Danville Residential and Neighborhood Planning

Meeting Our Housing Need in Danville RESIDENTIAL AND NEIGHBORHOOD PL ANNING DECEMBER 2025

Table of contents

1 2 3

PLANNING PROCESS OVERVIEW | PG 07

HOUSING DESIGN PRINCIPLES | PG 29

RESIDENTIAL OPPORTUNITY AREAS | PG 37

4

BEST PRACTICES IN DESIGN AND IMPLEMENTATION | PG 78

5

CITY OF DANVILLE POLICIES AND INCENTIVES | PG 93

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

planning for our future CITY OF DANVILLE Community Development Dear Fellow Citizens and Residents of Danville,

The need for more housing of all income types has been stressed as urgent by statistics in the Ken Danter Danville Housing Strategies Study. City Council, realtors, and citizens in Danville, Virginia understand the need. The Southern Virginia Regional Housing Summit is one response to this urgency, and showcases land available for development in Danville each year.

Since housing is inexorably linked to economic development, the city decided to apply economic development practices to residential development. Enter this report. The City doesn’t own land, but there are several developable sites within our borders. The city has requested permission from several property owners to promote their land for sale to developers through visits, calls and during the Southern Virginia Regional Housing Summit. The city realized that like economic development site concerns, residential developers are concerned about risk (time and money) when they visit Danville and visit available property.

227 Patton St. | Danville, Virginia 24541 | 434.799.5260 | DanvilleVA.gov

INTRO

Due to the support of our leadership, staff were able to work with WRT, the consultant that worked on the Schoolfield Village Master Plan, on several neighborhood plans in the City. The idea was to imagine the potential of one Industrial Development Authority of Danville, Virginia-owned space, one space owned by a few property owners on the East Franklin Turnpike in the northern part of the City, and one privately owned, very large parcel on the west end of the City.

The City and WRT met with the realtors, property owners, and City Staff across several departments. We met with our Advisory Committee and participated in planning events and several public input meetings.

The resulting concepts bring the input to life. They consider topography, surrounding uses, zoning, needs of the residents, Danville’s Housing Strategy, income levels and other community input. These ideas are meant to be shown to developers in order to inform them of community preferences and needs, so that new large-scale housing development can occur in the City.

It is hoped you enjoy the reimagining of the City parcels.

Sincerely,

Susan McCulloch, Division Director of Housing & Development

227 Patton St. | Danville, Virginia 24541 | 434.799.5260 | DanvilleVA.gov

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1 PLANNING PROCESS OVERVIEW

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Planning Overview INTRODUCTION The City of Danville is taking a proactive approach to planning and designing for new housing development that meets the needs of the community with a focus on affordable, “missing middle”, and market-rate housing, ensuring that residents have a range of places and housing choices in the future.

Through this planning process, the City and its consultant (WRT) have worked with landowners and the community to collaboratively test out and design future residential neighborhoods, helping to meet the city’s pent up demand, providing places where residents can age in place and not be priced out of Danville, and helping to meet the needs of ongoing economic growth.

1. NEEDS A SSESSMENT/EXISTING CONDITIONS

2024 JAN

UNDERSTANDING DANVILLE HOUSING NEEDS

Kick Off Meeting & Coordinate Outreach/Engagement

FEB

MAR

DEFINE PL AN VISION Areas of Opportunity & PLAN Danville coordination

This planning process has been closely coordinated with PlanDanville, the City’s new comprehensive plan. As the City embarks on plan implementation, we will look for opportunities to leverage engagement opportunities and coordination with those efforts to increase housing availability and meet our diverse housing needs.

Local precedent: Old Belt Townhomes July 2024 (Photo Source: WRT)

First site visit at Danville River District in July 2024 (Photo Source: WRT)

APR

PLANNING PROCESS OVERVIEW

FINAL PL AN & SUMMARY DOCUMENT (2025) E X TEND INTO 2025 (TECHNICAL STUDIES/FINAL PL AN DE VELOPMENT)

2. ANALYSIS & EVALUATION

3. PREFERRED DEVELOPMENT SCENARIOS MAY

JUN

ADVISORY COMMIT TEE MEETING #1

JUL

AUG

SEP

ADVISORY COMMIT TEE MEETING #2

OCT

NOV

ADVISORY COMMIT TEE MEETING #3 SITE VISIT & ENGAGEMENT PL ANS

ENGAGEMENT ACTIVITIES & INTERVIEWS

DE VELOP CONCEPTS & RESIDENTIAL & SITE PL ANS July Site Visit, Neighborhood open house & housing priorities

E VALUATE & SELECTED PREFERRED RESIDENTIAL PL ANS Coordinate with technical studies

2024 ENGAGEMENT ACTIVITIES

ROLE OF THE ADVISORY COMMITTEE

The team hosted the first three community workshops beginning on Tuesday, August 20th (6 PM) at the Coates Recreation Center, followed by a morning coffee session on Wednesday, August 21st (8 AM) at the Danville Regional Airport and at High Street Baptist Church (11 AM). Participants were asked to provide feedback on each of the four defined residential opportunity sites, including preferred development typologies, site amenities, and neighborhood needs.

An Advisory Committee made of a diverse group of leaders, housing advocates, and residents came together to shape the planning process and provide guidance at each step of the process. This group included representatives from the City of Danville, the Danville Redevelopment and Housing Authority, the Health Collaborative, Habitat for Humanity, West Piedmont Planning, the Danville Regional Foundation, House of Hope, Dewberry Engineers/ Local City Engineer Consultant, and the Danville Neighborhood Development Corporation.

This group came together four times over the planning process, participated in the engagement sessions, and provided feedback and direction to guide the planning work.

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

WHY ARE WE PLANNING? DANVILLE’S HOUSING NEED Located along the Dan River, on the southern border of Virginia along the Virginia/North Carolina state line, Danville boasts a welcoming small-town charm and relatively low cost of living with easy highway and airport access to larger cities like Greensboro, Durham, Raleigh, Roanoke, and Lynchburg.

With an estimated 2023 population of 41,837, after years of decline following the collapse of the regional textile industry, Danville’s economy is experiencing a resurgence with investments in tourism, advanced manufacturing, and other economic growth areas, as well as ongoing plans for economic diversification and growth in agriculture, healthcare, small business and support services, food and beverage, and retail and commercial districts. Danville’s vision for the future, as defined by PLAN Danville, is based on the pillars of Equity, Health, and Resilience.

While the City has experienced economic development and turn-around over the last decade, housing development has not kept pace with demand. The 2022 Housing Strategy for the City of Danville identified an urgent need for all types of housing development, including affordable, “missing middle,” and market-rate housing. The strategy recommends a focus on large scale development to begin to meet the housing needs efficiently.

According to the Housing Update 2025 Final Report

by Danter (March 25, 2025), Danville has since experienced a significant increase in multifamily

SOURCE: Danter Housing Update 2025 - Final Report

construction, averaging 218 starts per year between 2021 and 2023—after having no multifamily starts from 2012 to 2020—with a current pipeline of 1,765 new rental units planned through 2030.

Median rents have risen sharply, including an 89.6% increase in one-bedroom units, while the city’s vacancy rate remains below 2%. In addition to the need for large-scale housing development, there are over 4,600 (as of 2022) vacant singlefamily homes that could be targeted for rehab or demolition to further meet and encourage updated housing to meet the market need.

Having little housing added to the market over the past two decades, Danville has significant gaps in the “housing continuum” that includes housing at a range of sizes and costs available to households at every stage of life, from first apartments to first homebuyers growing into larger homes, to senior or skilled care units. With the current and projected need—including an estimated 800 new renter households associated with the Microporous plant (expected to open in 2026) —there is an opportunity to satisfy needs for current residents and attract new residents working in Danville to also live in Danville.

PLANNING PROCESS OVERVIEW

TOTAL HOUSING NEEDS

914

INTERNAL RENTAL DEFICIT

801

RENTER HOUSEHOLDS TIED TO MICROPOROUS JOBS

48%

OF TOTAL POPULATION ARE

RENTERS 1,700+

COMBINED RENTAL HOUSING DEMAND IN 2025

2,000+ NEW JOBS

EXPECTED DEMAND FOR SINGLE-FAMILY HOMES

234

SINGLE-FAMILY HOMES

600+ UNITS

DEVELOPMENT POTENTIAL

$250K AND OVER RANGE

SOURCE: Economic Development Strategies (EDS) Housing Update 2025 - Final Report and the 2022 Housing Demand Analysis; Danville Housing Navigator

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

ENGAGEMENT ENGAGEMENT GOALS & INITIAL FEEDBACK GOAL S •

rovide multiple ways for residents to P participate (e.g., surveys, in-person events, comments) in the residential planning process.

•

artner with other Departments and P participate in community events, coordinate with the PlanDanville engagement process when possible.

•

hare progress and engagement results back S with residents as the planning process moves forward.

•

I nvolve property owners and developers, as well as housing advocates and organizations throughout the planning process.

WHAT WE’ VE HE ARD Community members have expressed a strong interest in seeing a diverse range of housing options across the four future development sites. This includes housing typologies such as townhomes, cottage courts, live-work units, small apartments, and accessory dwelling units (ADUs).

