Real Estate Weekly | 8.30.2023

3614 MOFFAT STREET

172 GLEBE LANE

17 JONQUIL ROAD

SOLD IN 5 DAYS! UNDER

take in the view of Carter Mountain. As youenter you are greeted by a foyer to welcome your guests. Around the corner you will see your open floorplan with 10’ ceiling & tons of natural light cascading througha wall of windows. The kitchen has an abundance of cabinetry, an oversized island, tile backsplash, and quartz countertops. Don’t miss the big pantry. The open diningarea and living room gives flexibility to layout your furniture. Step through the sliding glass doors to your private patio. Don’t stress, because the lawncare is covered.Downstairs also includes your primary suite with spa-like bathroom and large closet. The laundry room completes the main level. Head upstairs to find two bigbedrooms each with a walk-in closet and a full bath. The upstairs loft is a perfect family room or home office. The two-car garage and driveway give ample privateparking. The Avinity community includes a dog park, playground, full gym, clubhouse, weekly food trucks along with wine socials & neighborhood BBQs. All this justminutes from Downtown, UVA, two hospitals, and I-64. Come see your new home! $525,000

SOLD!

The Antioch Glen neighborhood is one of the best kept secrets with large lots and a neighborhood feel! As you approach the home, you will see a lovely covered front porch perfect for relaxing as you greet your guests. The two story foyer creates an impactful entrance. You can follow the beautiful hardwood floors into the living room and wrap around to the dining room. As you go into the kitchen you will see great cabinet storage and countertop space. The kitchen overlooks a breakfast area and the family room with a gas fireplace and built in cabinetry. Off the family room is a back deck. A fenced portion of the backyard keeps children and pets safe and close while still giving the option of utilizing the rest of the yard.

$440,000

This wonderful single level home is ready for you! The first thing you will notice is the wonderful curb appeal with beautiful landscaping. As you enter, you are greeted by an open floorplan with a vaulted ceiling to create a wonderful great room. Sit in the living room to enjoy your fireplace or go into the updated eat-in kitchen with gorgeous quartz countertops, great cabinet space including an additional built-in pantry. Down the hall you will find your large master bedroom with attached bath and gigantic closet. There are two more bedrooms, one of which has another walk-in closet. At the end of the hall is a spacious laundry room with storage space plus counterspace for sorting and folding. Outside you’ll find a back patio giving you a wonderful place to BBQ.

$325,000

8138 S BLUE RIDGE TPK $850,000 ROCHELLE GERRI RUSSELL (434) 531-9581

1550 DAIRY RD $699,999 CHARLOTTESVILLE DAVE & SIMONE ALLEY (434) 760-0077

5351 SOMERSET RIDGE RD $479,900 LOCUST GROVE KAYLA CLOUSER (419) 367-2661

FOREST GLEN LN $485,774 PALMYRA SUSAN STEWART (434) 242-3550

7311 S SEMINOLE TRL $450,000 ROCHELLE JAN SHIFLETT (434) 242-6057

4682 MAURY RIVER RD $405,000 ROCKBRIDGE BATHS TONY GIRARD (434)

3628 ELLY RD $510,000 MADISON FIONA TUSTIAN (540) 661-9089 FREE UNION RD - 7.28 ACRES $225,000 CHARLOTTESVILLE LOGAN WELLS KLALO (434) 981-3097

PRICE CHANGE

PRICE CHANGE

Sensitive no more?

City’s next zoning code may not protect those vulnerable to displacement

By Sean Tubbs

Adriving force of the Cville Plans

Together initiative has been to make sure the city changes its land-use policies to redress the past.

“Single-family zoning has historically been a tool to create and reinforce racial segregation in Charlottesville,” reads the Affordable Housing Plan adopted by City Council in March 2021.

The plan called for new zoning to allow “soft density” in single-family neighborhoods, “while limiting displacement of lowincome communities.” The plan recommended identifying specific neighborhoods.

Eight months later, City Council adopted a Comprehensive Plan that includes a Future Land Use Map that called for the end of single-family housing in every neighborhood by allowing at least three dwelling units on all lots. This map also used census data to designate areas where there are more residents prone to displacement due to low incomes, as well as higher concentrations of Black households.

