Crozet Archives - RealCrozetVA

March 8, 2023March 8, 2023

A Thought on Crozet Park Plan

The following is a letter from a reader to the Albemarle County Board of Supervisors regarding the plans for the expansion of Crozet Park. Published with permission; only edits I’ve made have been for links or formatting for readability.

PROJECT: SDP202300010 Claudius Crozet Park – Initial Site Plan
MAGISTERIAL DISTRICT: White Hall
TAX MAP/PARCEL(S): 056A2010007200; 056A20100072A0; 056A20400000A4
LOCATION: 1075 Claudius Crozet Park, Crozet, Virginia 22932
PROPOSAL: Request for approval of an initial site plan to construct a community center, with a fitness center, pool, and meeting space, along with additional parking spaces and pedestrian connections, on three parcels that total approximately 22.806 acres. No dwelling units proposed. In accordance with approved special use permit SP202000016.

Over many years, I have observed a pattern in Albemarle County of developers proposing features in new developments to appease the community in early drafts of their proposals when there is a lot of community attention, and then quietly removing them later.

That behavior seems to be involved in the proposed building expansion at Claudius Crozet Park. The SDP202300010 Claudius Crozet Park – Initial Site Plan appears to violate the terms of the SP202000016 Special Use Permit, and I would ask that you not permit the developer to eliminate the Playground / Tot Lot Area and that you deny approval of the SDP202300010 Claudius Crozet Park – Initial Site Plan (or any subsequent site plan for Crozet Park) unless the developer is required to build a Playground and Tot Lot for younger children as described below.

February 28, 2023March 1, 2023

Albemarle Budget, Comp Plan, 500 Units in Ivy? And DCI Meeting

Wednesday, 1 March will be an interesting Albemarle County Board of Supervisors meeting; the afternoon session starts at 6pm.

My quick thoughts:

How many of us will attend or email the Board about either of these?
Albemarle and Charlottesville need more housing; the Old Ivy Road location is a great location, particularly as it’s close enough to benefit those seeking to walk or ride bicycles places (in other words, not be forced to drive everywhere), and especially if they can somehow work to solve the infrastructure dilemma on Old Ivy Road/Old Garth (21 Curves), 250. Maybe … limit parking to further encourage people who live there to not use cars?
$551M budget; that’s a lot of money.

Attending these meetings is the best way to support or oppose something; those who show up have their voices heard. Commenting on Nextdoor, Twitter, FB, may serve the need to “feel” heard, but emailing or showing up to the Board are the absolute best ways to voice your opinion.

From Charlottesville Community Engagement

There are two public hearings in the evening session which begins at 6 p.m.

The first is on the $551.5 million budget proposed for Albemarle by County Executive Jeffrey Richardson. For those details, check out the most recent edition of the newsletter.

The second is for a rezoning for Old Ivy Residences. If the strategy with this timing is to find a way to get more people in to pay attention to the budget, it will likely pay off. Greystar Development is seeking a rezoning to allow up to 525 homes. For background, here are some recent stories:

UVA making plans for Ivy Garden redevelopment, June 9, 2021
Developer seeks rezoning for 525 units off of Old Ivy Road, August 4, 2021
Places29-Hydraulic group gets first look at Greystar’s Old Ivy Residences project, November 16, 2021
Albemarle Planning Commission to hold public hearing on Old Ivy Road rezoning, June 13, 2022
Greystar asks for more time on Old Ivy Residences rezoning after Planning Commission public hearing, June 23, 2022
New Darden “Vision Plan” includes student housing, September 20, 2022
Albemarle Planning Commission recommends denial of Old Ivy Residences project, December 2, 2022

The Planning Commission’s denial was in part because of a concern about whether sufficient transportation projects would be in place to address the development’s impacts on road congestion. At play is a condition from a rezoning in 1985.

“The Commission recommended denial of the ZMA202100008 because it found that the Old Ivy Road traffic conditions, while different from 1985 when the Proffer in ZMA1985-21 was established, do not appear at a level of improvement to satisfy the condition precedent established by ZMA 1985-21 and address transportation concerns,” reads the staff report.

There is a new proffer associated with this rezoning that would commit an additional $500,000 in cash for a new receiving lane on the northbound on-ramp to the U.S. 250 bypass.

The Albemarle County Comp plan …

… is still underway; how many of you have visited the AC44 site, filled out the surveys, or attended a pop-up? Albemarle staff are doing amazing attempting outreach.

