Eastern Connector RFP – Maybe It Will be Built?

Eastern Avenue - before paving and houses on the right.

I’ll reiterate my plea for a generationally-shaping bridge rather than merely a bridge to move cars and trucks. “Plant trees the shade of which you’ll never enjoy.”

Building a bridge that connects 250 to 240 without providing protected bike lanes (paint is neither protection nor infrastructure) and functional sidewalks will be a failure to seize the opportunity.

Imagine, if you will, if the Eastern Connector bridge became a sign of Crozet’s future. Protected bike lanes for the entirety of Eastern Avenue, grade-separated sidewalks, a thoughtful way to show that Crozet is looking to the future, building things for our kids’ kids rather than for ourselves.

If you’re not going to do it right the first time, don’t do it.

From Albemarle County’s press release:

ALBEMARLE COUNTY, VA – Albemarle County has released a Draft Request for Proposal (RFP) for public comments or questions. A Final RFP will be issued to seek qualified firms to provide professional engineering services for the design and construction of the Eastern Avenue Extension in Crozet. This project will extend Eastern Avenue from Westhall Drive to Cory Farm Road and ultimately U.S. Route 250 (Rockfish Gap Turnpike) and includes a future bridge crossing over Lickinghole Creek.

Eastern Avenue Extension is a long-planned improvement that supports the County’s goal of a connected transportation network in the Crozet area. Once completed, it will offer drivers, bicyclists, and pedestrians an additional north-south travel option, easing congestion along Crozet Avenue and improving access for residents, businesses, and public safety vehicles.

“This project is a key part of the County’s vision for transportation in Crozet,” said Jeff Dumars, Director of Facilities and Environmental Services. “We’re excited to move into the design phase and begin laying the groundwork for infrastructure that will serve the community for decades to come.”

The final project will be delivered through a public-private partnership under Virginia’s Public-Private Transportation Act (PPTA). By aligning public and private investments, the County can reduce overall costs, accelerate delivery, and more efficiently complete a critical segment of the Crozet transportation network. The goal of the PPTA guidelines is to specify a process that is consistent, transparent, and stable, and encourages and supports a climate for private sector innovation and investment to address the specific transportation needs of the Commonwealth and localities.

The selected firm will prepare design and construction documents, coordinate necessary environmental and geotechnical studies, and assist with community engagement efforts.

Interested firms can view and respond to the RFP here. To learn more about Eastern Avenue Extension, visit the project webpage.

Three Notch’d Trail Shared Use Path Update

There’s a guy on a motorized scooter who I see on 250 many days of the week riding to and from Crozet, presumably to Charlottesville and back. You’ve likely seen him too.

Imagine a trail that allowed him and others to get to and from Charlottesville without having to

a) get in a car and/or

b) ride a scooter or bike on a trail not competing with cars — everyone wins.

“The FIRST PUBLIC MEETING for Three Notched Trail feedback is May 15th!

Your attendance is requested on Thursday, May 15th, at 6pm! Albemarle County and the Three Notched Trail (3NT) Master Planning team are hosting an Open House with a brief presentation starting at 6:15. There will be opportunities for feedback, including highlighting your preferred trail destinations on a map.

The event will be held at Crozet Elementary School from 6pm to 8pm. There will also be a Bike Month event that day in the same parking lot from 5:00 to 7:00pm. There you can experience test riding various E-bikes, comparing different models. Kids may bring their bikes for safety lessons and testing our their bike skills.

Additional information on the Three Notched Trail Master Plan can be found on Albemarle County’s 3NT webpage.”

240/250 Roundabout – Finally!

You’ve seen the sign that 240/250 construction is coming.

It’s the roundabout.


When will the roundabout be finished?

Construction of the roundabout is anticipated to begin in late May of this year, and the construction will be substantially completed in the winter of 2025. We expect that punch list work will extend into 2026.

From VDOT

As I said on Bluesky:

240/250 roundabout construction will suck.

Progress does sometimes.

More than ever, grateful for infrastructure improvement.

As I sat in heaving paving-exacerbated-traffic (noting that if I’m in traffic, I am traffic) on 240 the other day, I was appreciative that we actually have some infrastructure improvements.