These varied housing types are intended to accommodate different lifestyles and household needs, promoting inclusivity by catering to families, individuals, and small business owners alike. By introducing these options, the community aims to foster a sense of diversity and flexibility in living arrangements, ensuring that residents of different income levels and life stages have appropriate housing choices.

In addition to housing, residents envision robust site programming and community amenities that emphasize environmental sustainability and community engagement. Key features and desired amenities include stormwater/environmental improvements (e.g., wetlands, low-impact development features), which can enhance on-site water management and contribute to ecological health. Community members also emphasized the need for public amenities like bus shelters, walking paths, and a centrally-located community center/spaces to promote connectivity, social interaction, and accessible transit options. A relatively large percentage of Danville residents (16% of households, Census) do not have a vehicle available for transportation, strengthening the need for increased transit access as new residential neighborhoods are planned and developed.

Recreational spaces are another significant focus, with a desire for multipurpose play areas and dedicated playgrounds for children. These recreational facilities are seen as essential for promoting outdoor activity, fostering social connections, and creating safe, inviting spaces for families. Collectively, these site programming elements reflect a holistic vision of a community that prioritizes livability, sustainability, and active engagement for residents of all ages.

PLANNING PROCESS OVERVIEW

SURVEY FEEDBACK PHYSICAL SURVE Y AT PL AN DANVILLE EVENT (MAY 2024)

Plan Danville Event May 2024

ONLINE SURVE Y

SURVE Y RESULTS

MODULAR HOMES* 29%

TOWNHOMES

33%

SMALL APARTMENTS 27%

* A modular home is constructed in sections within a building facility, then transported to the site for assembly. Unlike manufactured homes, which adhere to the national HUD code, modular homes must meet all local and state building codes, similar to traditional site-built homes.

1

SIDEWALKS

2

ACCESSIBILITY

3

BIKING INFRASTRUCTURE

1

AFFORDABILITY

2

CHILDREN SAFETY & PLAY

3

SENIOR COMMUNITY

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Community Workshops

August 2024 Engagement Workshop (Photo Source: WRT)

COMMUNIT Y WORKSHOPS PROCESS The community workshops were designed to gather comprehensive feedback from residents on the potential development of four opportunity sites. Over the course of two days, three separate engagement events were held to ensure diverse participation and input. Participants were asked to provide feedback on preferred housing typologies, site-based community amenities, and broader neighborhood needs.

The engagement process was facilitated using printed boards for each site, which were illustrated with potential development areas based on spatial analysis and research. These boards detailed potential zones for housing, community amenities, natural conservation areas (such as existing ponds and wetlands), buffer zones, and possible connections for walking or

biking trails. This allowed residents to clearly visualize how each site could be developed and integrated with the surrounding environment.

Accompanying the boards were housing typology and amenity cards that participants could use to indicate where they preferred specific housing types and amenities to be located. This interactive approach was complemented by sticky notes, notepads, and sticky dots, allowing participants to leave additional comments or vote on the amenities they most wanted to see, with a particular focus on Site 3. This method fostered hands-on involvement, encouraging community members to actively shape the vision for their neighborhood.

PLANNING PROCESS OVERVIEW

SE AT ING AR E A

CO T TA GE CO UR

TS

W ET L AN DS

TO W NH OM ES

TO W N H O M

ES

CO M M UN IT Y CE

NT ER

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Community engagement workshop highlights

Photos Captured at Community Engagement Workshops in August 2024 (Photo Source: WRT)

PLANNING PROCESS OVERVIEW

Photos Captured at Community Engagement Workshops in August 2024 (Photo Source: WRT)

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Regional precedents THE VIEW AT FR ANKLIN DANVILLE, VA

COLIN WOLFE - THE VIEW AT FR ANKLIN LLC Rental Apartments • Price Range: $1.4k - $2.3k/month • Size of Development: 4.45 acres • Unit #: 243 • Gross density: 54 units/acre • Amenities: Clubhouse, pet wash station, 24/7 fitness center, pool, EV charging stations, etc.

Source: City of Danville

PLANNING PROCESS OVERVIEW

COURTNEY CREEK DURHAM, NC

RYAN HOMES Townhomes • Price Range: From Mid $300K • Size of Development: 20+ acres • Unit #: 170 • Gross density: 8 units/acre • Amenities: Private 1-car garage, includes association fees for landscape and maintenance

Source: Zillow, Google Earth, Ryan Homes

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

THE TOWNES AT SPRINGVILE HILL - WELDEN VILLAGE KERNERSVILLE, NC

TR ADITION HOMES Townhomes • Price Range: High $200k - Mid to High $300k • Size of Development: 10.3 acres • Unit #: 110+ ( part of Welden Village, approx.

1,400 new homes and 400 apartment homes) • Gross density: 10 units/acre • Amenities: Part of 385 wooded acres of Welden Village, offers a pool, playground, dog park, 10 miles of walking trails, and clubhouse for the community

Source: Tradition Homes, Google Earth

PLANNING PROCESS OVERVIEW

GLENNVIEW + THE GROVE AT GLENNVIEW KERNERSVILLE, NC

D.R. HORTON Townhomes • Price Range: From Mid-High $200K & 290K+ (The Grove) • Size of Development: 38.3 acres (Glennview and the Grove at Glennview) • Unit #: 250+ Units • Gross density: 6 units/acre • Amenities: Pool and Bath house. (The Grove uses America’s Smart Home® Technology)

Source: D.R. Horton

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

THE RESERVE AT KNOLLWOOD APARTMENTS BL ACKSBURG, VA

SA S BUILDERS Rental Apartments • Price Range: $1.2k - $2.26k/ month • Size of Development: 5.5 acres (part of Knollwood development by SAS Builders, which includes Condos, Townhomes, Rental Townhomes and Apartments) • Unit #: 111 • Gross density: 20 units/acre • Amenities: Clubhouse, pool, sitting area, fitness center, etc.

Source: SAS Builders, Google Earth

PLANNING PROCESS OVERVIEW

KNOLLWOOD CONDO SUITES BL ACKSBURG, VA

SA S BUILDERS Rental Apartments • Price Range: $270K - 330K • Size of Development: 5.6 acres (part of Knollwood development by SAS Builders, which includes Condos, Townhomes, Rental Townhomes and Apartments) • Unit #: 92 • Gross density: 16 units/acre • Amenities: Clubhouse, pool, sitting area, fitness center, etc.

Source: SAS Builders, Google Earth

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2 Housing Design Principles

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

DRAFT JAnuARy 02, 2025

RELATIONSHIP TO PLAN DANVILLE Chapter 5

Housing

Enhance housing accessibility and affordability.

Housing Policies H.1: HOUSING OPTIONS

INCREASE HOUSING OPTIONS THROUGHOUT THE CITY.

H.1.1 Increased Housing Production Increase housing stock and diversity to meet current and future demand.

H.1.2 Promote Alternative Forms of Homeownership options for homeownership beyond single-unit detached across income-levels.

ALIGNING WITH PL AN DANVILLE HOUSING POLICIES

Adopted by City Council on December 3, 2024, PLAN Danville is the guidebook for Danville’s H.2: DISPLACEMENT H.3: HOUSING AD future, one that seeks to enhance housing PREVENTION accessibility, affordability, and choice. PROVIDE Through INCLUSIONA SUPPORT FOR ALL CO an extensive community process the PREVENT DISPLACEMENT OFengagement LONG MEMBERS. STANDING AND plan sets theLOW-MODERATE overall big ideas, policies, and actions INCOME RESIDENTS. Expand Housing related to housing. The PLAN DanvilleH.3.1 housing Broaden the way typologies and policy direction were utilized to H.2.1 Stabilize Ownership can access infor inform the neighborhood Strengthen policies and and district residential housing program practices toalignment prevent owner planning, in with Housing Policyhousing 1: accomm displacement. secure land for fu Increase housing options throughout the city. development.

H.2.2 Boost Renter Protections and Support H.3.2 Improve Comm Enhance policies and procedures that protect renters and ensure their access to high-quality, affordable housing.

H.2.3 Establish Regulations That Support Residents

SOURCE: PLAN DANVILLE

Update city regulations and codes to address housing needs, preserve existing affordable housing, maintain community character, and promote neighborhood revitalization.

Education

Expand educatio housing and incr the frequency of discussion at the among housing s

H.3.3 Strengthen Prog Support

Fill gaps in existin and supports to families, disabled older adults. Dev partnerships to b network of comm

PLANNING PROCESS OVERVIEW

WHAT IS MISSING MIDDLE HOUSING? Missing middle housing refers to a range of multi-unit housing types—such as duplexes, triplexes, fourplexes, townhomes, cottage courts, and small apartment buildings—that bridge the gap between single-family homes and large apartment complexes. These housing types were once common in walkable neighborhoods but have become rare due to zoning restrictions favoring single-family development. Missing middle housing provides diverse, affordable, and space-efficient options that support walkability, transit use, and neighborhood density while maintaining a human-scaled, community-oriented feel. Expanding missing middle housing can help address housing shortages, affordability crises, and urban sprawl.

SOURCE: PLAN DANVILLE; MISSING MIDDLE HOUSING/OPTICOS DESIGN

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Land Use Policies LU.1: NEIGHBORHOOD CHARACTER

SUPPORT DIFFERENT NEIGHBORHOOD TYPES ACROSS THE CITY, FROM RURAL TO SUBURBAN TO URBAN, INTEGRATING A VARIETY OF HOUSING OPTIONS.

