CCAC – 8 March 2023 | WARS & County View — Plus CAC update

Never quite know what you’re going to learn in CCAC meetings. I’m looking forward to learning more about Albemarle County’s County View (lots of information there; I find it challenging to navigate) and the Western Albemarle Rescue Squad’s possible new location off of Crozet Avenue.edit: link to the Crozet Gazette story.

I know this the tweets of these meetings over the years have proven remarkably useful. This meeting’s hashtag will be #CCAC0323

AGENDA

  1. Call to Order, Agenda Review, Introductions (5 minutes)
  2. Approve Meeting Minutes (2 minutes)
  3. Announcements and Updates (5 minutes)
  4. Community Concerns (10 minutes)
  5. Scheduled Presentations (45 minutes)
    • Western Albemarle Rescue Squad, Kostas Alibertis
    • Navigating Albemarle County’s County View, Allison Wrabel, Community Connector
  6. Committee Business (10 minutes)

• Recognizing Departing CCAC Members

  1. Other Business
  2. Adjourn

Next Meeting: April 12, 2023



Continue reading “CCAC – 8 March 2023 | WARS & County View — Plus CAC update”

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

Sugar hollow morning

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:

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.

Continue reading “Albemarle Budget, Comp Plan, 500 Units in Ivy? And DCI Meeting”

Oak Bluff – 134 Homes between Westlake and 240?

Oak Bluff in Crozet

Big thanks to the reader who sent this to me; I’d not yet seen it.

Subscribe to RealCrozetVA here.

A few quick thoughts:

  • Dig in to the files below; learn more, ask questions, get informed and involved in our community.
  • They’re seeking a rezoning from single family to higher density.
  • More housing: good. We desperately need it. I’m curious to learn what types of housing are proposed beyond the typical villa style/townhouse or single family detached that we’ve seen built in Crozet.
  • Eastern Connector – Possible to do this *first*?
    • From the narrative: “Given the proximity to the proposed Eastern Connector, we do not anticipate any other transportation improvements will be necessary” … “Oak Bluff includes dedication of public right for way for the Eastern Avenue extension through a portion of the property. Eastern Avenue is an important public infrastructure project that will create connections between neighborhoods and commercial areas in Crozet.” Bolding is mine.
  • I took the photo below in Cory Farm in 2011; “The Charlottesville/Crozet area lost the 804 area code June 1, 2001.”

Files


Going to copy and paste from the developer’s narrative.

There’s bolding in their PDF, but it didn’t easily paste, so the bolding below is mine. Read the whole thing; it’s the most plain-English part of the submission.

Read the Rest of the Story: Oak Bluff – 134 Homes between Westlake and 240?

In designing the conceptual layout of Oak Bluff, our team followed the Neighborhood Model Principles.


Oak Bluff is a community focused on Pedestrian Orientation. An ample network of sidewalks and connections are provided throughout and around the property. Green spaces are located throughout the property to allow for outdoor experiences and the enjoyment of all residents. Oak Bluff is also directly accessible to existing trail networks. This project enhances the pedestrian network by granting an easement and new public greenway area to complete the Lickinghole Creek trail network.


While Oak Bluff is a residential property, it is easily accessible to a Mixture of Uses via walking and biking. The proposed housing is a perfect complement to the great variety of surrounding uses. By having houses within walking distance of retail and restaurants, we create a symbiotic and supportive relationship of uses.

Oak Bluff is an integral part of a mixture of residential housing types and is nearby to other commercial elements that create a complete Neighborhood Center.

A Mixture of Housing Types and Affordability are proposed within this development. We anticipate a variety of unit sizes, including affordable housing on site. Affordable housing is addressed on the application plan.

The site is designed with the principle of Interconnected Streets and Transportation Networks. The design includes platting and construction of portions of the Eastern Avenue Connector Road.

The Eastern Avenue Connector Road will allow for Multi -modal Transportation Opportunities in Crozet.

A series of Parks, Recreational Amenities, and Open Space are featured in the center of this site and easily accessible for all residents.

By providing unit types such as townhomes and villas, the property design achieves the goal of Buildings and Space of Human Scale. The design of this unit type has a nice level of detail and rhythm of units, combined with centralized open spaces.

Relegated Parking- All parking within Oak Bluff will be relegated from the Eastern Avenue Connector Road.

Redevelopment- The site is currently vacant, so this principle does not apply, but the property is part of an overall development pattern that is harmonious with surrounding neighborhoods.


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)

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.

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 23rd, and final action (either approving or denying the initial site plan) must be taken by staff by April 7th.

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

Continue reading “Bigger Crozet Park & More of Old Trail”

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)

update: PDFs.


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

But … We are going to grow. Period.

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.

  • 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

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.

CCAC Meeting – 8 February 2023 | AC44

Greenwood sunrise

Y’all know what AC44 is right? Albemarle County is in the midst of Phase 2 — “Goals, Objectives, and ‘Planning Toolkits'” of the updating of the 2015 Comprehensive Plan.

From my perspective, Albemarle County have done an amazing job of outreach about the Comp Plan, and it’s incumbent upon us as citizens to participate, and to think generationally. Realistically, many if not most of those who are voicing opinions won’t be in Albemarle County is 20 or 30 years … think about those who come after us, and think about where and how our kids and grandkids will live (and if they’ll be able to afford living in Crozet).

Spend some time educating yourself, and taking the County’s survey (I have), before being “for” or “against” a part of the plan or process.

I suspect there will be a large audience Wednesday night; here’s hoping for open minds and conversation.

One thought: if the County and VDOT would build infrastructure along with housing, Crozet would be more livable, accessible, and would likely defeat the calls of people to stop change.

disclosure: I’m a member of CCAC, and a Realtor.

CCAC agenda, via email

Crozet Community Advisory Committee Wednesday, February 8, 2023

7:00 P.M. – 8:30 P.M.
Crozet Library Meeting Room | 2020 Library Avenue

AGENDA

  1. Call to Order, Agenda Review, Introductions (5 minutes)
  2. Approve Meeting Minutes (2 minutes)
  3. Announcements and Updates (5 minutes)
  4. Community Concerns (10 minutes)
  5. Scheduled Presentations (45 minutes)

• Presentation: AC44, the update to the Albemarle County Comprehensive Plan, Allison Wrabel, Community Connector – Albemarle County
o A high-level overview of the Comprehensive Plan update’s process to date with a

preview of the next phase and a community discussion

6. Committee Business (10 minutes)

  • Website content and development project updates, Joe Fore
  • Virtual meeting practices, Joe Fore
  1. Other Business
  2. Adjourn

Next Meeting: March 8, 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.

Continue reading “Monthly Albemarle County Check-In – February”

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.

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.

Click to embiggen

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.


Read more: Looking Towards Crozet’s 2023 Real Estate Market

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

Have a Question or email comment?


Subscribe to RealCrozetVA


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January 2023 CCAC Recap – Mobile Home Park Meeting

Read or skim the recap here in this PDF of the thread with all the tweets from the meeting. But first, please watch this part of the meeting in which one of the residents laments the lack of affordable housing in Albemarle County. And then advocate for more housing in Albemarle, even if it’s in your backyard.


This tweet tried to capture the comments from the speaker.
Continue reading “January 2023 CCAC Recap – Mobile Home Park Meeting”