“Roundabout at Routes 240/250/680

VDOT will reconstruct the existing intersection of Route 240 (Three Notched Road), Route 250 (Rockfish Gap Turnpike) and Route 680 (Browns Gap Turnpike) as a four-leg, single-lane roundabout. Using HSIP funds, the proposed roundabout will improve traffic safety and more efficiently move traffic through the busy Albemarle County intersection.

During construction, VDOT proposes to close Route 680 to through traffic between Route 250 and Route 802 (Old Three Notched Road) with a posted detour. Traffic would be detoured via Route 240 to Route 802 for about two months. The existing Route 680 single lane bridge over Lickinghole Creek, adjacent to this project, is being planned for replacement immediately after the roundabout is constructed.”

Maybe we’ll get lucky and they’ll finish this roundabout sooner than anticipated and open early, as they did for the Hydraulic roundabout.

240/250 roundabout construction will suck. Progress does sometimes. More than ever, grateful for infrastructure improvement. #crozet vdot.virginia.gov/projects/cul…

RealCrozetVA (@realcrozetva.bsky.social) 2025-04-07T10:28:37.146Z

Brief Crozet Real Estate Market Update + February Note

Reposting my monthly note here, with a Crozet-specific real estate market update.

I really thought we would see more inventory coming to market this year. Not so much (yet). Maybe all of the snow is slowing things down. I’ve said for many years that I’ll tell you in 18 months what’s happening in the market right now; it’s impossible to determine what’s happening right now while still in midst of the market.

In Brownsville + Crozet Elementary districts:

2024 – In the first 47 days of 2024, 62 homes were listed. 33 of those were new construction; 23 of the 33 were attached homes.

29 of the 62 were resale homes – median sold price: $526,900

37 homes went under contract in the first 47 days. 18 were resales. Median days on market: 5.

2025

In the first 47 days of 2025, 36 homes were listed. 21 of those were new construction; 16 of the 36 were attached homes.

15 of the 36 were resale homes – median asking price: $530,000

27 homes went under contract in the first 47 days. 11 were resales. Median days on market: 49.

If you’re interested in the Note, please subscribe here.


Jim’s Note – February 2025

This month: clarity, using maps, insurance, downsizing, sucking, and evolving concessions.

Quick Market Thought

Resale inventory remains low, prices are stable to up a bit, days on market are trending upwards, and my first weekend theory holds — good properties well priced, well presented, are moving quickly, often with multiple offers.

In Charlottesville + Albemarle:

2024 – In the first 46 days, 197 resale homes were listed and 152 resale homes went under contract. Median Days on Market was 5. 87 (57%) of those that went under contract went under contract in 7 days or less.

2025 – In the first 46 days, 184 resale homes were listed and 122 resale homes went under contract. Median Days on Market was 7. 65 (53%) of those that went under contract went under contract in 7 days or less.


Clarity

The real estate process is opaque to so many, in part because most people buy or sell homes only a few times in their lifetimes. My role is to provide and show the path to clarity. I tell all of my clients, “I want you to ask me your questions. I know you’re going to ask your parents, peers, search engine, and maybe ChatGPT, but please ask me so I can give you the best answer relevant to you and our market.

I find it moderately amusing that my opening is about clarity and my second segment is about chaos.

Something about the things we can control, and the wisdom to know the difference…

The market — any market — dislikes uncertainty, and right now, we have an awful lot of uncertainty. One of my roles is to help distill the meaningful from the superfluous, and the data can help. Feelings absolutely matter, and they must, and the data analysis is what can drive what my work with my clients.


Continue reading “Brief Crozet Real Estate Market Update + February Note”

Crozet Gathering Space Concept Study

What follows is but a project, and a fantastic idea.

We – not just Crozetians, but humans – need third spaces. While we’re not a city, we’re still humans.

America’s social fabric is unraveling as traditional community gathering spots disappear, leaving people increasingly isolated in an age of digital connection. According to a January 2024 survey by the American Psychological Association, 79% of adults report feeling lonely, a crisis directly linked to the decline of public spaces where spontaneous social interactions once flourished. The erosion of coffee shops, community centers, and neighborhood bars has transformed social connection from an organic, serendipitous experience into a scheduled, app-mediated transaction.