LU.1.1 Preserve Rural Landscapes Prevent over-development of greenfield and rural areas to preserve their environmental integrity and promote sustainability through cluster development.

LU.1.2 Maintain Community Character Implement place type recommendations of this chapter through zoning amendments to better integrate context-sensitive design and embrace community character.

LU.4: SPECIAL DISTRICTS

OPTIMIZE LAND AVAILABILITY FOR ECONOMIC DEVELOPMENT.

Chapter 2

Land Use

LU.2: CENTERS WITH ACCESS LU.3: CONNECTED TO SERVICES CORRIDORS BUILD UPPromote VITAL SERVICES IN KEY ALIGN LAND USE AND thriving AREAS TO MAKE SURE ALL RESIDENTS TRANSPORTATION ENHAN neighborhoods where residents CAN EASILY ACCESS THEM. TO BETTER CONNECT PEO have easy access to essential RESOURCES. LU.2.1 Encourage Growth in Existing services.

Developed Areas LU.3.1 Concentrate Corrid Maximize the impact of Development infrastructure investments Encourage the dev and minimize the of community reso environmental impacts of along key transpor ALIGNING WITH PL AN urban sprawl by promoting corridors to provide DANVILLE NEIGHBORHOOD growth and development in with expanded acc already developed areas of essential amenities POLICIES the city.

LU.3.2 Organize Parking a The overall Land Use vision of PLAN Danville Limit the impacts o is to promote thriving neighborhoods where and access manag residents have easy access to essential services. on the character a corridors.

Both neighborhood character and urban design

are part of how people experience and feel about their neighborhoods. PLAN Danville includes policies to help the City, residents, property owners, and developers/builders have a more clear understanding of the type of neighborhood character and amenities desired by residents.

This neighborhood and residential plan is aligned with the Neighborhood Character and Special Districts Land Use Policies.

LU.4.1 Rethink Underutilized Land Use tools such as land swaps, “right sizing,” and infill development to better activate underutilized commercial and industrial land, which will better support the local economy.

LU.4.2 Update Land Use and Zoning Implement place type recommendations of this chapter through zoning amendments to better encourage density and character in these areas.

SOURCE: PLAN DANVILLE

PLANNING PROCESS OVERVIEW

FUTURE LAND USE PLACE TYPES

FUTURE L AND USE PL ACE T YPES Neighborhoods

Urban

Suburban

Rural

Intent

Current Zoning

Location

Form & Character

Mobility & Access

Primary Land Uses

Secondary Land Uses

Preserve agricultural and natural areas, some integration of housing

• • •

Edge of city • SR-R Hilly areas • T-R Proximity to the Sandy River

•

Single-unit detached housing • Open spaces • Agriculture

•

Well-connected road network • Curb and gutter

•

Single-unit detached housing • Acreage living, small holder farming, or family farming

•

Ensure new neighborhood development encourages connectivity and traditional neighborhood design

• •

Subdivisions Hilly areas

See Conservation, Cluster and Traditional Neighborhood Design

•

Well-connected road network Curb and gutter Safe crossings Trails Sidewalks

•

•

Create more dense housing around resource and mixed-use centers

•

•

•

Connectivity to transit corridors • Walkability • Sidewalks • Safe crossings

•

Historic neighborhoods • Neighborhoods around primary corridors • Resource centers

• • •

S-R T-R NT-R

• • • •

OT-R A-R M-R NT-R

• • • •

FUTURE LAND USE PLACE TYPES

Active first floor; mid-rise buildings Small apartment buildings Duplexes Triplexes Quads

• • • •

Single-unit detached housing

Attached housing • Parks • Recreation

• • • •

Single-unit attached housing • Multi-unit attached housing

• • • • •

Attached housing Religious institutions Schools Parks Recreation

Detached housing Mixed-use Retail Services Community centers

Downtown Mixed-Use

Mixed-Use Centers Goal 2.

Land Use Intent Location Aligning with Public Feedback Historic Downtown walkable center

Activity Center Mixed-Use

Form & Character •

Active first floor; mid-rise buildings • Require design standards

•

• • •

• •

•

PS-C HR-C C-E

Current Zoning

Mall with outlots Require design standards Form & Character

Enhance Historic and gateways walkable more integrate center uses

Along main Adjacent to the corridors Dan River and Downtown

• HR-C Transition autoCB-C oriented • Activeareas first to •• PS-C • TW- more floor; mid-rise walkable C buildings mixed-use • Require design standards

Aspiring warehouse district Enhance gateways into Danville and prevent Smaller, suburban neighborhoodcorridor scale “main commercial street crossroads”

Between the Dan River and Riverside Drive Along highways

• I-M • Industrial • HR-C aesthetic PS-C •• Green Adaptive reuse •• S-R buffer • A-R from highway • HR-C • Screen parking

Intersections of major neighborhood streets

• •

Goal 2. Land Use Aligning with Public Feedback

SOURCE: PLAN DANVILLE

Mobility & Access

CB-C

FUTURE LAND USE PLACE TYPES

Aspiring Greater mall area walkable and Schoolfield Mixed-Use center, Corridors resort area regional destination Intent Location Neighborhood Industrial Mixed-Use Warehouse Residential MixedUse Corridor Mixed-Use Mixed-Use Corridor Mixed-Use

Current Zoning

N-C HR-C

Very walkable and well connected • On-street parking

Primary Land Uses Active first floor uses with residential and office above

Reduce surface Retail, services, parking entertainment • Improve walkability Mobility & Primary Land Access Uses • Transition to • more Verywalkable; walkable and well improve access connected management • On-street parking

•

Transitioning Integrate to commercial complementary mixed-use residential and retail uses with maker spaces

Improve Transition walkability from industrial Deemphasize to include • • Strong access Residential, parking lots to including commercial and management more mixed-use limit driveways attached • Safe pedestrian • Single-story • crossings Improveat Transitioning or low-rise neighborhood walkability nodes buildings fronting • On-street commercial to the street parking mixed-use • Recommend design standards

Secondary Land Uses 84 Services, institutions

Begin to integrate housing Secondary Land Uses Attached Institutions residential

Upper floor or attached residential (4 or Local commercial more units) pockets Begin to integrate housing

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HOUSING TYPOLOGIES ALIGNING WITH PL AN DANVILLE ACCESSORY DWELLING UNITS

COT TAGE COURTS

MODULAR HOMES

HOUSING DESIGN PRINCIPLES

+5-15

ACCESSORY DWELLING UNITS (ADUS)

(INCREMENTAL)

Accessory Dwelling Units (ADUs) are smaller, independent residential units located on the same lot as a primary single-family home. They can take the form of detached backyard cottages, garage conversions, basement apartments, or attached additions. ADUs offer flexible housing for extended family, caregivers, renters, or homeowners seeking supplemental income, all while preserving the existing neighborhood fabric. Because ADUs are added to existing lots, they increase housing options without requiring new subdivisions or large-scale redevelopment.

15-25

COTTAGE COURTS

UNITS PER ACRE

UNITS PER ACRE

Cottage courts consist of a cluster of small detached homes arranged around a shared central courtyard. This layout encourages community interaction and efficient land use, while maintaining the charm and privacy of standalone homes. These developments are especially popular for aging in place or creating affordable housing within walkable neighborhoods.

6-20 UNITS PER ACRE (VARIES BY CONFIGURATION AND ZONING)

MODUL AR HOMES Modular homes are factory-built housing units constructed in sections (or modules) off-site, then transported and assembled on a permanent foundation. Though prefabricated, they must meet the same local building codes as site-built homes and can vary in size from single-family dwellings to multifamily configurations. Modular construction can significantly reduce construction time and costs while maintaining design flexibility and energy efficiency. These homes can be placed individually on standard lots or arranged in clusters to achieve higher-density development.

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FOURPLEX + TOWNHOMES

LIVE-WORK UNITS

SMALL APARTMENTS

HOUSING DESIGN PRINCIPLES

18-35 UNITS PER ACRE

15-35 UNITS PER ACRE

35-70 UNITS PER ACRE

FOURPLEX + TOWNHOMES Townhomes and fourplexes are attached or semi-attached housing types that offer 3–4 units within a single building or as part of a cohesive row.

Townhomes are typically narrow, multi-story units with individual entrances and no units above or below, while fourplexes may include stacked units within a shared building footprint. Both types are designed to fit comfortably within walkable, residential neighborhoods and provide a modest increase in density while maintaining a human-scaled form. These units support housing diversity for families, singles, and small households and are often adaptable to urban infill sites.

LIVE-WORK UNITS Live/work units combine residential and commercial spaces, usually with a storefront or workspace on the ground floor and a residence above. They support entrepreneurship and active street life, particularly in transitional or mixed-use areas. These flexible units can adapt over time as neighborhood needs evolve.

SMALL APARTMENTS Small apartments typically consist of 8 to 20 units in a 2–3 story walkup format, sometimes with shared entries or double-loaded corridors.

While still modest in scale compared to mid-rise or high-rise buildings, they represent the upper end of Missing Middle Housing. These buildings often fit well on corner lots or along transit corridors and can be designed to resemble large homes or civic buildings to maintain contextual compatibility. Small apartments offer diverse unit sizes and layouts, making them suitable for a broad mix of household types and incomes.