February 14, 2023February 15, 2023

Bigger Crozet Park & More of Old Trail

Claudius Crozet Park - initial site plan

Neither of these is (or should be) a surprise to Crozetians.

Background (please take the time to read these as well)

Crozet Park’s Expanded Facility Doesn’t Threaten Crozet’s “Greenspace”
Crozet Park Proposed Huge Addition
- As I wrote in November 2021, “My thought remains – This facility being built was a foregone conclusion; building it without commensurate building of supporting bicycle and pedestrian infrastructure is negligent.” The commitment to cars is absurd.

via email

PROJECT LEAD REVIEWER: Andy Reitelbach [email protected]

PROJECT: SDP202300010 Claudius Crozet Park – Initial Site Plan

MAGISTERIAL DISTRICT: White Hall

TAX MAP/PARCEL(S): 056A2010007200; 056A20100072A0; 056A20400000A4

LOCATION: 1075 Claudius Crozet Park, Crozet, Virginia 22932

PROPOSAL: Request for approval of an initial site plan to construct a community center, with a fitness center, pool, and meeting space, along with additional parking spaces and pedestrian connections, on three parcels that total approximately 22.806 acres. No dwelling units proposed. In accordance with approved special use permit SP202000016.

ZONING: RA, Rural Areas – agricultural, forestal, and fishery uses; residential density (0.5 unit/acre in development lots); and R-6 Residential – 6 units/acre

PROFFERS: No

OVERLAY DISTRICT(S): EC – Entrance Corridor; Steep Slopes – Managed; Steep Slopes – Preserved

COMPREHENSIVE PLAN: Public Land – public parks, open space, environmental features; in the Community of Crozet Master Plan area.

Site Plan is here Download

My comment on Twitter last year

Reminder that the Special Use Permit for Crozet Park changes were approved in November 2021.

Timeline, as provided by Andy Reitelbach with the County

Review comments will be available from County staff and partner agencies around March 23^rd, and final action (either approving or denying the initial site plan) must be taken by staff by April 7^th.

Once an initial site plan has been approved, a final site plan must also be submitted for review and approval before construction could commence.

February 10, 2023February 22, 2023

February CCAC Recap – Comprehensive Plan

New Foothills construction; who knew a leaf blower was more upsetting than construction?

Thanks to Crozet Gazette for the recording.

A Few Takeaways

(there’s a lot of value in live-tweeting, but I’m finding great value in noting the meeting along with timed links to the video)

There’s too much in the comp plan to capture in any one story. Take some time and familiarize yourself with the comprehensive plan, the timeline, and the process.
People kept trying to interrupt while the presenter was presenting.
Host your own pop up meeting!
Process questions, related to population projections and housing demand.
- Here’s the 2019 Growth Management Report from Albemarle County — start on page 28.
Tom Loach – there is enough land available to satisfy demand for the next 20 years.
My thought: everyone seems to want a population target/cap. What happens if/when we reach that ceiling?
Growth area “Crozet” is about 4.54 square miles
Ultimately, the Board of Supervisors takes the community feedback, and makes the decision. (my thought: that’s what we elect them for)
A good question about Spanish language accessibility, and a fun accusation that county staff are “afraid to show up” when and where community members are.
Tom Loach talks about his site and poll results. (my opinion – there’s a lot of validity in his comments and results, but as with anything — pro or con — consider that audience)
Me: we need more housing and more infrastructure.
10,322 is current population of Crozet. Charlottesville is 10 square miles with ~47K people. Me: Sounds like an argument for vertical building in the growth area and more businesses!
(watch the whole thing from that point on for a frustrating conversation – on all sides)
Yelling at volunteers is not productive.
Community Chat – do your own meeting.
Paraphrased quote – “How can we think about the future transportation when today’s transportation and traffic with so many cars is so bad?” — This is a great question and comment on the focus on car-culture and the built environment focused on moving cars rather than humans. me: people need to *choose* to ride or walk instead of drive everywhere. A mile is not that far.
Comment/complaint about trying to be involved, and then feeling that you’re not heard?
Me: the land use 101 given last year was great, and all interested in how we grow should watch it.
Me: Being a Citizen Takes Effort. And Sacrifice.
Emily Kilroy: It’s hard to talk to 112,000 people at once. (me: I don’t envy County Staff, and I appreciate all that they do)
Tom Loach – expansion of the growth area should be a referendum rather than a vote by 6 members of the Board of Supervisors. He’s taking a great leap saying that the Board “don’t care” what the citizens think.

update: PDFs.

