Old Dominion Rezoning, Week Ahead – 15 August

Near White Hall Vineyards in Crozet

Sean Tubbs’ Week Ahead is worth the subscription fee. I highly encourage you to subscribe as well. Do it here, please. Unless noted, everything below is Sean’s work, copy/pasted by me.

Monday, 15 August

The five-member Albemarle Architectural Review Board will meet virtually at 1 p.m. … (meeting info)

In the final item, they will review the entrance corridor guidelines on Route 250 west of Charlottesville for the rural areas to the east and west of Ivy Depot. (staff report)

Image screenshot below by Jim, from the Staff Report. This is interesting stuff, and how we allow this area to develop will influence how we build bike lanes one day, hopefully. (Related – Three Notch’d Trail Planning Funding Approved)

Wednesday, 17 August

Next, the end is nigh for virtual meetings in Albemarle County. Assistant County Executive Trevor Henry will provide an update on the transition back to in-person public meetings for bodies that have not already done so. 

“To prepare for in-person public meetings, investments have been made in equipment, software, and training to allow for some meetings to have elements of virtual participation and/or virtual access for the public,” reads the staff report. “Staff expects all public meetings held beginning September 1, 2022 will be held under the new framework.”

In the evening session beginning at 6 p.m. there will be a public hearing for a rezoning for the Old Dominion Village project in Crozet along Three Notch’d Road. The proposal is to rezone 23.68 acres from Rural Areas to Neighborhood Model Development for up to 110 units around a site currently occupied by Crozet Veterinary Care Center. 

The Planning Commission unanimously approved the project in February, but recommended denial of a special exception to reduce the minimum setback between an existing animal confinement facility (vet clinic) and a residential lot line from 200 feet to 50 feet. The plan has been revised since then. 

Location map for the Old Dominion Village project (Credit: Meridian Planning Group)

Old Dominion context from Jim

Verizon Still Trying to Provide Better Service in Greenwood


Still trying after a couple of years …

Allison Wrabel wrote in January 2021 about Verizon’s efforts, and neighbors’ counter efforts.

I wrote in June about how Verizon was still trying to provide better cell service to people in and around Greenwood.

You can watch the Community Meeting below: (it had 8 views when I watched it; it’s 35 minutes long)

As of 25 July:

Next steps for the application are hearings with the Albemarle County Planning Commission on August 9, and the Board of Supervisors on 5 October.

Crozet Gazette wrote on 11 July of 2022 about the continued efforts.

If you’re supportive or opposed to this, you can reach out to our Supervisor Ann Mallek, the Board of Supervisors, and Bill Fritz:

copy and paste this into your email address line: [email protected], [email protected], [email protected]

Continue reading “Verizon Still Trying to Provide Better Service in Greenwood”

Montclair at the Planning Commission – 26 July 2022

Montclair will be at the Albemarle County Planning Commission on 26 July at 6pm. Hopefully via Zoom, but likely in person.

Information on the meeting will be at the County’s website.

  • If you are in favor of housing that allows more people of more income and wealth levels to live in Crozet, I’d encourage you to attend this meeting, or voice your opinion in favor of more housing.
  • If you’re opposed to more housing for more people, I suspect this is already on your radar and neighborhood listservs and Nextdoors.

I’d wager if Albemarle and VDOT would add appropriate infrastructure when they approve developments, I’d wager they’d get some more support from adjacent homeowners.

As an aside, I wish I could find citation for the most egregious “argument” against this development made by a neighbor.

In January I wrote

The rezoning/land use 101 given by Cameron with Albemarle County was really good; I recommend people watch it.

They are proposing a rezoning to allow for 157 homes. 

Crozet needs new housing, but also needs supporting infrastructure and businesses to keep Crozetians in Crozet, and going to work not in cars (bikes, walking). Trails need to connect to downtown Crozet and other neighborhoods so that people aren’t forced to drive. 

From the January CCAC meeting

In March I wrote

Through my lens representing buyers, from $200,000 and up well be on that, Charlottesville needs affordable housing. It’s not a nice to have. It’s an absolute, desperate, need.

And from the Crozet Gazette

How Should Albemarle Grow?

Morning Along Garth Road

From Katherine Knott with the Daily Progress:

Please read the whole thing.

(bolding mine)

Some Albemarle County residents are torn about how the county should grow.

The county began surveying the community last month about seven proposed growth management options, part of the first phase of the county’s effort to update its comprehensive plan. The concepts range from reducing density in the county’s development areas to setting standards to help determine whether and how to expand a growth area.