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Neighborhood/community design TYPOLOGIES ALIGNING WITH PL AN DANVILLE MULTIPURPOSE PLAY AREA

PLAY AREA

SEATING AREA

A constructed play area that’s designed for a range of sports and games and can also be used for events and gatherings.

Small parks and neighborhood play areas within the site of the community.

Open seating spaces located within public spaces for people to rest and relax in the neighborhood.

COMMUNITY CENTER

WALKING PATH

BUS SHELTER

Community centers can incorporate a range of different activities like recreation, social services, day care center, small offices, etc which serve community needs.

Walking trails and path within the community especially along water bodies.

Bus shelters could be added closer to the housing community.

HOUSING DESIGN PRINCIPLES

LOW IMPACT DEVELOPMENT

WETLANDS

ACTIVATIONS FOR ENVIRONMENT

Low impact development is a low density development which protects the areas’ natural environmental features by clustering homes together and incorporating sustainable development practices.

Many vacant parcels have high percentage of slopes and are located in close proximity to water bodies and conservation areas. Some parts of these parcels can be developed into as urban wetlands and rain gardens which could also serve as public spaces.

Vacant lots between homes and lots closer to parks can be used for stormwater management through planting beds and permeable surfaces.

Native planting on these areas can help maintain the biodiversity.

ACTIVATIONS FOR COMMUNITY

ACTIVATIONS FOR CULTURE

ACTIVATIONS FOR INFRASTRUCTURE

Some vacant lots which are closer to existing businesses can be used as informal outdoor plazas, eating spaces, space for gathering, food truck parks, etc.

Art and culture can be incorporated into communities by converting empty lots into community and food gardens, outdoor performance spaces and gallery spaces for showcasing local art.

Lots can also be developed to accommodate permeable parking, solar fields, biofuel fields which can help the community be more sustainable.

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

3 Residential Opportunity Areas

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Future Residential Sites: Concept Development

Future Development Opportunity Sites School field historic district River district Danville historic district

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RESIDENTIAL OPPORTUNITY AREAS

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ive

r

Central Blvd

Airport

Da

nR

ive

r

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Housing comparable study in Danville

Housing comparable study in Danville

Housing comparable study in Kernersville, NC

Housing comparable study in Kernersville, NC Photo Source: WRT

Housing comparable study in Durham, NC

RESIDENTIAL OPPORTUNITY AREAS

DEVELOPING SITE CONCEPTS Development of the site concepts was informed by site analysis using GIS to understand environmental conditions, land capacity, access to services and transit, infrastructure availability and cost, current land use and future housing need. Our team completed site visits to each location and to nearby cities with comparable development, conversations with the property owners and City of Danville staff, as well as the first round of community workshops.

The development concepts that follow have been refined with feedback from the Advisory Committee and are intended to provide guidance for future development of these opportunity sites in Danville, informed by the community, site, and market conditions locally.

Interactive Advisory Committee meeting over Miro

Community engagement events (Photo Source: WRT)

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Franklin turnpike

r

D e l o

n

S

SITE 1

i m e

Site 1, known as the Franklin Turnpike or American Legion Area, spans 114 acres across four parcels on the eastern edge of Danville. The site is primarily accessed via E Franklin Turnpike, with the potential for additional access points at the northern tip to enhance connectivity. Existing wetlands within the site provide a natural buffer, offering an opportunity for preservation and conservation of the site’s ecological integrity with residential development that provides expanded housing options in Danville.

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COMBINED ACRES

Railroad

lin nk ra ike E F rnp Tu

Directly across E Franklin Turnpike is The View at Franklin, a new residential development which had a ribbon cutting in March 2025, which will significantly increase housing options in the area.

4 PARCEL S

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Sp

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Pitt Cou sylvan ia nty

n mi

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Railroads

lin nk ra ike E F rnp Tu

The View at Franklin

Source: Google Earth

RESIDENTIAL OPPORTUNITY AREAS

Site 1 site visit and analysis

Site 1 site visit and analysis

Engagement feedback for the American Legion/Franklin Turnpike site

Photo Source: WRT

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Franklin Turnpike RESIDENT FEEDBACK SUMMARY Preferred housing typologies

Site programming and community amenities

• Townhomes, cottage courts, live-work units, small apartments, modular homes

T OWNHO

ME S

• Walking path, wetland, transportation/bus shelter, activation for culture, multipurpose play area, seating area, low impact development, community center, walk trails.

W A L K IN

G PAT H B U S S H E LT

C O T TA G E C

O U R TS

WETL AN

ADDITIONAL COMMENTS: • Need for Central amenities

DS

• Habitat England Trail development:

• Interest in Walking/biking trail

∘ Community center, public park, possible ADA compliant playground

• Consider need for school expansion with growth in this area of Danville

∘ Mature trees, walking path, shared green space

• The View at Franklin: 243 garden style units, 3-bedrooms for families and schools. Phase 1, completed, consists of 105 units.

∘ Up to 15 homes in total, currently 4 homes have been constructed on Seminole Dr. (204-216 Seminole Dr.), the rest will be behind the four single-family homes.

ER

RESIDENTIAL OPPORTUNITY AREAS

45

Site Building footprint 10 Mins from Bus Stop Water/Wetland Park

LOW IMPACT DEVELOPMENT

Rd

4’ Contour

Dr

eld gfi rin Sp

le no i m Se

Community Amenities/ Conservation Education Center

std ale Fo re

Potential Development area

Dr

Conservation Area/Buffer

SE ATING ARE A

MULTIPURPOSE PL AY

Access

Forestdale Dr COT TAGE COURTS WALKING PATH

E Frank

lin Turn pike

WETL ANDS

ACTIVATIONS FOR ENVIRONMENT

ACTIVATIONS FOR CULTURE

COMMUNIT Y CENTER

City boundary of Danville

The View at Franklin

TOWNHOMES

Railroads

BUS SHELTER

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

std ale

Dr

Rd

Townhomes

Dr

eld gfi rin Sp

le no i m Se

120 Units | 12 Acres

Fo re

46

Dr dale t s e For Lower Density Townhomes

E Frank Walkup Apartments (Similar to The View at Franklin)

Railroads

Total: 130 Units | 18 Acres

lin Turn pike

189 Units | 3-Story 9 Acres City boundary of Danville

The View at Franklin

Main Access/ Arterial

Higher Density

Wetland and Waterways

Connections Potential Walking/ Biking Trails Potential Sheltered Shuttle Stops

Medium Density

Open Space, Park, Community Center, Conservation, etc.

Low Density Single Family

Buffer Zones

EF ran klin

Tur np ike

RESIDENTIAL OPPORTUNITY AREAS

Large Lot Single Family Homes 5 Lots |Total of 20 Acres

FR ANKLIN TURNPIKE: T YPOLOGY STUDY

500-580 UNITS

Open Space/ Multipurpose Area

POTENTIAL RESIDENTIAL DEVELOPMENT: 68 Acres

HOUSING T YPOLOGIES: • Single Family homes • Townhomes • Walk-up Apartments Townhomes 80 Units | 9 Acres

AMENITIES: • Open Space/Multipurpose Area • Community Center /Open Space • Wetland conservation • Walking/biking Trail Community Center/ Open Space

THE VIEW AT FR ANKLIN (ADJACENT): • 18 Acres • 270 Units 3-story Walk-up Apartments

Wetland Conservation

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Franklin turnpike: AERIAL RENDERING

RESIDENTIAL OPPORTUNITY AREAS

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LEGEND

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

MAIN ARTERIAL ACCESS TR AIL

RESIDENTIAL OPPORTUNITY AREAS

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Medium Density Townhomes Single Family Homes

Lower to Medium Density Townhomes

SINGLE FAMILY/LOW DENSIT Y

LEGEND

MEDIUM DENSIT Y MEDIUM TO HIGHER DENSIT Y HIGH DENSIT Y WALKUP APARTMENTS RETAIL COMMUNIT Y CENTER/AMENIT Y

RESIDENTIAL OPPORTUNITY AREAS

Wetland Ecosystem Education & Community Center

Wetland Conservation Walkup Apartments (Similar to The View at Franklin)

Retail Village

Open Play Area/ Playground

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Franklin Turnpike: COMMUNITY SNAPSHOT HOUSING T YPOLOGY: • Walk-up Apartments • Elevator apartments

AMENITIES: • Retail space on ground floor of certain apartment buildings • Open space/Multipurpose area • Rain gardens • Textured pedestrian crossings • Parking

LEGEND

RESIDENTIAL OPPORTUNITY AREAS

SINGLE FAMILY/LOW DENSIT Y

OPEN SPACE/RECRE ATION

MEDIUM DENSIT Y

R AIN GARDEN

MEDIUM TO HIGHER DENSIT Y

PARKING

COMMUNIT Y CENTER/AMENIT Y

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

High & Spring St. gh i H

SITE 2 High & Spring St. site, between High St. and Spring St., bounded by Floyd St. in Danville’s River District, covers 2.4 acres spread across two parcels. Formerly home to a tobacco storage building that collapsed and was later demolished, the site still features remnants of a brick retention wall and a hilly terrain with significant grade changes. It sits adjacent to the historic High Street Baptist Church and is conveniently located near the Danville Transit System Hub, with several bus routes passing by. Due to its central location and community connectivity, initial community feedback indicates that residents are interested in seeing small apartments and live-work units on this site, with opportunities for ground-floor activities that could benefit both future residents and the surrounding neighborhood.