How we grow has been broken for a long, long time.

But … We are going to grow. Period.

As I wrote in 2007

What are the direct consequences of growth? Limiting growth? What are the unintended consequences? We are not going to stop growing. Stop allowing people to move here? It’s America! What are the consequences when we reach some arbitrary “hard” population limit? Draw straws to see who moves out? Restrict pregnancies? Arguing from the extreme is but one step. Recognizing the extreme and negotiating from there is where successes can be gained.

Shutting down development is not a viable solution – it is reactionary, unnecessarily and unreasonably extreme. Permitting unfettered growth is equally unreasonable.

Talking about Library Avenue, or the “Road to Somewhere” — in 2011.

I’ve been writing for years that we need to think generationally. This is from 2016.

A great place – between Park Ridge and Hill Top – that would be an ideal spot for no cars, and only people on foot or scooter or bicycle

Just me finding a fun new tool in WordPress.

February 5, 2023February 5, 2023

Monthly Albemarle County Check-In – February

The new Public Engagement folks at Albemarle County are going to be sending out these monthly check-ins to the Albemarle County CACs. Much of it is relevant to those of us in Crozet, so I’ll post when I receive them.

Perhaps most importantly is the Albemarle County Comprehensive Plan bit … this will affect the community greatly (and hopefully we’ll get more and more dense housing! as well as functional infrastructure!

SAVE THE DATE

Traffic Townhalls

You are invited to attend upcoming town hall events focused on traffic issues in our area. These events will provide an opportunity for residents to learn more about current traffic concerns, ask questions, and provide feedback. Each event will include the same primary information, with a short segment focused on the area where the event takes place.

View the Budget Presentation

County Executive’s Presentation to the Board – Recommended Budget and Capital Improvements Program. There is a virtual option to watch, and the video will be available after the meeting.

January 30, 2023January 30, 2023

A New Blog – “About Crozet”

Just noticed the new blog that Tom Loach has put together, ostensibly to advocate against Albemarle County’s work-in-progress Comprehensive Plan, “AC44.“

Take some time to dig in and learn about their perspective.

Well, if the disaster the county created for Crozet when it destroyed the existing Crozet Master Plan wasn’t enough, they’re up to even more mischief with the upcoming Albemarle County Comprehensive Plan update. You don’t have to look very far into their plan called AC44, to realize that several segments, if approved, will be an unmitigated disaster for Crozet. Here’s a link to the AC44 site where you can get the overview of the county’s options for the future growth in Albemarle County. Take a look below at each of the options found in the plan and vote how you feel. Additionally, you can add a comment on your response to the plan.

Crozet is still a great place to live, and we need a lot – more housing, more and more appropriate infrastructure, more businesses.

After you’ve looked around Tom’s site, spend some time at Albemarle’s truly comprehensive Comprehensive Plan site. Learn more, get educated, and get involved.

The decisions made now will affect your kids and grandkids, if they choose to and are able to live in Crozet.

I saw the original post about the blog on Nextdoor; just below the anti-growth post was one seeking for housing ideas for a parent/grandparent seeking to move to Crozet.

We need more and more dense housing options.

January 27, 2023January 27, 2023

Looking Towards Crozet’s 2023 Real Estate Market

There is a lot to consider when looking at Crozet’s real estate market. I’ve never hidden that I’m a Realtor who represents sellers and buyers in Crozet, and I’m writing this post as much for me as for you.

One important note: when looking back at past years, I’ve typically broken down Crozet and Brownsville Elementary school districts. (see the bottom of this post) Those school districts were shaken up in 2022, so for this post I’m looking at Crozet + Brownsville.

The average sales prices for homes in Crozet is eye-popping. Average sales price for a single family home in Crozet in 2022 was $739,053.

Some additional notes on the Crozet Market

This redistricting will necessarily change how I analyze properties for clients.
Buyers should ensure that they know which district the house they are considering is in; often, Realtors will copy the previous listing without double checking. (we’re all human)
I think the 2023 Crozet real estate market will be fine; likely not mid-2020 to mid 2022 busy, but a good market for sellers. And a hard one for buyers.
For those who advocate for fewer homes in Crozet, please think about our kids who want to move back to be close to (grand)parents, and grandparents who want to move to Crozet to be closer to the (grand)kids. And consider the people who we ostensibly want to live and work in Crozet …
From a volume perspective, I think we’re going to be closer to 2019 numbers than 2020-2022. We’ll see.

