The Berkeley District can be considered the southern
I. Introduction gateway to Spotsylvania County. Transitions from open
spaces, farmland, and residential uses to non-residential uses
towards the north can be seen following primarily along Route 1, leading to the northern
portion of the County. The majority of the land within the District is located within the
Agricultural/Forestal District of the Comprehensive Plan, where the rural character of
farm and forest lands is to be preserved. Berkeley also includes the Jackson Gateway
Development District, generally along Route 1, where new commercial, office, and
industrial development is encouraged and access to public utilities is permitted under
certain conditions. Small portions of the District are located within the Courthouse
Development District where a village center is planned, the Lake Anna District where
development should be in keeping with the natural character and beauty of the area, and
the Rural Development District where rural and large lot residential development is
permitted and the rural character is to be preserved. Existing industrial development and
land available for industrial development is also located within the northernmost portion
of the District, along Route 1, near Massaponax Church Road, and in Crossroads
Industrial Park which is located in both the Berkeley and Lee Hill Districts.
The adoption of the Berkeley District Sector Plan as part of the Comprehensive Plan will
provide an important implementing tool for the County’s overall residential, tourism, and
economic development strategies.
The Plan itself should be used as a general guide for decisions, both by the public and
private sectors of the community, which may affect the future of the Berkeley District.
Once recommended by the Planning Commission and adopted by the Board of
Supervisors, the Berkeley District Sector Plan will become an element of the updated
2002 Comprehensive Plan.
The following major components are found in the Berkeley District Sector Plan:
Community Profile: Forms the factual basis for the goals for the goals,
objectives, and policies (GOP’s) and implementation strategies found in the plan.
A vision for the District: The vision articulates graphically the long term goal
of development in the District.
Goals, Objectives, and Policies (GOP’s): These GOP’s are statements about
what is desirable for the future and what will be accomplished.
Future Land Use Plan (FLUP) Map: This land use plan map will form the
basis by which re-zonings will be evaluated for consistency with and furthering
the Sector Plan.
The Berkeley District is located in the southeastern
II. Community Profile portion of the County, and is bordered to the
southeast by Caroline County, to the south by
Hanover County, and to the southwest by Louisa County. In addition to farmland; large
lot subdivisions; small lot subdivisions exempt from public road standards; and
commercial, office, and industrial uses primarily in the Jackson Gateway, local
government facilities are located within the District, in the Courthouse area. The District
also includes a portion of the Courthouse Historic District. Berkeley’s road network
mostly consists of local connecting roads, which provide access within residential and
commercial areas, and connect these areas with collector roads. Collector roads within
the District include Partlow Road, Marye Road, Morris/Mudd Tavern Road, and
Massaponax Church Road. Courthouse Road (Route 208), Route 1, and I-95 also travel
through the Berkeley District. These roads operate at level of service (LOS) C, D, or E
and have Average Daily Trips under 10,000.
New developments approved and under development within the District include the
residential developments of Candlewood, Sycamore Shoals, and several exempt
subdivisions; additions to the River Run Business Center and Berkeley Commerce Park;
and the Briannis Plaza Shopping Center.
Demographic projections indicate the Berkeley District will grow by approximately 2007
new households over the next five years. This growth in households produces an
estimated 2009 population of 23,798 people or a 29.2% increase over the 2004 estimate.
The Berkeley District Median household income increased from $53,309 in 2000 to
$56,346 or 6% in 2004 (2004 Estimates). However, 43.1% of the households make less
than $50,000 a year.
A summary of the demographic, economic, and housing characteristics in the Berkeley
District reveals the following:
Population: Estimated 2004 population is 18,419 persons or 30.8% increase
over the 2000 Census figure of 14,083. The projected 2009 population is
23,798 or a 29.2% increase over the 2004 estimate.
Age Groups: 7.0% of the total area population was less than 5 years in age
in 2004, 23% are of school age between 5 and 19 years old, with 62%
between 20 to 64 years of age, and 8.1% greater than 65 years of age.
Households: 78.6% of the households are families and the average size of
the family household is estimated to decrease from 3.2 in 2000 to 3.1 and 2.9
in 2004 and 2009 respectively. It is projected that 2007 new households will
locate in the District.
Income: Median household income increased from $53,309 in 2000 to
$56,346 or 6% in 2004 (2004 Estimates). 43.1% of the households make
less than $50,000 a year.
