Paulowlina Trees – Purple and Invasive

Paulownia tomentosa (Thunb.) Sieb. & Zucc. ex Steud. (ITIS) Common Name Princess tree, empress tree, royal paulownia

Riding up to Mint Springs (one of the great parts of Crozet)the other day, and we wondered, “what kind of trees are those?” The purple ones that stand out, and look out of place?

Those trees are Paulowina Trees, or Princess Trees, and they are an invasive species.

“As pretty as they are, they’re unfortunately problematic as an invasive tree that aggressively displaces many of our native trees and plants.”

Regarding what to do about them, “This is a tricky one because it repeatedly sprouts even when cut down. Pulling seedlings early helps, but very careful, targeted application of an herbicide is often called for on the cut stumps.”

Summary: Paulownia tomentosa can be controlled most effectively using an integrated management approach. Cutting or girdling trees with power or manual saws are effective at preventing seed production, but repeated cutting or a herbicide treatment is necessary following cutting since Paulownia readily resprouts.

Thanks to Jessie and Traci for answering my question!

Montclair and the Albemarle Planning Commission

The journey to build housing continues. Connecting a few threads here about a housing, growth, and proffers.

We do a disservice to our community by not building connected neighborhoods. #crozet

“British Journal of Sports Medicine published a study about managing depression that will make Americans uncomfortable.

They found physical activity to be 1.5x more effective than counselling or the leading medications.”

via email this morning (I’m posting the full document at the end of this post). Bolding is mine

PROJECT: SDP202400023 Montclair Initial Site Plan
TAX MAP/PARCEL: 05600-00-00-091A0 & 056E0-00-00-00200 (portion of)
LOCATION: 5055 Three Notch’d Road
PROPOSAL: Request for initial site plan approval to for eighty-eight (88) proposed dwellings units that would feature single-family detached, single family attached, or other dwelling unit types as allowed by the Application Plan and Code of Development of ZMA202000012. Total site acreage is 14.48 acres and the proposed density is 6.1 units/acre. 74 market-rate units and 14 affordable dwelling units are proposed. Site plan includes creation of new public and private street rights-of-way, landscaping, and 6.34 acres of open space. Water, sewer, drainage, and stormwater utilities are proposed.
ZONING: NMD Neighborhood Model District – residential (3 – 34 units/acre) mixed with commercial, service and industrial uses
OVERLAY DISTRICT: EC Entrance Corridor Overlay District, Managed & Preserved Steep Slopes Overlay District
COMPREHENSIVE PLAN: COMPREHENSIVE PLAN: Middle Density Residential – Residential densities of 6-12 units per acre, up to 18 units per acre for affordable housing or for construction of small-scale housing types: bungalow courts, small and medium multiplexes, accessory dwelling units, live/work units, small single family cottages, and tiny houses. Secondary uses include religious assembly uses, schools and child care, institutional, and commercial/retail; Neighborhood Density Residential-Residential densities of 3-6 units per acre, housing types including townhomes, single-family attached, single-family detached, accessory dwellings, Secondary uses include religious assembly uses, schools and child care, institutional, and commercial/retail; and Green Systems – parks, greenways, open space, environmental features within the Crozet Master Plan.

This is relevant re: proffers

From the Crozet Gazette’s story on Ann Mallek’s town hall last month (bolding is mine, again)

A Pleasant Green questioner asked if developers could be forced to build connecting sidewalks between their projects and nearby connecting sidewalks, and the answer was no. “We require developers to build that infrastructure within their developments, but in 2016 the state legislature severely restricted the county’s ability to require what’s called ‘proffers’—commitments to provide additional surrounding structures,” said McDermott. “We’re working right now to catch up throughout the entire county with all those areas that really need sidewalks, and we’re focused right now on ones that are high priority where people are getting injured or those that get a lot of use in high density residential areas. It’s a long list.”

From Charlottesville Tomorrow in 2016, when proffers went away.

Legislation signed this week by Gov. Terry McAuliffe will change the way Albemarle Countyand other Virginia localities negotiate with developers during the rezoning process. 

“It effectively renders our cash proffer policy [invalid],” said Bill Fritz, Albemarle’s chief of special projects. 

Fritz made his comments at a meeting Thursday of the Fiscal Impact Advisory Committee, a group created to advise the Board of Supervisors on how development affects the county’s operating and capital budgets. 

