Real estate Weekly

Trade out

Another mixed-use project hopes to build more homes, less space for business

By Sean Tubbs

When Albemarle supervisors approved a rezoning of 277 acres north of Polo Grounds Road in November 2016, Riverbend Development got the green light to build up to 1,550 residential units and develop 130,000 square feet of commercial space.

Eight years later, Riverbend has asked Albemarle for permission to build 300 more homes as part of a plan that will likely result in significantly less non-residential space.

“This request is made in recognition of the ongoing housing crisis in our region and the need to construct more units at a variety of price points and especially more units that are affordable to households in the area,” reads a narrative filed earlier this month.

This application follows another one made last year by Great Eastern Management Company to allow for an increase in the number of units there from 893 to 1,548. Public hearings for that change have not yet been scheduled. The developers of the Albemarle Business Campus on Fifth Street Extended are also seeking to trade out commercial space for more residential.

All are responses to a housing policy Albemarle supervisors approved in July 2021 that calls for ways to “increase the supply of housing to meet the diverse housing needs of current and future Albemarle County residents.”

The amendment to Brookhill’s previous rezoning requires a new traffic study, which describes the changes to the commercial space. According to that document, the new plan halves the proposed amount of retail to 50,000 square feet and office space is no longer proposed.

So far, Riverbend has completed 595 of the 1,550 units allowed according to Abbey Stumpf, the county’s director of communications and public engagement.

The new units will be built in what had been billed as a town center during the rezoning. At one point there was a proposal to build an ice rink but that project never materialized, despite an active fundraising effort.

The binding “code of development” for the project requires a minimum of 50,000 square feet of non-residential to be constructed in the town center. The new study indicates a 20,000 square feet brewery tap room is planned.

The study indicates the mix of residential units will be changing as well. The original rezoning anticipated 550 single family homes but the new study only anticipates 120. There would be 700 townhomes instead of 200 and 960 apartments instead of 600. The new study reflects that a congregate care facility has already been built.

At some point, Riverbend will be required to hold a community meeting for the public to learn about the plan before it goes to the Planning Commission. That has not yet been scheduled.

The amendments also come at a time when work has resumed on a Comprehensive Plan that is being updated to guide the county to accommodate projections from the Weldon Cooper Center for Public Service that Albemarle will have over 155,000 people living there by 2050.

Many residents of the Village of Rivanna growth area have protested the idea that residential density be more than one acre per unit, prompting some members of the Board of Supervisors to explore swapping out the land with other places in the county.

THE REALTOR CODE OF ETHICS

The area highlighted in purple is where the additional 300 units would be built in Albemarle County’s Brookhill development.

119 Peliso Avenue

$679,000

Gracious home built in 1902, showcasing quality craftsmanship and timeless beauty. This stunning residence offers 4 bedrooms and 3 full bathrooms, situated on a spacious town lot adorned with mature trees, perennials, and ornamental plants. Over 3300 square feet of above-ground finished space, the home includes high ceilings, tall windows, and beautifully maintained hardwood floors.

23077 Constitution Hwy

$529,900

Sitting on 9.5 acres. This 3 BR and 3 BA home offers ample space for starting a farmette with a large garage/workshop. The home provides spacious main level living.conveniently located near Orange, Lake Anna and Culpeper.

This 4 BR, 2.5 BA contemporary, country concept with over 3,000 sq ft of living space is situated on 2.63 private acres. This custom build was originally designed by architect Nick Medlin and re-engineered by Robert F. Nelson of Engineering Design Associates.

The exterior consists of two types of absolutely stunning unique sealed wood: Okoume African hardwood and Bannack brown Montana ghost wood, reclaimed wood from old barns in the Montana area.The decks and outside slate stairs were custom designed and the roofing material is GAF Timberline, guaranteed for 30 years. The siding requires no maintenance and should improve in color with age.

The interior has 9 ft ceilings and it is well insulated for sound and energy efficiency. The basement has 12-inch reinforced insulated concrete and a brick facade leading out to a gorgeou outdoor living space. All kitchen appliances and the washer and dryer convey.

Built near the prestigious and historic location of the old train tracks from the July 31, 1942 collision of two Chesapeake & Ohio trains at Ballenger Creek, this property offers stunning views of the Rivanna River and the Rivanna Bridge. Very close to the Fluvanna County Courthouse Historic District and Zion Crossroads is nearby providing numerous dining and shopping options.

