Albemarle County surrounds the City of Charlottesville, one of the most desirable retirement destinations in the United States. The County hired Dodson Associates to develop a vision and implementation plan for directing the County's projected growth through the year 2015. The Development Plan directs growth into 13 neighborhoods and villages at the periphery of the City of Charlottesville. Dodson Associates worked with county planners, CHK-Torti Gallas Architects and a 21 person steering committee to resolve issues of how new neighborhoods should function and relate to existing development and what they should look like. Dodson Associates focused on the edges- where developed neighborhoods meet rural land. Extensive public participation and a series of public design charrettes were a key part of this project.

Existing: This photo of the Pantops neighborhood and shopping center shows the existing pattern of development at this eastern gateway to Charlottesville. The Rivanna River flows through the area.

Current Development: If this area continues to expand according to current trends, it will look like this in the near future. Lack of a coordinated plan produces unbroken sprawl development and impacts sensitive environmental areas.

Smart Growth: Redevelpoment of the existing shopping center and a network of predestrian-scaled streets creates a distinct neighborhood and protects large tracts of open land. This development preserves sensitive environmental areas, like rivers, and focuses development where it is most appropriate.