash pads, picnic shelters, community gardens, and dog parks.
Design standards would also be strengthened, with stone-dust pedestrian paths with durable edging becoming the minimum for walkways, and asphalt surfaces with bicycle parking required for multiuse trails. These updates aim to improve safety and connectivity.
Amendments to Open Space (Cluster) Developments) include a reduction of the minimum gross land area from 10 acres to 5 acres, expanding eligibility for smaller infill projects. A 30-foot front setback from all streets—both public and private—would now be required, aligning with other zoning provisions. New sidewalks would be required on both sides of all internal streets, and developments under 10 acres would need to dedicate roads for public use, in accordance with Virginia Department of Transportation standards.
The planning staff found that the proposed changes offer a more adaptable framework for ensuring quality recreational access, improved pedestrian infrastructure, and environmentally conscious site planning.
A Williamsburg Independent contributor produced this post with AI and these primary sources:
York County Planning Commission Agenda, 7-9-25
Application No. ZT-211-25, York County Planning Commission, Amendments to Recreation Area Requirements for Planned Developments, and Amendments to Open Space (Cluster) Development Standards