The committee was briefed Thursday on the impacts the new law would have on a county whose population has increased from 68,040 in 1990 to an estimated 105,000 in 2015.

The Weldon Cooper Center at the University of Virginia projects that number could climb to more than 150,000 by 2040. 

To help cover the costs generated by population growth, the county developed a policy over time that evaluated the impact each rezoning would have on school population, area roads and other government services. 

However, the county formalized a cash policy proffer in October 2007 that established specific amounts all developers would pay per unit to help offset Albemarle’s need for increased real estate tax revenue. 

“The methodology used was more of a broad approach where [staff] would calculate all the costs of impacts and come up with an average,” said Bill Letteri, deputy county executive. “That approach won’t work at all [anymore].” 

The formula adopted then would require developers to pay $20,987 for each single-family detached unit, $14,271 for each attached unit and $14,871 for each unit in an apartment complex. 

The fiscal impact committee already has recommended drastically lowering those amounts in response to legislation passed in 2013, but the new law calls those figures into question. 

“The new legislation requires such a degree of certitude in identifying impacts [of new development] that the averages that we use in the cash proffer policy won’t work,” said Greg Kamptner, deputy county attorney. 

Kamptner said the new law requires that any cash collected in a rezoning can only be spent on infrastructure that directly addresses the impacts of that new development. Localities will have to demonstrate that connection and possibly defend it in court. 

Fritz said the county likely will move back to evaluating each rezoning application on a case-by-case basis. 

“What used to happen [before 2007] is that the model would generate a number and then there would be negotiations about that number,” Fritz said. “With this legislation, we’ll have to be much more careful about what that initial number is.” 

The new law, which goes into effect July 1, does not apply only to cash proffers. Developers have proffered other conditions in previous rezoning, such as land for libraries, courts or schools. 

“The new standard is that for any on-site proffer, such as a dedication of a school site, they now have to be specifically attributable,” Kamptner said, but added that there’s no strict definition yet for what that means. 

“If we have a project that dedicates a school site for an area large enough to handle 400 children, but it turns out the project will only serve 200 children from that project, that school site is now larger than what was specifically attributable to that project,” Kamptner said. 

“That proffer is then in complete jeopardy,” he said. 

240/250 Roundabout – Construction Winter 2024?

Fingers crossed …

“We anticipate the project will be awarded next month. There will be a period of final design required and some Right of Way to be acquired, but I expect construction will begin this coming winter.”

From VDOT – 5/2/24

From VDOT’s project page for 240/250

Preliminary engineering is underway on five intersection projects in Albemarle County, which have been combined into a single design-build bundle. The projects will be funded by a combination of SMART SCALE, Highway Safety Improvement Program (HSIP) and Albemarle County funds. With this project bundle, the following will be constructed:

  1. 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.

We will see more of this until they’re finished, and when they’re finished with the project, it will be glorious, right?

I see no bike lanes there. Sigh.

Things could be worse. We could be the City of Charlottesville, which VDOT has now classified as “deficient.

How many new homes in Crozet in 2024/2025?

Who wants to take bets?

I was texted this question:

… do we have any idea how many new housing units are going to be added to the area in the next six months year or two years? Is there anyway to get that info?

My first answer:

Now, that’s a fun and interesting question. Let me see what I can put together.  I would guess 150 to 200 in 2024.

Last year, 117 new homes were built in the White Hall district, as noted in the Albemarle County Building permit survey. In the MLS last year, 152 sold and were marked as new —”

At this time last year, there had been 107 contracts in the Brownsville + Crozet Elementary school districts, and 50 (47%) were new.

This year (1/1/24-4/30/24), there have been 131 contracts, with 63 of those being new. For context, Baker Butler accounted for 53% of new residential construction and Crozet + Brownsville accounted for 18% of new construction in Albemarle County in 2023.

My guess for 2024 completed new construction sales?

  • 140 via the Albemarle County Building permits report
  • 190 via the Charlottesville MLS.

Snapshot of Crozet from the Albemarle County Development Dashboard



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    Bike Month (2024) Activities in Crozet

    I ride a bicycle around Crozet for recreation and for work (coffee, showing houses to clients), and for errands (groceries and such).