As we start to close out the end of January, a few quick numbers

303 homes – attached + single family – sold last year via the Charlottesville MLS
- 81 attached; average price was $474,190. 40 of the 81 were new construction; average price was $554,891.
- 222 single family homes; average price was $739,053. 88 of the 222 were new construction; average price of these homes was $846,320.
- Of the 303 homes that sold in Crozet last year, 29 were under $400K.
  - 24 of the 29 had at least 3 bedrooms.

Inventory remains a challenge for buyers; and keeps a strong market for sellers.

Last January, 19 non-new construction homes were listed in Crozet.
It’s 27 January 2023, and so far, 5 non-new construction homes have been listed in Crozet. 2 of the 5 are under contract (one of those two is my listing)
There is not much land left in Crozet to develop for new residential construction.

If you’re thinking about selling your home in Crozet, now is still a good time to do so, and still requires proper preparation, pricing, and representation.

If you’re thinking about buying a home in Crozet, please reach out if you are looking for buyer representation; it’s going to remain a challenging market in which to buy, but it’s doable.

If you have questions about the market, or are curious about a development you saw that might be coming, please call or email me anytime.

I’m going to be writing in my February monthly note about Albemarle County assessments; if you’re interested, you can subscribe here.

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January 11, 2023January 11, 2023

Praha Bakery in Downtown Crozet to Open

Monday I noted that a bakery was coming to Crozet.

Today, Alice Berry at the Daily Progress reports

Plans are in the works for a new bakery in downtown Crozet.

Owner Marketa Johnson said she plans to open the doors to Praha Bakery in early April. Johnson’s business will occupy what used to be Patterson’s Flower Shop at 5778 Three Notch’d Road, which shuttered in 2009.

Johnson, who was born and raised in Prague, or Praha in Czech, said she intends to serve a selection of pastries and baked goods from her hometown.

“Prague is my favorite city, and it always will be. Every Czech woman is a baker,” Johnson said.

The project was a long time in the making, she added.

“This has been quite a project, because my husband and I started looking for a spot more than a year ago,” Johnson said.

Click through to read the whole thing.

I’ve said and written countless times.

Subscribe to the Daily Progress, and the Crozet Gazette, and Charlottesville Community Engagement. Please.

We need journalists. To watch, to be present, to digest, to piece together threads and stories to that we the people can understand what is happening in our community.

I — and we all — can see a story that needs telling, but we need local journalists to do the investigating, the watching, the telling.

Things break down when we lose local journalism to tell stories like Alice does.

January 9, 2023January 9, 2023

62 More Homes in Old Trail, & a Bakery in Downtown Crozet?

In this quick summary of reading, and copy/pasting — Bakery, more homes in Old Trail, Mobile Home Park adding homes, Misty Mountain expanding.

Update: the 11 January County BoS meeting will be interesting and relevant to Crozet.

Notably, the Transportation Planner Quarterly Report and the VDOT Albemarle County Monthly Reports. Click through, then search the pages for “Crozet;” you’ll find interesting stuff.

This morning’s Albemarle County Development Department email has some interesting information.

Praha Bakery coming to the little brick building on 240 near downtown Crozet!
62 more homes coming to the northwest corner of Rt. 250 West and Old Trail Drive

And from Sean Tubbs’ always-excellent Week in Review

(you really should subscribe, and pay for his work!)

Crozet group to hear details about manufactured home park

The Crozet Community Advisory Committee will meet at 7 p.m. in the Crozet Library. (meeting info) (agenda)

After a period called “Community Concerns,” there will be a community meeting for a special use permit for an expansion of an existing manufactured home park near Claudius Crozet Park. There are 73 units currently and the request to become compliant with zoning also comes up with a request to add 14 new units on site. (SP202200029)

*A photo from the presentation on existing conditions at the manufactured home park (Credit: Shimp Engineering)*

Misty Mountain

The third is for a proposal for Misty Mountain Camp Resort to amend an existing special use permit to add 53 campsites for a total of 158, to increase the number of cabins to 18, and to allow the resort to operate year-round. Guests would be restricted to 30 days stay.

The county’s Agricultural-Forestal Districts Advisory Committee found no issue with the expansion and neighbor concerns about noise and trespassing are to be worked out on site.

“The existing campground contains six wells, and a new seventh well has been drilled at the southeast corner of the property,” reads the staff report. “The applicants have stated that the new well yields seven gallons per minute, which is sufficient for the new camping area.”