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COMBINED ACRES

d oy St .

St

.

Fl

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2 PARCELS

.

t

Source: Google Earth

.

.B St h gh rc Hi hu C

St

is

d oy

Fl

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ing Spr

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t.

RESIDENTIAL OPPORTUNITY AREAS

Site 2 site visit and analysis

Site 2 site visit and analysis

Engagement feedback for the High Street and Spring Street site

Tour of the historic High Street Baptist Church (community workshop location and adjacent to the opportunity site for housing) Photo Source: WRT

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

High & Spring St. RESIDENT FEEDBACK SUMMARY Preferred housing typologies • Live-Work Units, Small Apartment

LI V E W O R K

Community amenities at ground floor and around the site • Bus shelter, neighborhood/community hub (community center & activation for community, small and independent retail space, corner/pocket park, safe crossing, seating area

U N IT S

AC TI VA TI O N S FO R CO M M U N IT Y

SM A LL A PA R

BUS S

TM EN TS

CO M M U N IT Y

CE N TE R

ADDITIONAL COMMENTS: • Apartment complex or loft style like downtown • What’s the affordable rate for these rental apartments? $1,200 is too high • Mid-income apartments would be nice • Parking will be needed

H E LT E

R

RESIDENTIAL OPPORTUNITY AREAS

What a small apartment would look like here LIVE WORK UNITS

NF

l oy dS

t

Shown Site Coverage:

hS Hig

45%

t

Parking on the back of the building

Shown FAR (Floor Area Ratio): 2.8

COMMUNIT Y CENTER

N

Current Zoning: Maximum building height: 60'

ACTIVATIONS FOR COMMUNIT Y

Fl

oy dS

Re si

de

t

Setbacks: 30' fronting public right-of-way; 30' street side yard; 30' rear yard.

nti

al A

bo ve Ac t

ive

nd rou

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G

ing Spr

St

WHAT IS NEEDED AT THE SITE? Neighborhood/ Community Hub live/work shared community spaces at the ground floor

Corner/Pocket Plaza

Stormwater Planter

anchoring street corner; showcasing community characteristics; welcoming; healthier living

set into the sidewalk and filled

Small and Independent Retail Space

with vegetation, soil, stone; helps

local cafe, bar, specialty food stores,

mitigating stormwater run-off

convenience store, family business

Bus Shelter

Safe Crossing

a bus shelter provides protection

textured or raised crossing that

from the elements, making waiting

clearly marks pedestrian right-

for public transportation more

of-way; making pedestrians

comfortable and convenient.

especially children more visible

WHAT ELSE CAN YOU IMAGINE HERE?

Apartment complex or loft style like downtown

Whats the affordable rates for theses?

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

high & spring st.: AERIAL RENDERING

RESIDENTIAL OPPORTUNITY AREAS

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

High & Spring St.: COMMUNIT Y SNAPSHOT

HOUSING T YPOLOGY: • Elevator apartment

AMENITIES: • Retail space on ground floor of certain apartment buildings • Open Space/Multipurpose Area • Rain gardens • Textured pedestrian crossings • Parking

LEGEND

RESIDENTIAL OPPORTUNITY AREAS

APARTMENTS/WORK-LIVE UNITS COMMUNIT Y CENTER/ SMALL BUSINESS HUB

OPEN SPACE/RECRE ATION PARKING

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Hanks lane:

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SITE 3 The Hanks Lane site,which spans 108 acres of forested land, is situated at the western end of Danville. Bordered by the Sandy River to the north and Westover Drive to the south, the site’s northern tip falls within the FEMA-designated flood zone. A cell tower, along with associated easements, exists on the property, adding a layer of infrastructure consideration. Additionally, utility transmission pole lines run through the middle section of the site.

ane ks L Han

W es

to ve r

Dr .

ks L

ane

The primary access to Site 4 is currently via Westover Drive through Hanks Lane. A neighboring parcel to the west has been approved for future development, presenting an opportunity to create a secondary access point and improve site circulation.

COMBINED ACRES

Han

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W es

Source: Google Earth

to ve r

Dr .

1 PARCEL

RESIDENTIAL OPPORTUNITY AREAS

Site 4 site visit and analysis

Engagement feedback for the Hanks Lane site

Photo Source: WRT

Site 4 site visit and analysis

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

hanks lane RESIDENT FEEDBACK SUMMARY Preferred housing typologies • Cottage court, townhomes (senior townhouses were mentioned multiple times), small apartment, accessory dwelling units

C O T TA GE

COUR T S

Community amenities at ground floor and around the site • Low impact development, walking path, community center, activations for environment, multipurpose play area,play area, activation for community, bike parking, bus shelter CT IMPA L OW L OPMEN T E DE V

T OW NH

OME S

COMMU

NI T Y C

WA L K

ING P

AT H

ENTER FOR TIONS A C T I VA O N M E N T IR ENV

ADDITIONAL COMMENTS: • Senior rental apartment, 1 +2 bedrooms ∘ Not low-income nor luxury ∘ Community pool or tennis courts ∘ Walking trails ∘ Common room • Worries about traffic congestion and noise concerns along Westover Dr. that would feed into the other streets

• Mixed-use development, senior townhomes up front, single family in the back, pay attention to entrance to Pinecrest/Westover/Hanks Ln, the configuration here is important.

• Sewer access challenges, sewer extension at gas line.

• Houses around common areas, keep a rural feel but need community amenities (stuff to do), and a mix of housing types, mix of apartment styles.

• Senior housing and Westover Dr. traffic

W

Site Building footprint

ACTIVATIONS FOR ENVIRONMENT

10 Mins from Bus Stop

Sa nd y

Water/Wetland Park LOW IMPACT DEVELOPMENT

4’ Contour Conservation Area/Buffer WALKING PATH Potential Development area Community Amenities/ Conservation Education Center Access Proposed Trail

MULTIPURPOSE PL AY

0.7

Mile

s Pr

opo

sed

trai

l

COT TAGE COURTS

PL AY ARE A COMMUNIT Y CENTER

ACTIVATIONS FOR COMMUNIT Y

n

ACCESSORY DWELLING UNITS

Han ks L

e ur t Fu t d e en ov pm r p o Ap vel De

SMALL APARTMENTS TOWNHOMES

Pinec r rest D

Westover Dr

RESIDENTIAL OPPORTUNITY AREAS

Ri ve r

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DANVILLE NEIGHBORHOOD Townhomes AND RESIDENTIAL PLANNING 210 Units | 27 Acres

Open Space/ Multipurpose Area

Community Center/ Open Space

rDr rcersetsDt PiPnience WestoW veersD torv er D r

Ha nk s

Ln

Han ks L

n

ee urtur t FduFut t d nn voevememe o ppr pr loplop p A A veve DeDe

Main Access/ Arterial

Higher Density

Connections

Medium Density

Potential Walking/ Biking Trails Potential Sheltered Shuttle Stops

Low Density

Wetland and Waterways Open Space, Park, Community Center, Conservation, etc.

Buffer Zones

RESIDENTIAL OPPORTUNITY AREAS

Large Lot Single Family Homes 4 Lots |Total of 20 Acres

HANKS L ANE:

T YPOLOGY STUDY

500-550 UNITS POTENTIAL RESIDENTIAL DEVELOPMENT: 85 Acres Cottage Courts Total: 60 Units | 12 Acres

HOUSING T YPOLOGIES: • Single Family homes • Townhomes • Cottage courts • Walk up Apartments

AMENITIES: • Open Space/Multipurpose Area Townhomes Total: 230 Units | Acres

• Community Center /Open Space 30

• walking/biking Trail

APPROVED FUTURE DEVELOPMENT (ADJACENT PARCEL): Low Density Single Family 7 Units | 3 Acres

• 15 Acres • 50 homes

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

hanks lane: AERIAL RENDERING

RESIDENTIAL OPPORTUNITY AREAS

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LEGEND

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

MAIN ARTERIAL ACCESS TR AIL

RESIDENTIAL OPPORTUNITY AREAS

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Cottage Courts

Community Park/ Open Space

Walking/Biking Trails

Single Family Homes

Medium Density Townhomes

Tennis Court

Community Cen

LEGEND

SINGLE FAMILY/LOW DENSIT Y MEDIUM DENSIT Y MEDIUM TO HIGHER DENSIT Y COMMUNIT Y CENTER/AMENIT Y

RESIDENTIAL OPPORTUNITY AREAS

Lower to Medium Density Townhomes

Medium Density Townhomes

nter Single Family Homes

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

hanks lane: COMMUNIT Y SNAPSHOT HOUSING T YPOLOGY: • Walk-up Apartments • Elevator apartments

AMENITIES: • Open Space/Multipurpose Area • rain gardens • Parking

LEGEND

RESIDENTIAL OPPORTUNITY AREAS

SINGLE FAMILY/LOW DENSIT Y

OPEN SPACE/RECRE ATION

MEDIUM DENSIT Y

R AIN GARDEN

MEDIUM TO HIGHER DENSIT Y

PARKING

COMMUNIT Y CENTER/AMENIT Y

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4 Best Practices in Design and Implementation

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Housing supply accelerator playbook NATIONAL LEAGUE OF CITIES & AMERICAN PL ANNING ASSOCIATION WHAT IS THE HOUSING SUPPLY ACCELERATOR PL AYBOOK? The Housing Supply Accelerator Playbook, developed by the National League of Cities and the American Planning Association, is a comprehensive guide designed to help local governments expand and diversify housing supply through practical strategies, policy reforms, and collaborative approaches. It emphasizes three core principles— diversity, attainability, and equity—and presents a systems approach that integrates land use reform, construction process improvements, finance innovations, and regulatory updates.