    And I’ve seen a cargo bike or two, and I’ve seen more people riding bikes to school (too often on shoddy sidewalks, but that’s part of the story).

    More people on bikes = better community (it’s easier to say hi to your neighbors from a bike) cleaner air, and more connectedness – to Crozet, neighborhoods, friends.

    First, we need to build infrastructure that accommodates people in cars, trucks, and on bicycles, scooters, wheels, and foot.

    Lacking that as a realistic thing that will happen, we still celebrate Bike Month!

    A few Charlottesville Bike Month Roundups

    Field School and the ARB

    I wonder what’s going to happen at the Field School location when it relocates to Barracks Road?

    After a few years, Field School is relocating to Barracks Road. (more and more).

    Based on the site plan filed and referenced in an email from Albemarle County this morning:

    Project #: Name ARB-2024-38: Field School of Charlottesville – Initial
    Review Type Initial Site Plan
    Parcel Identification 1408 Crozet Ave
    Location 06000-00-00-06800
    Zoned Rural Areas (RA) / Entrance Corridor (EC)
    Owner and Contact Field School of Charlottesville / Shimp Engineering PC (Chris Warring)
    Magisterial District Jack Jouett
    Staff Contact Margaret Maliszewski

    Do a bit of digging in Albemarle County’s hard-to-navigate CountyView, and find this site plan.

    New Business Between Praha and Crozet Market Shopping Center?

    Pulled from Google Maps

    I’d still love a mural, but a new business next to Praha?

    Always interesting reading the emails from Albemarle County. Bolding is mine.

    Project #: Name ARB-2024-30: A1 Detailing Wall Sign
    Review Type Certificate of Appropriateness for a Sign
    Parcel Identification 056A2-01-00-02800
    Location 5774 Three Notch’d Rd
    Zoned Downtown Crozet District (DCD) / Entrance Corridor (EC)
    Owner and Contact Crozet Center Partners LLC / A1 Detailing & Hand Car Wash LLC (Thomas Taylor)
    Magisterial District White Hall
    Proposal Install a non-illuminated wall sign
    Staff Contact Khris Taggart

    ACSA Crozet Phase 4 Water main Replacement Project

    This will be exciting, and likely a bit inconvenient at times. And we need infrastructure — above and below ground. That left turn from Tabor though …

    via email:

    Dear ACSA Customer,

    The Albemarle County Service Authority (ACSA) is getting ready to start construction on our Crozet Phase 4 Water Main Replacement project.  We have contracted with Valley Earth and Pipe for this project and they, along with their subcontractors, will be completing the work.  The project involves replacing existing water mains, water services, water meters and fire hydrants along the following roads:

    • Hillsboro Lane from Half Mile Branch Road to Route 250

    • Route 250 from Hillsboro Lane to Crozet Avenue

    • Crozet Avenue from Route 250 to Tabor Street

    • Portions of the Park View subdivision including Locust Lane, Pine Lane, Maple Street, and Oak Drive

    We will be sending out regular updates on the project status via email.  If you would like to be on the distribution list for these emails, please send me an email at [email protected].

    When there is a planned interruption in your water service, you will receive advance notice of the outage.  This notice will typically be a door hanger left at your front door a day or two ahead of the outage.

    You may receive a similar letter in the mail from me about this project.  You do not need to respond to both the letter and this email.

    We regret the inconvenience you will experience, and we appreciate your patience as we work to make these improvements to the water system.  If you have any questions or concerns, please feel free to contact me at [email protected] or 434-977-4511, ext.  158.  Thanks.

    Crozet Trails Crew – Building a Bridge

    Ever think about how much less great Crozet would be without the Crozet Trails Crew? I was talking to a client last week about how amazing the Crozet Trails and Crozet Trails Crew are, and they, not being from Crozet, had not heard of either.

    So I went for a walk, and shared a few photos with them. We are a better community because of the Crozet Trails. Simple.

    From the CTC email

    Big project: Sign up to build a bog bridge in Old Trail
    Serve Beer and Wine at the Arts & Crafts Festival in May
    February CTC Meeting
    We need a secretary Build a Bog Bridge at Western Park in Old Trail
    We have been working closely with the county Parks & Recreation department to plan some trail additions in Western Park. Our most recent project was to re-open a trail that goes through an often-swampy area. We will improve the trail by adding a narrow bog bridge. 