Educational Attainment: 36.9% of the population 25 years and older have
a high school diploma and 20.8% have an Associate Degree or higher in
Labor Force: 68.6% of the people over 16+ years of age are employed.
28.9% is not in the labor force (students and mature population).
Unemployment is 2.3%. Unemployment below 2% is considered a labor
Housing Tenure: 80.4% and 11.3% of the housing in the District is owner
and rental occupied respectively. Vacancy rate is 8.3%. A vacancy rate
between 5%-7% permits households to freely choose among the different
housing options and tenures which are available in an unrestricted market.
Housing Affordability: Average sales price for a 3BR detached or attached
unit is $250,062 and $197,293 respectively. The percentage increase from
203 is 25.56 and 27.83% respectively. For housing units, detached or
attached with 2BR’s or less, the average sales price is $182,394 and
$189,246 respectively. Single-family detached units of 4BR’s or moe, the
price increased from $288,282 to $338,320 or 17.36% in one year.
The importance of a vision statement can
III. District Vision Statement not be over stated. The Vision Statement
acts as a compass by which the goals and
objectives, land use plan map, and implementation strategy – all are internally consistent
and further the vision for the district. The Berkeley District residents believe the
following vision reflects the appropriate priorities for the District . . .
The Berkeley District, a primary site for Spotsylvania County’s agricultural and forestal
areas, is home to many who consider it to be one of the most beautiful places on earth.
New clean commercial and industrial development is welcome in the Jackson Gateway
and Courthouse portions of the District. As local employment opportunities increase and
diversify, residential development in selected areas is permitted. All new development is
managed consistent with the ability of local infrastructure to support the growth. Our
wish is that the Berkeley District continues to be a compelling place in which to live,
work, visit, and invest.
The Berkeley District is largely
IV. Goals, Objectives, and Policies characterized by farmland, large
lot subdivisions, and smaller lot subdivisions exempt from public road standards. More
intensive land uses are located primarily in the Jackson Gateway and northernmost
portion of the District. However, over the past decade, the location and design of
development within the Berkeley District can be characterized as isolated, disconnected,
and serving single-purpose land uses such as single-family residential in rural areas
without supporting infrastructure and service development. An alternative to this type of
land use pattern is one that integrates multiple uses, promotes public open spaces,
shortens and reduces automobile trips, promotes pedestrian and bicycling accessibility,
decreases housing costs, and preserves community character through protection of natural
and cultural resources.
Goal: Guide and support sound and attractive land use development within the District
that will result in the least possible adverse fiscal, cultural, and environmental impacts.
1. Develop and encourage design standards for all new development/ redevelopment
which compliment the natural and man-made features and rural character of the
2. Encourage the preservation and protection of lands needed in the future for
transportation, parks, schools, and other public facilities in proposed development
3. Develop the Courthouse area, Thornburg area, and Summit Crossing area as
village centers that demonstrate a variety of pedestrian-oriented housing,
recreation, commercial, and office uses.
4. Develop the Summit Crossing village center with a transit-oriented development
pattern in order to reduce dependency on the automobile and capitalize on the
location of a Virginia Rail Express station.
5. Promote the preservation and development of progressive, alternative, and
environmentally compatible agriculture, forestry and related industries as
important economic components of the District.
6. Discourage strip commercial and “big box” development along the Route 1
corridor and promote commercial, office, and industrial activity centers that are
linked by pedestrian and bicycle paths and access roads.
7. Encourage a consistent look along the Route 1 corridor that includes greenscape.
8. Development in the Courthouse area should be consistent with the neighborhood
theme and the Courthouse Development District plan.
9. Rezonings that result in greater density or intensity of use require offsets in the
District via the Purchase of Development Rights program or similar means.
CULTURAL, HISTORICAL, AND AGRICULTURAL RESOURCES
Goal: Preserve, protect, and enhance the Cultural and Historic Resources in the District
from incompatible development.
1. Identify potential properties and features for inclusion into Historic Protection
2. Create a system of walking/biking trails to take advantage of existing views and
3. Develop a driving/walking/biking tour of the historic churches located within the
4. Create a community garden to serve as a showcase for District residents and a
tourist opportunity for visitors.
5. Identify prime farm lands that could be preserved, whether through the Purchase
of Development Rights program or other means.