The playbook offers actionable strategies supported by case studies across the U.S., focusing on removing local barriers, updating zoning, enhancing public engagement, and encouraging small-scale and incremental development. It specifically highlights “missing middle housing” as a key opportunity to address housing needs while maintaining neighborhood scale and character.

Source: National League of Cities & American Planning Association

BEST PRACTICES IN DESIGN AND IMPLEMENTATION

STR ATEGIES TO SUPPORT CONSTRUCTION AND DEVELOPMENT REL ATED TO MISSING MIDDLE HOUSING These strategies were outlined to help communities expand housing options—through inclusive engagement, streamlined permitting, and innovative construction. It also offers tips, tools, and case studies to support implementation and reduce barriers for development. For more information, see https://www.planning.org/ publications/document/9289884/

STR ATEGY:

STR ATEGY:

Examine and implement processes to facilitate the development of small-scale residential projects such as duplexes, triplexes, fourplexes, cottages and other neighborhood-scale housing types.

Promote and facilitate infill development, encouraging compact development that utilizes existing infrastructure to maximize efficiency and connectivity and minimize sprawl.

GROVEL AND, FLORIDA

TACOMA, WA SHINGTON

The city is reducing impact fees for missing middle housing types and delaying fees for any developers using the pre-approved plans to allow for smaller developers to secure necessary financing. These initiatives aim to incentivize the mix of housing types and community features to facilitate smart growth, all while preserving at least 50 percent of the city’s utility service area for conservation and agriculture.

The City of Tacoma launched the Residential Infill Pilot Program to allow construction of missing middle housing within predominantly single-family neighborhoods while maintaining harmony with neighborhood patterns and character.

It permits four housing types, ranging from two-family residences to small multifamily and cottage housing developments.

One such effort, known as the Home in Tacoma Project, is a citywide rezoning initiative that will result in permitting missing middle housing in areas currently limited to single-family development.

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

STR ATEGIES TO GUIDE L AND USE AND REGUL ATORY UPDATES These strategies focus on land use and regulations to help communities shape housing outcomes.

Thoughtful planning and updated codes can align local goals with zoning, expand options, and support affordability. Grounded in data, these approaches remove barriers and improve policy impact, with tips and case studies to guide implementation.

STR ATEGY:

STR ATEGY:

Plan for increased housing supply with data-driven insights, a clear sense of desired outcomes and robust engagement to create a vision and method for increasing housing supply.

Create enhanced housing elements of comprehensive plans and housing action plans, such as housing demand, shortterm housing goals, targeted areas for increased production and density and an actionable schedule to meet goals.

GREENVILLE, SOUTH CAROLINA

The plan should include specific goals, tools, reforms, characteristics and potential priority locations for key housing elements, such as workforce housing, missing middle housing, mixed-income housing, mixeduse development and multifamily housing. Update plans regularly.

The City of Greenville partnered with the local association of REALTORS® and other housing stakeholders to create Impact Greenville. The coalition aimed to better understand the barriers and opportunities for missing middle housing supply. The coalition worked with consultants to develop a “missing middle housing scan” and “missing middle housing deep dive.”

The work of Impact Greenville and the comprehensive plan led to the identification of critical areas for missing middle housing and a set of updates of land use and code regulations to support the development of new housing opportunities.

Source: National League of Cities & American Planning Association

BEST PRACTICES IN DESIGN AND IMPLEMENTATION

STR ATEGY:

STR ATEGY:

Initiate education, outreach and engagement campaigns to clarify the concept, uses and historical impact of zoning to better understand local housing supply challenges.

Explore how to update zoning districts to promote housing supply, increase options, simplify regulations and effectively ser ve the current and changing needs of your local community

ARLINGTON COUNT Y, VIRGINIA When Arlington County began working on updating its zoning and land use regulations to promote missing middle housing, planners and local leaders designed an innovative and extensive process of stakeholder and public engagement. The effort featured numerous public meetings, virtual engagements, digital whiteboards, pop-up events and virtual walking tours.

Evaluate and establish new or existing zoning districts that allow residential use types: Study and establish new zoning districts or amend existing districts to promote housing, especially multifamily housing, in areas wellserved by transit. Modernizing zoning codes is often foundational for relegalizing a variety of lower-density housing types like missing middle housing. While other tools may be needed to facilitate the development of these units, allowing them as part of the code is a necessary first step.

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

STR ATEGY:

STR ATEGY:

Speed or streamline processes for housing development review and approval.

Explore how to update building codes to effectively ser ve the current and changing needs of your community.

Expanding ministerial reviews to include conforming mixed use, missing middle projects and ADUs can significantly help facilitate production.

Allow two- to six-unit residential buildings to follow the International Residential Code (IRC) rather than the International Building Code (IBC).

Allowing the use of the more flexible IRC for a wider range of missing middle housing types will lower costs and promote production of these units.

MEMPHIS, TENNESSEE

The Memphis 3.0 Comprehensive Plan includes a focus on encouraging housing supply, particularly missing middle housing options. Driven by the plan, city officials examined potential barriers to missing middle development in their zoning and building codes.

Source: National League of Cities & American Planning Association

BEST PRACTICES IN DESIGN AND IMPLEMENTATION

AFOREMENTIONED PL ANS

Tacoma, WA

Greenville, NC

Groveland, FL

Arlington County, VA

Memphis, TN

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Best Practices ACCESSORY DWELLING UNITS PORTL AND ADU PROGR AM PORTL AND, OR Unit Per Acre (UPA): Varies; typically adds 8-12 units per acre when integrated into existing single family lots.

Portland, OR has been at the forefront of integrating Accessory Dwelling Units (ADUs) into its urban fabric. By revising zoning codes to allow ADUs citywide, homeowners can add secondary units on their properties, such as basement apartments or detached backyard cottages. This initiative has increased housing diversity and affordability while preserving neighborhood character.​

Source: Portland.gov; Stephen Fitzmaurice Team eXp Realty; builderonline.com

BEST PRACTICES IN DESIGN AND IMPLEMENTATION

COTTAGE COURT WINE COUNTRY POCKET NEIGHBORHOOD – RIVERHOUSE HE ALDSBURG, CA Unit Per Acre (UPA): Approximately 20–25 units per acre.

Wine Country Pocket Neighborhood - RiverHouse is a compact pocket neighborhood by Opticos Design featuring small cottages and townhomes arranged around shared courtyards. Designed for walkability and community, it blends gentle density with human-scale architecture, offering a model for context-sensitive infill in high-demand areas.

Source: Opticos Design

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

MODUL AR HOMES YATES HOME SALES BL AIRS, VA (SERVING DANVILLE AND SURROUNDING ARE A S) Unit Per Acre (UPA): Approximately 6–12 units per acre, depending on lot size and local zoning regulations.

Yates Home Sales offers customizable modular homes with a focus on quality, efficiency, and flexibility. Serving the Danville area, their homes range from compact ranch styles to spacious two-story models, making them suitable for both rural and infill settings. Their modular approach supports faster delivery and cost-effective housing solutions.

Photo Source: Yates Home Sales

BEST PRACTICES IN DESIGN AND IMPLEMENTATION

FOURPLEX + TOWNHOMES PR AIRIE QUEEN DEVELOPMENT PAPILLION, NE Unit Per Acre (UPA): Approximately 18 units per acre.

The Prairie Queen Development integrates fourplexes and townhomes within a walkable neighborhood setting. This project emphasizes diverse housing options, catering to various demographics, including young professionals and retirees. The design maintains the scale of traditional single-family neighborhoods while offering increased density and promoting community interaction.

Photo Source: Opticos Design; SEHinc.com

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

LIVE-WORK Habersham Community BE AUFORT, SC Unit Per Acre (UPA): Approximately 18 units per acre.

The Habersham Community integrates livework units within a traditional neighborhood development. These units feature ground-floor spaces suitable for commercial use, such as offices or retail, with residential spaces above. This design promotes a vibrant, walkable environment by blending residential and commercial activities, reducing the need for commuting, and fostering local entrepreneurship. The architectural style maintains the scale and character of the surrounding neighborhood, ensuring compatibility with existing structures.

Photo Source: OpticosDesign; LiveWorkLearnPlay

BEST PRACTICES IN DESIGN AND IMPLEMENTATION

SMALL APARTMENT BUILDING SANTA MARIA MICRO UNITS SANTA MARIA, CA Unit Per Acre (UPA): Approximately 120 units per acre This innovative project occupies a compact 72’ x 80’ lot and comprises 20 micro units ranging from 219 to 390 square feet. The design centers around an intimate, thoughtfully programmed 2-3 story courtyard, promoting community interaction.

The building eliminates the need for elevators or shared corridors, with all units accessing or overlooking the courtyard. This approach demonstrates how high-density housing can be achieved without compromising quality living spaces.