Offered at $799,000 (limited to cash or pre qualified buyers)

Shown by appointment only (540) 903-8687

bo@cowboys-llc.com www.cowboys-llc.com

EDGEMONT

Nestled in the foothills of the Blue Ridge Mountains, 15 miles south of Charlottesville, is this rare 572-acre historic estate whose design is reputed to be the only remaining private residence attributed to Thomas Jefferson. $15,000,000 Court Nexsen, 646.660.0700 www.HistoricEdgemont.com

SPOTTSWOOD ROAD

Designed by renowned architect Milton Grigg, this is a rare opportunity to own a piece of Charlottesville’s architectural history on over an acre of land in a coveted residential City neighborhood. Timeless elegance but comfortable living in 4436 finished square feet. MLS#658170

$2,900,000 Charlotte Dammann 434.981.1250

HISTORIC STAUNTON

Meticulously renovated National Historic Register home, blending modern amenities with remarkable charm. 5-bedrooms with hardwood floors, stained glass windows, and trim. Quartz kitchen, magnificent primary suite, terrace apartment. MLS#653080 $1,195,000 Court Nexsen, 646.660.0700

CHERRY HILL TOWNHOME

Exceptional brick, end-unit home in popular Cherry Hill! Walk to UVA Hospital & Grounds. This 3-level townhome features a beautiful gardener’s fenced yard. Elegant hardwood entry, open floor plan, owner’s suite, and 2 additional guest bedrooms. First-floor bonus room and garage! MLS#655503

$499,950 Katherine Leddington, 646.593.0333

BENTIVAR MANOR

Exquisite brick home on 88 private acres less than 5 miles from town. Excellent quality throughout, spacious, over 11,00 sf. Beautiful views, tranquil setting, trails, long frontage on the Rivanna River. MLS#652353 $4,875,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455

GRASSMERE

Spectacular contemporary home privately situated atop nearly 17 serene park-like acres in the highly desirable Ivy area with Blue Ridge Mtn. views! Truly a special & unique offering with a wealth of opportunities to enjoy! This 4-5 BR home with spacious rooms is an entertainer’s dream! $2,235,000 MLS#657960 Will Faulconer, 434.987.9455

THE HOLSINGER

Exceptional 2-bedroom, 2.5-bath condo, located just steps from the historic Downtown Mall. Luxurious living spaces, spacious floor plan, fully loaded kitchen, hardwood floors, a private balcony, and secure parking. Enjoy vibrant downtown living! MLS#656160 $1,178,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455

MILL CREEK

This lovely 3-BR, 3-BA residence is situated on a quiet cul-de-sac in the desirable Mill Creek neighborhood, and just a few short minutes to Downtown Charlottesville! Offering one level living, this property is in great condition and features numerous upgrades & improvements by the current owner. MLS#657969 $499,000 Will Faulconer, 434.987.9455

FIELDS OF BOAZ

A country French estate on 24 acres 6 miles from the University of Virginia. Timeless charm and modern luxury with soaring ceilings, spacious primary suite, home office, wine cellar, guest quarters, and private pond. MLS#652608

$3,995,000 Court Nexsen, 646.660.0700

WESTERN ALBEMARLE!

Newly renovated 5,700 sq. ft. brick home on 5 acres between Charlottesville and Ivy in Western Albemarle. With 4 bedrooms, 4.5 baths, and garage apartment, this home offers elegance and comfort. Enjoy 10 ft ceilings, three fireplaces, and a gourmet kitchen with dual appliances. MLS#657678

$1,950,000 Jennifer Von Reuter, 202.957.3465

WEST MAIN STREET CORRIDOR

Investment/Assemblage opportunity between University of Virginia and Charlottesville’s dynamic Downtown Mall. Property is being targeted to be classified to RX-5 in the new city zoning ordinance. Don’t miss this chance to invest in a prime location! MLS#657199 $900,000 Tim Michel, 434.960.1124

KESWICK ESTATES

Discover Keswick Estate, a gated community near Keswick Hall, offering a 2.10± acre building site harmonizing country life and resort living in Virginia’s Blue Ridge Mountains. Create your dream home close to golf, dining, tennis, and more. MLS#650785 $470,000 Court Nexsen, 646.660.0700