“From Jessica Bullard – Hello Crozet neighbors! I am working on an MBA project related to a potential business concept for Crozet and other similar size communities, and need to collect some data from our target market- you!

If you have a few minutes to fill out this survey, I would appreciate it. All who respond will be entered to win some fun local business gift cards.

*For now, this is just an MBA project and unlikely to actually happen but you never know, I guess! ?

Crozet, VA Gathering Space Concept Survey

Business Concept
A small (up to 50 people) gathering/event space with a first location in Crozet, VA that makes it easy to host celebrations for all ages, community gatherings, and meetings. It offers all-inclusive event packages for birthdays, anniversaries, and special occasions, along with pop-up events like whiskey and wine tastings, after-school activities, and clubs. Local vendors will be featured in event packages to support the community. On weekdays, the space will be available for meetings, co-working, and temporary office use. The venue will be small and not targeted towards weddings, rehearsal dinners, etc. as that market is already saturated in the area.

Problem
Crozet, VA, the first location, is a growing area with families, transplants from larger cities, and many remote workers. Most local venues are large, wedding-focused, or centered around alcohol, making it hard to find flexible, affordable spaces close by for small family events or professional needs. Event planning can be stressful for busy families who don’t want to travel or make their guests travel to larger areas. The town also lacks the diverse experiences found in larger cities.

Solution
Our venue (name TBD) will be simple to book, with clear pricing and flexible packages for private events, meetings, and community gatherings. Public pop-up events will bring fresh activities to the area. On weekdays, it will serve as an affordable, convenient alternative to traditional offices or working from home and could even be a gathering space for middle/high schoolers before and after school.Target Audience

  • Individuals and families needing a venue for celebrations
  • Local professionals and businesses needing event or meeting space
  • Entrepreneurs and remote workers looking for a co-working space
  • Community members interested in social and educational activities
  • Parents looking for after-school programs and clubs for their children”

Click here to fill out the survey

Albemarle County Launches Master Plan for Three Notched Trail Shared-Use Path

Well, this is awesome news. Amazing work, Three Notch’D Trail! It’s only ~12-14 miles to Charlottesville, which is a reasonable ride, and easy ride on an e-bike.

Here’s hoping this happens in my lifetime.

via email:

Albemarle County Launches Master Plan forThree Notched Trail Shared-Use Path
Planning Work to Begin in Early 2025
ALBEMARLE COUNTY, VA – Albemarle County has selected Vanasse Hangen Brustlin, Inc. (VHB) to lead the master planning process for the Three Notched Trail Shared-Use Path. The planning effort will begin in early 2025 and take approximately 22 months to complete. The consulting team has significant experience in shared-use path planning and design, including work on the Virginia Statewide Trails Plan. Their proposal was selected based on their technical expertise and approach to public engagement.

The Three Notched Trail will be a multi-use path separated from vehicle traffic that will follow portions of the historic Three Notched Road. It will connect the western edge of Charlottesville, the development area of Crozet, and the Blue Ridge Tunnel.

“This path will connect residents and visitors to education, employment, and recreational opportunities in western Albemarle County, the City of Charlottesville, and Nelson County,” said Jessica Hersh-Ballering, Albemarle County principal planner. “Ultimately, the shared use path will improve safety and accessibility, while also reducing greenhouse gas emissions and fostering economic activity in the region. Project staff are looking forward to working collaboratively with community residents to design a shared use path that delivers these outcomes and meets community expectations.”

The planning process will include opportunities for community input through public meetings, an online survey, and pop-up events. A project website will provide updates for community members, and regular reports will be shared during Board of Supervisors meetings. Technical work will focus on determining the preferred trail alignment, prioritizing key segments, and developing a functional design and implementation plan.

The planning effort is funded by a $2 million RAISE grant, a federal program that supports surface transportation infrastructure projects. No local match was required. Once the master plan is complete, additional funding will be needed for further planning, right-of-way acquisition, and construction.
This map shows the area being studied for potential trail development.

This map shows the area being studied for potential trail development.

What does Crozet Want? Infrastructure & Greenspace

Well, the Crozetians to commented on this Facebook post at least want infrastructure, greenspace, and more businesses.