Source: OpticosDesign;

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Cottage court pattern A group of small, detached structures arranged around a shared court visible from the street Community room/center

Cottage Court 983 SF 1 bedroom 1 bath

BENEFITS OF COT TAGE COURT HOUSING T YPOLOGY: • Single family homes but clustered together in a close community • Potential private open space/multipurpose area • Shared central green space or common space with a community room that encourages neighbor interaction • Parking clustered behind the buildings Cottage Court Pattern (WRT)

WRT PATTERN BOOK

Danielson Grove, Kirkland, WA (Photo Source: The Cottage Company.)

Spring Valley, Port Townsend, WA (Photo Source: Ross Chapin Architects) Cottage Court Pattern (WRT)

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Cottage court pattern

Site Plan Cottage Court Pattern (WRT)

WRT PATTERN BOOK

95

21’ - 1 3/4”

STORAGE

CL

53’ - 0”

BEDROOM

CL CL KITCHEN MECH

W/D LIVING ROOM CL

PATIO

First Floor Cottage Court Pattern (WRT)

1/8” = 1’-0”

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

twin/duplex pattern A small (2-story), detached structure that consists of two dwelling units arranged side-by-side, each with an entry from the street

Woodrow Wilson Homes Phase II Long Branch, NJ

Woodrow Wilson Homes Phase II, Long Branch,NJ (WRT)

WRT PATTERN BOOK

Building A 3 bedroom 1.5 bath

Building B 2 bedroom 1.5 bath

Building B Roof Variation

UNITS CAN BE ATTACHED OR DETACHED Woodrow Wilson Homes Phase II, Long Branch,NJ (WRT)

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

twin/duplex pattern

Woodrow Wilson Homes Phase II Long Branch, NJ

1,211 SF 2-3 bedrooms 1.5 bath

Woodrow Wilson Homes Phase II, Long Branch,NJ (WRT)

WRT PATTERN BOOK

Woodrow Wilson Homes Phase II (Photo Source: Don Pearse Photographers Inc.) Woodrow Wilson Homes Phase II, Long Branch,NJ (WRT)

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DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

1/8" = 1'-0"

1 Woodrow Wilson 1st floor (2)

35’ - 4” 35' - 4"

PATIO

STORAGE STORAGE PATIO

CL

CL

KITCHEN DW

KITCHEN BATH

CL

LIVING/ DINING

LIVING/ DINING

First Floor

Woodrow Wilson Homes Phase II, Long Branch,NJ (WRT)

29’- -5"5” 29'

CL

BATH

WRT PATTERN BOOK

101

1/8" = 1'-0"

2 Woodrow Wilson 2nd floor (2)

BATH

BATH

BEDROOM

BEDROOM

CL

CL W/D

W/D CL

CL

BEDROOM

BEDROOM

Second Floor

1/8" = 1'-0

1 Woodro

35' - 4"

Woodrow Wilson Homes Phase II, Long Branch,NJ (WRT)

1/8” = 1’-0”

102

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

townhome pattern A small-to medium-sized attached structure that typically consists of (but is not limited to) 2 to 4 multi-story dwelling units placed side-by-side with ground entry

Bedford Dwellings Phase II Pittsburgh, PA PA

1,336 SF 3 bedroom 2 bath

SCHEMATIC DESIGN

TEST PROJECT 1

BENEFITS OF TOWNHOME HOUSING T YPOLOGY: • Potential affordability • Can be used in both urban and suburban context • Small building footprint results in medium to higher density • Parking on street or in driveway

Bedford Dwellings Phase II, Pittsburgh, PA(WRT)

REF

DATE

Checker

01/12/16

SD-1 (1) (3)

WRT PATTERN BOOK

Bedford Dwellings Phase II (Source: WRT) Bedford Dwellings Phase II, Pittsburgh, PA(WRT)

103

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

1 BD 2 - TH 1st floor

townhome pattern 1/8" = 1'-0"

BATH

CL

UTILITY

MECH.

CL

LIVING/DINING

17’ - 5 1/2”

First Floor

17' - 5 1/2"

Bedford Dwellings Phase II, Pittsburgh, PA(WRT)

47’--11 111/4" 1/4” 47'

KITCHEN

DW

104

REF

TEST PROJECT 1

SCHE

WRT PATTERN BOOK

105

2 BD 2 - TH 2nd floor 1/8" = 1'-0"

BEDROOM

CL

BEDROOM

CL W/D

BATH

BEDROOM CL

Second Floor Bedford Dwellings Phase II, Pittsburgh, PA(WRT)

1/8” = 1’-0”

106

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

townhome pattern A small-to medium-sized attached structure that typically consists of (but is not limited to) 2 to 4 multi-story dwelling units placed side-by-side with ground entry

Bedford Dwellings Phase II Pittsburgh, PA 1,336 SF 4 bedroom 2.5 bath

Bedford Dwellings Phase II, Pittsburgh, PA(WRT)

WRT PATTERN BOOK

Bedford Dwellings Phase II (Source: WRT) Bedford Dwellings Phase II, Pittsburgh, PA(WRT)

107

TES

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

1 BD 2 - TH (4BR) 1st floor townhome pattern 1/8" = 1'-0"

BATH

2 BD 2 - TH 1/8" = 1'-0"

MECH. DW

NEHCTIK

CL UTILITY

38’ - 3 5/8”

"8/5 3 - '83

CL "4/1 1 - '93

108

LIVING ROOM

- 3 3/8" 16’17' "8- /833/4” 3 - '71

First Floor

Bedford Dwellings Phase II, Pittsburgh, PA(WRT)

3 BD 2 - TH (4BR)3 -BD3rd2floor - TH (4BR) - 3rd floor 1/8" = 1'-0"

ROJECT 1

1/8" = 1'-0"

TEST PROJECT 1

BD II (4BR) WRT PATTERN BOOK

BD II 109

2 4BR) 2nd BD 2floor - TH (4BR) 2nd floor 1/8" = 1'-0"

BEDROOM

BEDROOM

CL

CL

"8/5 3 - '83

"8/5 3 - '83

38’ - 3 5/8”

38’ - 3 5/8”

LIN CL

LIN CL

CL

"8/5 3 - '83

BATH

BATH

W/D

CL

16' - 10 9/16"

BEDROOM

BEDROOM

16' - 10 9/16"

16' - 10 9/16"

16’ 8 3/4”

16’ 8 3/4”

Second Floor

Third Floor

Bedford Dwellings Phase II, Pittsburgh, PA(WRT)

16' - 10 9/16"

1/8” = 1’-0”

1450

110

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Stacked townhome pattern A small-to medium-sized attached structure that typically consists of (but is not limited to) 2 to 3 multi-story dwelling units stacked with separate entry to every unit.

UNIT B

UNIT C UNIT A

Bedford Dwellings Phase II Pittsburgh, PA

SCHEMATIC DESIGN

TEST PROJECT 1

Philadelphia, PA

REF

DATE

Checker

01/12/16

Unit A - 1,319 SF 3 bedroom 2 bath

SD-1 (1) (4)

Unit B & C - 1,338 SF 3 bedroom 1.5 bath

BENEFITS OF STACKED TOWNHOME HOUSING T YPOLOGY: • Potential affordability

• Private entries

• Multifamily

• Community interaction in shared spaces

• Low construction and maintenance cost

• Parking on street or in driveway

• Can achieve higher unit count with lower building footprints Bedford Dwellings Phase II, Pittsburgh, PA(WRT)

WRT PATTERN BOOK

Bedford Dwellings Phase II (Source: WRT

Bedford Dwellings Phase II, Pittsburgh, PA(WRT)

111

123 South Broad Street, Suite 1450 19109 wrtdesign.com 215.732.5215

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Philadelphia, PA

1 BD 2 - Stacked 1st floor

Stacked townhome pattern 1/8" = 1'-0"

CL BEDROOM

BEDROOM

CL

UTILITY

DW

KITCHEN

BATH MECH.

47' - 9"

47’ - 9”

BULK

W/D

BATH

LIVING/DINING LIN

BEDROOM VEST.

VEST.

GROUND UNIT IS AN ACCESSIBLE UNIT 33’ - 3 1/2”

33' - 3 1/2"

First Floor

BD2 - A3

112

Bedford Dwellings Phase II, Pittsburgh, PA(WRT)

2B

1/ TE

delphia, PA

Checker

01/12/16

WRT PATTERN BOOK

113

REF

DATE

3 B2 2 - Stacked 3rd floor

SD-1 (1) 1/8" = 1'-0" (4) (1)

SCHEMATIC DESIGN

1/8" = 1'-0"

2 BD 2 - Stacked 2nd Floor 1/8" =PROJECT 1'-0" TEST 1

BATH 10' - 8"

10’ - 8”

BEDROOM MECH. CL

DW

DW

BULK

CL

BEDROOM

KITCHEN 47' - 9"

36’ - 8 1/2”

36' - 8 1/2"

CL

CL W/D

BATH LIVING/DINING

BEDROOM CL

UNIT C PLAN IS MIRRORED

2"

16’ - 9”

16' - 9"

Second Floor

Third Floor

Bedford Dwellings Phase II, Pittsburgh, PA(WRT)

1/8” = 1’-0”

114

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Stacked townhome pattern A small-to medium-sized attached structure that typically consists of (but is not limited to) 2 to 3 multi-story dwelling units stacked with separate entry to every unit.