    The first phase requires one or two people on Wednesday, February 21, to cut lumber. Sign up here to meet at the Miyamoto’s home at 9:00 a.m., address will be supplied. We need people who are comfortable using a power saw.

    The big day of construction will be the morning of Saturday, February 24. Many people are needed to install a long stretch of bridge. You will be working on wet, boggy ground, so dress accordingly — you will need boots and work gloves. If you have a cordless impact driver or drill, please bring it, as well as star (torx) bits if you have them.
    Activities include:
    Site preparation using string trimmers, loppers, etc.
    Removing the old walkway
    Construction of lumber walk sections
    Moving sections and materials to site
    ?Linking sections together

    If you sign up here we can notify you of any changes, but feel free to come even if you weren’t able to plan ahead. Please review our safety guidelines before joining a work day. Bartenders For the Arts & Crafts Festival
    bottles of wine and an Ipad at a table with vendors tents in the backgroundThe Trails Crew has a reputation for our work on trails. But you know what else we’re known for? The best volunteer beer & wine servers in Crozet! We have a big schedule to fill up, so why not come out to the Crozet Park Arts & Crafts Festival and be part of the story? You get in free, and another free tee shirt because I know you need one! (And of course you’ll need to sample the product to make good suggestions!)
    We always have a great time at the Festival, and we will train newcomers. So sign up for a shift Saturday, May 11 or Sunday, May 12 and be part of the fun.  February Trails Crew Meeting at Crozet Park Our next meeting will be this Thursday, February 22, 6:30-8:00 p.m. Location: Community Building at Crozet Park.

    We will be discussing plans for our next project, progress towards constructing the Lickinghole Creek bridge, and preparations for maintaining trails during the upcoming growing season. We welcome anyone who is interested in getting involved, or just learning about, the work (and fun) of the Trails Crew! If you’re new to Crozet, and haven’t yet found the trails, here’s your chance to meet some great people. It’s also a great chance to bring forward suggestions, so if you have a great idea, please join us.

    Directions: Enter at the main Park Road entrance to Claudius Crozet Park (1075 Claudius Crozet Park, Crozet). Take the first left to go around the pool then drive through the parking lot behind the pool. The Community Building is the small white building at the far side of the parking lot. Enter through the door on the parking lot side. If you drive, please park inside the park — not along Hilltop or Indigo — leaving the places closest to the building open so the basketball hoops can be used, and enter through the door next to the equipment shed. Can you Help? We Need a Secretary Here’s an opportunity to help out with Trails Crew. We are looking for a person to take the position of Secretary, effective April 1. Responsibilities are simple: take minutes at our monthly meeting, type them up, and nag Terri to post them. At the end of the month, collect hours worked from the various work days, and email them to the county. This is a great way to help out, even if you aren’t the type to hit the trails with a trimmer on work days. If you are willing, please email [email protected]
    More About the Crozet Trails Crew More about Crozet Trails, including details about the pedestrian bridge we are going to build,  plus maps, current projects, and info about our annual 5K race, is available on our web site at Donate to the bridge fund at

    Also: Follow us on Facebook

    Three Notch’d Center – Coming to 240

    “To construct a 23,120sf two-story multi-tenant building on a 2.32ac site that will be shared with an existing car wash building. The footprint of the multi-tenant building is 16,300sf with 6,820sf available in upper floors.”

    So close to the coming 110+ houses at the Old Dominion site.

    Fun what you learn when you read the Albemarle County Architectural Review Board site (thanks, Neil for the tweet!)

    Things take time in Albemarle County.

    “The planning and zoning history on this site is extensive. In 2009, the ARB approved a design for a commercial building in the location of the current proposal. See Figure 2 below for the approved design. Architectural designs for the carwash building were reviewed and approved by the ARB in 2013. That building was constructed in 2018.

    Overall, the building configuration of the current proposal does not match previously approved site plans (Figure 3), therefore, a site plan amendment will be needed to approve the new building layout and other site changes . A more detailed evaluation of landscaping, parking areas, and other site features will be part of the review of the minor site plan.”

    And yes, looks like Green Olive Tree and Laundromat will go away.

    Would be great if part of this plan is to have protected bike lanes and sidewalks on 240.

    Dig into the materials yourselves.

    What do you think? What questions do you have?