So many of us want sidewalks. I’d add a request for wider, more welcoming, and inviting sidewalks that connect our neighborhoods and our communities.

I ask each of you to email our supervisor and CC the Board of Supervisors. We need to be the persistently squeaky wheels. Commenting on FB, Nextdoor, Bluesky, or here matters less than direct contact. Again. And Again. And Again.

If we want things, we need to work to get them — for years and years. Status quo depends on and encourages apathy.


Question for the Crozetians – 

What do you want in/for Crozet next year?

Picking and choosing a few of the comments from the post:

  • Sidewalk or multiuse path the entire length of Three Notched Road. Real progress on Barnes Lumber area. And where the heck is that traffic circle at 240/250 Mechums trestle?
  • Eastern Avenue south to 250
  • Traffic calming measures on neighborhood streets. So our kids don’t get run over by the many drivers who treat our neighborhood streets like speedways.
  • Sidewalks and trails connecting town with neighborhoods
  • Fewer hideous monstrosities like what is being built on 250 and Miller School Rd. It is sooo incongruous with the surroundings. Ugh
  • To turn back time……
  • Less plans for unaffordable housing and more for the community that already lives here. Sidewalks. Community activities for children. More at the park that doesn’t revolve around alcohol. More that doesn’t revolve around alcohol in general
  • Safe cycling option to get from Crozet to Cville and back (bike lane?)
  • Change the traffic light in front of Western to a large roundabout. Either that or widen the intersection and entrance the school to include extra lanes – we need something to facilitate much smoother entrance in the mornings and afternoons because right now it’s a semi-controlled disaster
  • Sidewalks and bike lanes making us less reliant on cars!
  • Sidewalks. Everywhere. I have never lived anywhere that the children cannot walk to school. Crozet is very unwalkable considering how small the area is. Hopefully one day. And I would also like to see bike lanes.
  • Sidewalks from Tabor along Park Road and past the park! I see so many children walking in the road.
  • Bodos, Chandlers, more sidewalks, a reduced speed limit on Jarmans Gap Road from 40 to 25/30 like the rest of the road. No safe space for the many bikers and walkers after Greyrock to Lanetown intersection and now fully developed! Thx
  • Sidewalks. All the sidewalks.
  • Wish list-Fix the malfunction junction @ the 4-way stop and the Square. It’s awful and no one knows how to use a 4-way stop properly. Someone will get hurt soon, possibly a pedestrian. The 240/250 is even more unsafe, so any improvement with that would be appreciated . TY for asking and for all of the hard work to keep us safe & moving forward!
  • Avoid car cenric planning. The best country in the world to drive in is one that prioritizes other forms of transportation like walking, cycling, and public transport: https://youtu.be/d8RRE2rDw4k
  • Downtown Crozet plaza and successful small business growth/incentives to sustain the larger downtown area. And connected sidewalks & bike paths on 240, 250, down Crozet Ave, and around the Park

Here’s to a great 2025.

Crozet’s Blue Ridge Food Bank

Saw this on Nextdoor, and republishing with permission.

Did you know there was a Blue Ridge Area Food Bank (BRAFB) partner right here in Crozet feeding families every week all year?

We partner with the BRAFB, Wegmans and Crozet’s own Harris Teeter to provide food for families in need.

The mission of Grace Grocery to support our neighbors in Crozet would not have been possible without the help of volunteers.

We have just completed a very successful year for Grace Grocery. To put this in perspective, here is a summary of “2024 By the Numbers.”

  • Each Monday, an average of 40 families were provided with food. Grace Grocery was open 52 Mondays.
  • Every other Tuesday, an average of 30 deliveries were made to families who cannot get to the church on Mondays. Grace Grocery made deliveries 26 times.
  • Each Saturday, an average of 760 pounds of Wegmans food is picked up by our volunteers for a total of about 39,000 pounds donated by Wegmans and distributed to our patrons. Grace Grocery had Wegmans pickups every week this year.
  • Each Monday, an average of 120 pounds of Harris Teeter food is picked up by a volunteer for a total of about 3,300 pounds. Grace Grocery had 28 Harris Teeter pickups this year.
  • Every person who helps at Grace Grocery is a volunteer. All of this is accomplished with slightly over 60 volunteers who serve with compassion and friendliness. Thirty of these volunteers have filled more than 20 slots each this year.