Officials said 119 people have taken the survey, which closes at 10 p.m. Sunday. The responses, made public this week show stark divisions in the community. Other chances for citizen input will available to residents as the plan update moves along.

There are over 111,000 people in Albemarle County; please take a few minutes to read about the plan, its intent, its goals, and fill out the survey.

Take the survey here.

The first responses to the survey are interesting, some are disheartening, and unsurprising. (PDF here)

Here’s the thing.

We need more housing – nationally and locally, we have a massive housing shortage. More density. More infrastructure that is not auto-centric, and encourages people to get places without being forced into a car.

Albemarle (and the City of Charlottesville) are, and are becoming more unaffordable. We need to build affordable housing – much of which may be duplexes, triplexes, quads, apartments, etc so that people who want to live and work here can.

Think about your kids who you want to return to live nearby with their kids. Think about your parents who might need to move to be closer to you (and your kids). A lot of these may be (and probably should be) rentals – not everyone wants to own a home (I’m working on a story now for JimsNote in which I discuss how the “American Dream” of homeownership is not for everyone, and that’s just fine).

This survey will help Albemarle County government – Planning Commission, Board of Supervisors, et al – make a path forward for how we are going to grow, from 110K-ish now to 155K-ish in 2050.

Source: Cooper Center

Read even more at Sean Tubbs’ Charlottesville Community Engagement.

Even better, pay to subscribe to support his work. (I do; if you’re interested in a free one-year subscription, ask me; I’m happy to offer one.)

Albemarle County is in the first phase of a review of its Comprehensive Plan with an eye on a growth management policy. A second questionnaire on the policy closes on July 17, and Albemarle’s Communications and Public Engagement office produced an explanatory video. 

“The growth management policy is one of the tools that we use to implement the county’s vision by helping us to make intentional decisions about how and where we grow and what areas are protected,” states the narrator of the video.


The video states that one purpose of a growth management policy is to ensure that there are services for a growing population, including the provision of water and sewer services. 

“The majority of new residential, commercial, retail, office, industrial, and mixed-use development is intended to be within the county’s development areas,” the video continues. “The rural area is intended to have limited residential development.” 

Different community groups are also encouraging community members to fill out the survey.

The Forest Lakes Community Association reminded its members of the basic gist of the growth management policy. 

“Designated Development Areas currently comprise only five percent of Albemarle County while Rural Areas currently comprise 95 percent of the County,” reads the newsletter. “Yet we in Forest Lakes are seeing the developmental impacts more directly, since the limited Development Area includes the 29-Corridor to the west of Forest Lakes.” 

The Forest Lakes Community Association had argued against the nearby Brookhill and RST Residents developments, and points out there’s currently no public transportation in the area. 

“Roads are planned that will eventually connect both developments directly to Ashwood Boulevard, with estimates of up to a 50 percent increase in daily traffic utilizing the Forest Lakes South exit,” the newsletter continues

Former members of the Village of Rivanna Community Advisory Committee also want people to fill out the survey. The group quit en masse in April which you can read about on Information Charlottesville or on their Substack newsletter.

This spring, the Planning Commission and the Board of Supervisors were presented with a build-out analysis to determine if there’s enough room in the existing development area to meet the needs of a growing population. 

Supervisors got an update on June 1, 2022 that I’ve yet to write about, but will before the end of the summer. You can watch the video of that meeting here, and let us know what happened!

Misty Mountain Seeking to Expand

From Sean Tubbs’ excellent Charlottesville Community Engagement

Misty Mountain Resort seeking permission for expansion 

A community meeting will be held at 5 p.m. for a special use permit for the expansion of the Misty Mountain Camp Resort on U.S. 250 west of Crozet. The camp currently has 16 cabins and 104 camp sites and is allowed to hold an annual music festival. (meeting info)

“Outdoor recreation is now more important than ever, and therefore it is the intent of this special use permit to expand the capacities of the Misty Mountain Camp Report,” reads the narrative for the request to formally allow the 16 cabins and to allow 68 more campsites. The current special use permit only allows ten cabins. 

Interesting comment from the accompanying Charlottesville Reddit post:

I think this was discovered by a relatively new owner. The original permit was from 1994 or so. This property last sold in April 2021 for $4.5 million and I suspect the new owner realized they needed to become compliant. There are a total of four special use permits on the property, two of which relate to a music festival that’s allowed once a year.

For those who aren’t aware, Misty Mountain Camp Resort is a bit west of the 64 interchange just off of 250.