UNIT C UNIT B

UNIT A Meriden Commons Meriden, CT Unit A - 1,564 SF 4 bedroom 2 bath Unit B & C - 1,355 SF 2 bedroom 1.5 bath

BENEFITS OF STACKED TOWNHOME HOUSING T YPOLOGY: • Affordability

• Private entries

• Multifamily

• Community interaction in shared spaces

• Low construction and maintenance cost

• Parking on street or in driveway

• Can achieve higher unit count with low building footprints Meriden Commons, Meriden, CT (WRT)

WRT PATTERN BOOK

Meriden Commons (Photo Source: Innova Services) Meriden Commons, Meriden, CT (WRT)

115

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Stacked townhome pattern CL

BEDROOM

BEDROOM

BEDROOM

CL

CL

CL

W/D BATH

- 8” 50'50’ - 8"

CL

BATH

CL

KITCHEN

LIN

MECH. LIVING/DINING

BEDROOM VEST.

VEST.

36’--8" 8” 36'

36' - 8"

TES

116

First Floor GROUND UNIT IS AN ACCESSIBLE UNIT Meriden Commons, Meriden, CT (WRT)

TEST PROJECT 1 TEST PROJECT 1

WRT PATTERN BOOK

117

CL W/D

BEDROOM

DINING ROOM CL

CL

KITCHEN

BATH

MECH.

LIN

LIVING ROOM

Second Floor

50' - 8"

CL

BATH

CL

BEDROOM

Third Floor

UNIT C PLAN IS MIRRORED Meriden Commons, Meriden, CT (WRT)

1/8” = 1’-0”

118

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

walk-up units pattern A 3 story multi-family structure that consists of 20-30 dwelling units arranged around central circulation cores typically open to the environment.

Uplands Phase II Baltimore, MD 24 Units 1 BD - 717 SF 2 BD - 890 SF

Uplands Phase II, Baltimore, MD (WRT)

WRT PATTERN BOOK

Uplands (Photo Source: Apartments.com) Uplands Phase II, Baltimore, MD (WRT)

119

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

walk-up units pattern 1 BR

CL BEDROOM LIVING ROOM

W/D CL

CL

LIN MECH. BATH

KITCHEN

1/8” = 1’-0”

2 Uplands 2BD 1" = 10'-0"

2 BRUplands 1BD

1

1" = 10'-0"

CL BEDROOM

LIVING/DINING ROOM

CL

BEDROOM

CL

CL

LIN BATH

KITCHEN

2

W/D

MECH.

DW

120

1/8” = 1’-0”

Uplands 2BD 1" = 10'-0"

Uplands Phase II, Baltimore, MD (WRT)

e 1450

15

WRT PATTERN BOOK

158' - 2"

1 BR

2 BR

1 BR

2 BR

Typ. Floor

(Other half mirrors) TEST PROJECT 1 Philadelphia, PA

BENEFITS OF WALK-UP APARTMENTS HOUSING T YPOLOGY: • Multifamily

• Lower cost compared to highrise

• Fewer mechanical systems to maintain

• No elevators

• Easy modular design • Natural ventilation with breezeway design

Uplands Phase II, Baltimore, MD (WRT)

1/16” = 1’-0”

121

INTRO

5 City of Danville Policies and Incentives

123

124

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Incentives for Developers CIT Y OF DANVILLE’S RESIDENTIAL INCENTIVES (FEB. 2025) • The annual Housing Summit highlights Danville’s need for housing opportunities, and developers listened. They are requesting information about buildable lots and how the City could help make their developments occur.

RE AL ESTATE TA X GR ANT FOR DEVELOPMENTS ADOPTED BY THE IDA IN JUNE 2023 SINGLE FAMILY SITE-BUILT DE VELOPMENT FOR SALE: • Up to 15-year incentive (continues to the next buyer/homeowner when property is sold) • Year 1 - 100%, Years 2-15 - 50% • Must be a minimum investment of $5M and • 50 or more houses • Projects must meet City criteria as shown in the Danter Report.

MULTIFAMILY SITE-BUILT DE VELOPMENTS: • Up to a 10-year incentive (continues to the next buyer if/when property is sold) • Year 1 - 100%, Years 2-10 - 50% • 60 or more units and • Minimum $6M Investment • Projects must meet City criteria as shown in the Danter Report

POLICIES & INCENTIVES

PARTIAL E XEMPTION OF RE AL ESTATE TA XES FOR CERTAIN REHABILITATED OR RENOVATED RE AL ESTATE ARTICLE XI. SEC. 37-169.1. MULTIFAMILY/ COMMERCIAL STRUCTURES

• The existing structure or other improvement must be no less than fifty( 50) years old and located within the Downtown, Tobacco Warehouse, North Danville, Old West End, Schoolfield, other Virginia Department of Historic Resources- approved historic district, or any building listed on the Virginia Landmarks Register or National Register of Historic Places.

• The structure or other improvement must have been substantially rehabilitated sufficiently to increase the base value by twenty- five( 25) percent. The base value shall be the fair market value.

• The qualifying rehabilitation to the structure shall not increase the overall original square footage by more than fifteen ( 15) percent.

Dan River Falls (Photo Source: danriverfalls.com)

• Year 1 - 100%, Year 2 - 90%; Year 3 – 80%; Year 4- 70%; Year 5 – 60%; Year 6 – 50%; Year 7 – 40%; Year 8 - 30%; Year 9 - 20%; Year 10 10%. *The City Enhanced Its Tax Abatement Program to Encourage Mixed-Use, Multifamily Commercial Development Amend Ordinance Article XI, Entitled “Partial Exemption of Real Estate Taxes for Certain Real Estate” of Chapter 37, Entitled “Taxation” The T.B. Fizgerald (Photo Source : Barton Associates)

125

126

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

IDA SINGLE-FAMILY RE AL ESTATE CONSTRUCTION GR ANT (RECG)** New in 2025 To encourage new construction of middle income and above subdivisions, grants in a lump sum may be issued to a qualifying project. A minimum capital investment of $5M for single-family, site-built (stickbuilt) homes with a minimum of 50 homes is required.

Detached Single Family Homes:

Attached Single Family Homes:

•

Speculative single family detached homes: Up to $18,000 per house may be granted for highly qualified projects, after the final CO is issued, if built on a speculative basis.

•

Speculative single family attached homes: Up to $14,400 per house/living unit may be granted for highly qualified projects, after the final CO is issued, if built on a speculative basis.

•

Custom-built single family detached homes: Up to $14,000 per house may be granted for highly qualified projects after the final CO is issued, if built with a buyer secured. The developer is required to build the street and utility infrastructure necessary to serve a subdivision that is estimated to meet the minimum capital investment, once homes are built.

•

Custom-built single family attached homes: Up to $11,200 per house/living may be granted for highly qualified projects, after the final CO has been issued, if built with a buyer secured. The developer is required to build the street and utility infrastructure necessary to serve a subdivision that is estimated to meet the minimum capital investment, once homes are built.

**Funding and Program Parameters are still being finalized

POLICIES & INCENTIVES

DEVELOPMENT/SITE PREPAR ATION (OFFERED BY PUBLIC WORKS AND UTILITIES) •

Roadwork Assistance

•

Subdivision Reimbursement for road and sanitary sewer access to subdivision, the roads need to meet City public road requirements; application is required and will be reviewed by City Council

•

A $1,000,000 allocation each year; maximum award is $500,000 or $18,500 per lot, whichever is less

•

Infrastructure Access to Site.

Preliminar y Engineer Report/ Financial Analysis: •

Engineering documents for IDA/DRHAcontrolled sites which may include site concept and suggested subdivision, open spaces, amenities, access route(s), costs to run infrastructure, mix of housing types and prices;

•

Must meet City criteria as shown in the Danter Report; and

•

Must be approved by the IDA on a caseby-case basis..

Conditions and Fine Print: Local Performance Agreements would be required with each incentive package. Same conditions/fine print as with Economic Development projects.

Examples: •

Current on all taxes and fees

•

Financial Capacity, Bank’s Irrevocable Letter of Credit

•

Timeline and deliverables

•

Goals consistent with the Danter Housing Strategies Report •

Capital Investment

•

Number of Units

•

Quantity

•

Listing Price for Houses/Condos/ Rental Price for Unit

127

128

DANVILLE NEIGHBORHOOD AND RESIDENTIAL PLANNING

Incentives for Home Buyers CIT Y OF DANVILLE’S RESIDENTIAL INCENTIVES (FEB. 2025) • Adopted June 2023 by Council • Program Design is Underway

DOWN PAYMENT A SSISTANCE GR ANTS

FIRST-TIME HOME-BUYER’S FIXUP FUND

•

pplicants meeting certain criteria are eligible A for up to $5,000 for down payment assistance

•

•

Criteria: 81-95% of AMI using HUD guidelines, $41,795-$49,019

he first-time home buyer would choose a T home and work with their bank to pre-qualify for a loan

•

If qualified, the potential home buyer would apply for a grant to pay a contractor up to $5,000 to complete the items needed to be fixed so that the property would pass the inspection

•

Receipts would need to be presented that verify expenses

•

This program could remove a barrier to selling to first-time homebuyers; sellers would not have to invest the funds to fix up their homes and could sell to a buyer who will occupy the home

POLICIES & INCENTIVES

129