Our volunteers include:

  • Saturday Wegmans Pickup management, drivers, food sorters
  • Monday Distribution management, set up, registration, patron guides, books
  • Tuesday Delivery management, set up, drivers
  • Blue Ridge Area Food Bank ordering, pickup, delivery, stocking shelves
  • Purchasing Team
  • Recycle Team
  • Inventory Team
  • Data Input Team
  • Email and Phone Coordination
  • SignUpGenius Team

  • Financial donations are important for our success. During 2024, about $9,000 was donated to Grace Grocery. If anyone is interested in donating, please let me know. Donations are tax deductible.
  • We look forward to 2025 being another successful year! Grace Grocery is an equal opportunity provider.
  • You do not have to be a member of the church to be a patron nor volunteer. We welcome any and all!

Jim’s note – We’ve supported the Blue Ridge Area Food Bank for many years, and it’s heartwarming (and deeply sad) that we have such a welcoming and robust food bank presence here in Crozet. If you can support them, please do.

It’s Happening. “Crozet Square and Oak Street Improvements Project: Construction Begins Monday, January 6, 2025”

Map of anticipated road closures, detours, and work areas for Stage 1, beginning on Monday, January 6, 2025

via email –

Construction on the Crozet Square and Oak Street Improvements Project will start on Monday, January 6, 2025. It is anticipated to take less than one year to complete, with traffic patterns adjusted in stages throughout the project. During every phase of the construction, all businesses will remain open and accessible. 

This project is part of Albemarle County’s commitment to improving public spaces by making areas safer and more enjoyable. It also reflects our vision to foster a more vibrant, resilient, and accessible community.

About the Project Overall improvements to The Square and Oak Street (between Library Avenue and The Square) will upgrade the stormwater system, enhance water drainage, improve ADA accessibility and pedestrian accommodations, create more marked parking areas, update signage, and improve traffic flow.

When completed, you can expect the following:

– The Square will see upgrades along 670 feet, including a new sidewalk near existing businesses, perpendicular parking on both sides of the road, and changes at the Crozet Avenue intersection. To improve the traffic flow, the intersection of The Square and Crozet Avenue will be converted into a right-turn-only intersection, meaning no left turns will be allowed from The Square onto Crozet Avenue or from Crozet Avenue onto The Square. Southbound vehicles on Crozet Avenue will be able to access The Square via Library Avenue and Oak Street.
– Oak Street improvements will cover 320 feet and include a sidewalk on the west side and perpendicular parking on the east side.

Project Timeline and Anticipated Traffic Impacts During Construction

This project was designed to be constructed in stages to limit the impact on businesses and the community while maintaining traffic and access to local businesses. During all construction phases, access to businesses will remain. Additionally, there will always be access to private property along the corridor.

During construction, there will be intermittent lane closures, and flagging will be in place. Please slow down, follow all detour signs as posted, be mindful of traffic shifts in the construction zones, and give crews space to work as you drive through the work zones. Please note that this is subject to change as construction schedules depend highly on the weather.

Construction will be completed in five stages:

Stage 1: Beginning January 6, 2025 (see map below of anticipated road closures, detours, and work areas for Stage 1) Construction improvements along Oak Street Detour Oak Street traffic to use The Square, Library Avenue, and Alley access  
Stage 2: Beginning March 2025 Construction improvements on The Square from Oak Street to the Alley Detour The Square traffic to use Library Avenue, Oak Street, and the Alley  
Stage 3: Beginning May 2025 Construction improvements on The Square from Crozet Avenue to the Alley Detour The Square traffic to use Library Avenue and Oak Street  
Stage 4: Beginning June 2025 Construction of the sidewalk in front of businesses along The Square via night work  
Stage 5: Beginning August 2025 Construction of final paving, signing, and striping
We will keep the community informed on what to expect with traffic impacts and other important project milestones.

Still have questions? Email the Facilities & Environmental Services Department.
Map of Crozet Square and Oak Street Improvement Project
Construction Area for Stage 1 
Map of anticipated road closures, detours, and work areas for Stage 1, beginning on Monday, January 6, 2025