Crozet Stuff This Week – 14 March 2022

Searching Sean Tubbs’ “Week Ahead” Charlottesville Community Engagement for “Crozet” …

And a reminder to subscribe to Sean’s work; I do. I’m happy to gift a subscription to someone if you’re interested; just ask me.

The Albemarle County Economic Development Authority meets virtually at 4 p.m. for a wide-ranging meeting. (meeting material)

Then there will be a closed session at which the EDA will discuss “possible litigation” against the Center, as well as potential investment in Downtown Crozet. 

Glenbrook developer seeks to change housing type proffer

There’s only one item on the agenda for the Albemarle County Planning Commission’s virtual meeting, which begins at 6 p.m. (meeting info)

The developer of the previously approved Glenbrook neighborhood in Crozet wants more flexibility in a 1.89 acre section of the development. When the rezoning was granted in 2016, there was a proffered condition that a minimum of 50 percent of the units would be single family housing. 

Since then, a new Crozet Master Plan has been adopted that designates the land as being for Middle Density Residential which allows for between six and 12 units per acre. 

“Instead of a minimum of 50 percent single family detached dwellings in the overall Glenbrook development, the applicant proposes a minimum of 40 percent single family detached dwelling units,” reads the applicant’s narrative.” This change will allow for the construction of affordable dwelling units in the final phase of the project. 

This would not apply to the remaining 36 acres that are not subject to this rezoning request. Staff recommends approval. 

The application plan for the new Glenbrook rezoning. Click to see a more detailed version.

Beaver Creek Dam Improvements

The referenced 230 page ACSA doc is not searchable, sadly (thanks for the nudge about Sean’s note).

Riding my bicycle yesterday, I noticed a working barge(?) and silt fencing along part of the Beaver Creek Reservoir perimeter. A bit of searching this morning, and I was reminded by the Crozet Gazette of the timing , and a bit more at Rivanna’s site.

Old Dominion Village Rezoning – 15 February 2022

One day, the County, VDOT, developers might see the value in adding better pedestrian and bike connectivity when proposing new housing. One day.

It’s a ~20 minute walk to Crozet Mudhouse. A 6 minute bike ride. 7 minute walk to Starr Hill.

This is the August 2020 CCAC meeting in which this development was discussed.

via the excellent Charlottesville Community Engagement

Subscribe here (I recommend paying for a subscription)

(bolding is mine)

Albemarle PC to review 110-unit Old Dominion Village in Crozet

Crozet is one of Albemarle’s designated growth areas. Last year, the Crozet Master Plan was updated with a new land use designation of Middle Density Residential which allows between six to 12 units per acre with high provisions if below-market housing is to be part of the development.

The Albemarle Planning Commission will have a public hearing tonight for a rezoning on 23.68 acres on the north side of Route 240 across from the Acme Visible Records site. Part of the land for the Old Dominion Village development contains this new category, and some parts at the less intense Neighborhood Density Residential. The meeting begins at 6 p.m. (meeting info)

The developer seeks a rezoning to the Neighborhood Model District for a project that would be built around an existing veterinary clinic. 

“After practicing for 40 years, the parcel owner, Dr Martin Schulman leases the hospital building to the Old Dominion Animal Hospital – Crozet, a sister hospital to Old Dominion Animal Hospital on Preston Avenue in Charlottesville also in operation since 1982,” reads the narrative for the application. “Dr. Schulman has decided that combining the two parcels and developing them into a mixed – use neighborhood while keeping the veterinary care center as a commercial component would be beneficial to the Crozet Community.”  

The developer has stated 20 of the units will be built under the county’s affordability guidelines. They’ll also contribute $283,000 in cash proffers “to help mitigate impacts of the development on schools and transportation.” 

Also from Sean’s Week Ahead – smaller lots in Old Trail?

The developer of Old Trail in Crozet seeks a reduction in the minimum lot size from 8,000 square feet to 4,000 square feet in order to build smaller units that might have lower prices. (staff report)

Montclair and its 157 Homes

At the CCAC meeting on 13 January, Vito Cetta, who developed Wickham Pond and several other area neighborhoods, presented the plan for Montclair, neé White Gate Village.

A few thoughts

The rezoning/land use 101 given by Cameron with Albemarle County was really good; I recommend people watch it.

They are proposing a rezoning to allow for 157 homes.

Crozet needs new housing, but also needs supporting infrastructure and businesses to keep Crozetians in Crozet, and going to work not in cars (bikes, walking). Trails need to connect to downtown Crozet and other neighborhoods so that people aren’t forced to drive.