6. Signage should be limited to a height of six feet, in order to preserve viewsheds
and the rural character of the District.
Goal: Promote economic development that will ensure employment stability and provide
ready access to needed goods and services in the District while encouraging local
expansion of existing businesses and the location of new industry to broaden the tax base
and increase employment opportunities, consistent with the ability of local infrastructure
to support the growth.
1. Commercial and industrial development should coincide with the provision of
public services and utilities such as water distribution and treatment, sewage
collection and treatment, and road or transportation access without congestion.
2. Recommend communication between an applicant and the Economic
Development Department in the early stages of all Commercial, Office, and
Industrial development proposals.
3. Promote the establishment of high-speed broadband internet access along the
Route 1 corridor.
4. Establish commercial, office, and high-tech industries as identified on the Land
5. Commercial and office uses within the designated village centers should be
employment centers providing a living wage for nearby residents and should be
linked to adjacent residential areas with pedestrian and bike paths.
6. Promote the establishment of a medical care facility along Route 1 in Thornburg,
if one is not established in Massaponax.
Goal: Protect natural resources while balancing the need for planned growth.
1. A development’s onsite drainage features shall serve as an amenity or landscape
feature that is incorporated into the overall design of the site.
2. Establish an additional 50 foot undisturbed buffer to the RPA along Lake Anna,
and the Matta, Po, and Ni Rivers.
3. Rezoning shall not be permitted within ¼ mile from the edge of Lake Anna, and
the Matta River, Po River, and Ni River.
4. Establish a Tree Preservation and Enhancement Corridor that measures 200 feet
from each side of the right of way along Route 1 within the District, in order to
provide for quality site design, minimize environmental impacts, and provide a
visually appealing corridor.
5. Require landscaped buffers along the perimeter of all subdivisions, in proportion
to their size and density, in order to provide visual and physical relief from
6. Develop a planted median with consistent landscaping along Route 1, as it is
7. Encourage the use of sustainable building methods and materials such as Energy
Star and LEED.
8. Encourage low impact development practices and clustered development with
Goal: Provide a fiscally responsible, safe, and efficient transportation system that
contributes to planned growth instead of reacting to change.
1. Introduce sidewalks and paths between buildings and through parking lots in
village centers and along Route 1 to provide opportunities for pedestrian use.
2. Encourage the expansion of FRED service throughout the District, linking
employment centers with residential areas.
3. Require interparcel connections for new development on Route 1, to function as
access roads to relieve traffic on Route 1.
4. Encourage the development of service roads behind commercial developments
that front Route 1.
5. Discourage additional traffic lights along Route 1.
6. Require bicycle lanes on all new roads.
7. Encourage the development of another I95 exit/interchange between Massaponax
8. Encourage the expansion of VRE to include a Spotsylvania County station.
9. Develop a corridor access management plan for Route 1 and Route 606.
Goal: Promote the provision of and access to adequate public facilities and community
1. Establish a district park located adjacent to the Matta River with pool,
playgrounds, picnic shelters, playing fields, walking/biking trails, etc. for the
benefit of District residents.
2. Encourage the expansion of existing district parks to include walking trails and
naturally shaded areas.
3. Develop walking/biking trails adjacent to the Matta, Po, and Ni Rivers.
4. Establish a library in Thornburg to serve District residents.
5. Encourage the conversion of the Marshall Center into a multi-use facility with
both indoor and outdoor elements for recreation, arts, and public meeting space.
6. Develop levels of service standards for public facilities.
7. Upgrade sewage treatment plants to BAT to reduce nitrogen/phosphorous to the
Chesapeake Bay Act established target levels.
8. Create recreational facilities at Lake Anna for fishing, boating, walking, and
Goal: Promote the provision of and access to adequate housing for District residents.
1. Encourage the increase in supply of quality housing units for low and moderate
income families and individuals, by endorsing such measures as developing a
certain percentage of affordable housing units in residential rezonings and
providing a density bonus for residential development with a certain percentage of
affordable housing units. Affordable housing should be defined by the County.
2. Support the provision of adequate housing to meet the needs of employees of
businesses, industry, and local government.
3. Utilize, to the fullest extent feasible, Federal and State housing assistance for new
construction of housing.
V. Land Use Plan Map
See attached draft Land Use Plan Map.
Please click here to submit feedback on the Berkeley District Sector Plan.