There is a stream on the property, but apparently it was removed; watch this part of the meeting because my tweet about it needs to be read and seen in context.

Vehicular connectivity between Wickham Pond and Montclair is a concern (the idea to make it a bike/ped path with bollards is a good one)

This was the first time that I recall a citizen dialing in with a presentation to present some questions about the Montclair development; I thought it was really well done, and the tenor and tone was good, and not simply, “don’t build!”

My opinion: they’re going to build something there, and those who are opposed may want to consider buying the land themselves. Crozet is a growth area, and we’re going to grow. The 12-plex units that they proposed are really pretty cool; I think the 430 square foot units might be better suited for cities, and we need affordable housing for families that consist of more than one person, but it’s still an innovative concept.

12 Alex proposed in Montclair
12 units here

From Allison Wrabel’s story at the Daily Progress

(read the whole thing)

Another 157 homes and additional commercial properties could be coming to Crozet under a proposed development off of Route 240 and Park Ridge Drive.

Vito Cetta, the developer and architect on the project, is requesting a rezoning of about 12.2 acres from the county’s Rural Area zoning district and 5.32 acres from the Light Industry zoning district to Neighborhood Model District to build a development called Montclair.

An initial proposal for the property, called White Gate Village, was submitted in 2020 for a maximum of 125 homes but was later withdrawn.

The proposal would allow a minimum of 58 homes and a maximum of 157 homes under the rezoning, a maximum gross housing density of about nine units per acre and a maximum density of 12 units per acre.

Cetta said the development is proposed for a mix of villa-style attached homes, townhouses and apartments. He said the villas would be priced at about $550,000 to $725,000 and most of the townhouses will be priced at about $425,000 to $550,000.

Watch the whole meeting

Naturally, Nextdoor doesn’t like it.

Read all the Tweets from the January 2022 CCAC meeting here.

Storage Facility Coming to 240/250

Future Crozet Storage Facility location

This will certainly change the dynamic of the intersection that used to be Gateway Gas, Rocket Coffee, Sabor Latino.

From Charlottesville Community Engagement (you should consider paying for a subscription; it’s invaluable)

ARB to review three-story Crozet Self Storage facility 

The Albemarle Architectural Review Board meets for the final time of 2021 with two items. They begin the virtual meeting at 1 p.m. (meeting info)

In the first, they’ll review an updated proposal from Yousef LC / Merchants Retail Partners LLC to construct a three-story, 90,000 square foot self-storage building at the intersection of U.S. 250 and Route 240. The property is zoned for Highway Commercial but is within the Entrance Corridor overlay. The ARB last saw the plans in September. Staff wants further changes.

“Revise the architectural design with a combination of reduced footprint, reduced height, substantial breaks in the building form, and substantial changes in depth for recesses and projections along the walls to reduce the mass and scale of the building,” reads a portion of the staff report. “Revise the architectural design to eliminate blankness on all sides of the building.” 

In the second item, the ARB will review renovations to a former Goodwill building on U.S. 29 that is being repurposed as an auto-body shop. (staff report)

Crozet Park Expansion to be Approved this Week

Autumnal leaves

From Charlottesville Community Engagement’s Week Ahead

Claudius Crozet Park seeks to amend an existing special use permit to build a fitness center and indoor pool. The Planning Commission recommended approval on September 28. (report)

From the report

There’s a lot here, and this has been a reasonably quick process, by Albemarle County development standards. (and yes, this is the formatting on the County’s site)

SP202000016 Claudius Crozet Park. PROJECT: SP202000016 Claudius Crozet Park MAGISTERIAL DISTRICT: White Hall TAX MAP/PARCEL(S): 056A2010007200; 056A20100072A0; 056A20400000A4 LOCATION: 1075 Claudius Crozet Park, Crozet, Virginia 22932 PROPOSAL: Request to amend existing special use permit SP199500043 in order to expand the existing community center at Crozet Park with a fitness center and a pool expansion, along with additional parking spaces and pedestrian connections. PETITION: Special Use Permit request for a community center and swim, golf, tennis, or similar athletic facilities in accordance with Sections,,, and of the Zoning Ordinance, on three parcels totaling approximately 22.806 acres. No dwelling units proposed. 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 OVERLAY DISTRICT(S): EC – Entrance Corridor; Steep Slopes – Mana…

There are some really interesting comments from the community, in favor and in opposition.

My thought remains – This facility being built was a foregone conclusion; building it without commensurate building of supporting bicycle and pedestrian infrastructure is negligent.