The plan called for new zoning tools and other policies for these “sensitive communities” to keep people in place and to support wealth building. The plan was clear that these areas were to be further outlined and that each might feature steps unique to that community.

Policy tools might have had funds to help pay for rehabilitation of owner-occupied homes. Potential zoning tools considered included allowing smaller lots and commercial uses, as well as more subdivisions and reduced parking minimums.

The Comprehensive Plan said the zoning rewrite should mitigate “the potential for displacement.” The Future Land Use Map also proposed restricting buildings in these areas to one unit per lot rather than the three allowed in all other neighborhoods.

Two neighborhood associations say the final draft of the development code didn’t meet that bar.

“All protection against gentrification and displacement has been surreptitiously removed in ways that were intended to hide its removal,” reads the letter from the Lewis Mountain and Meadowbrook Heights neighborhood associations. “It’s clear that this was never about protecting those citizens in Charlottesville who are in greatest need for protection from development.”

As the zoning rewrite continued, the city did publish a document this spring that addressed these sensitive communities.

“We are working to determine the best path forward for supporting mitigation of displacement in the Sensitive Community Areas through the Zoning Ordinance in the context of the current draft, including affordability measures,” reads a portion of the four-page document, which goes on to say that more information about sensitive communities would be shared.

“We intend to share any updates to the strategies related to Sensitive Community Areas with the refined draft,” the document continues. Yet the phrase “sensitive communities” doesn’t appear in the final draft of the development code.

“After review, as well as focus groups with those who live and own in those areas, it was decided that land-use regulations were not an effective tool to address the needs expressed by the communities,” says Missy Creasy, the city’s deputy director of Neighborhood Development Services.

The city has followed through with other recommendations in the Affordable Housing Plan, such as putting at least $10 million toward affordable housing projects. This has included funding to Piedmont Housing Alliance for projects such as Friendship Court (recently renamed Kindlewood), and $5 million in funding to allow the Charlottesville Redevelopment and Housing Authority the dozens of affordable units known as Dogwood Housing.

ARROWHEAD VALLEY ROAD

Charming country cottage set on 5 acres. Gourmet kitchen with a gas range. Family room features hardwood floors, wood beams and a stone fireplace. Property offers lots of outdoor space, a beautiful stone wall and mature trees. Convenient to downtown and UVA. $425,000

Fabulous, nearly level building lot in the heart of Ivy. A beautiful, private 5 acres with mature oak trees. Murray Elementary school district.

The city decided not to include new land-use tools to help provide protection to communities most sensitive to displacement, which are highlighted in red on the Future Land Use Map above.

VILLA DESTE

HOUSE

Delightful 5 bedroom, 3 full bath, 2 half bath home on 130 acres. Thoughtfully renovated with modern updates. Guest house, pool, equipment shed. Located on Totier Creek. MLS#639196

$2,745,000 Steve McLean, 434.981.1863 or Court Nexsen, 646.660.0700

SHEPHERD’S ABIDING

c. 1865, charming horse farm of 7.55 acres with mostly open land and pastures offering a multitude of uses. Historic 3 bedroom 2 bath home has many wonderful upgrades. Includes half-size replica guest cottage of main house, with ready to finish interior. This tranquil property is situated in a peaceful rural farming area approximately 3 miles south of I-64 at Ferncliff, less than 25 minutes to Charlottesville, and 45 minutes to Richmond. MLS#644812 $695,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455

WOODLANDS ROAD

Stunning 4 bedroom, 4.5 bath home with 4,115 fin.sq.ft. of immaculate living space situated on over 2 pristine and landscaped acres only 5 miles west of the City of Charlottesville. MLS#641366

$1,295,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455

STONY POINTE

4-6 bedroom, 5.5 bath, Manor home on 57 acres of tranquility, and panoramic views of the Southwest Mountains and to the west are winter views of the Blue Ridge Mountains 6 miles from Charlottesville. MLS#638292 $2,395,000 Jim Faulconer, 434.981.0076

BELMONT LOFTS

This 3 bedroom, 3.5 bath condo features extra high ceilings, a modern and open floor plan with huge windows and doors, and a large rooftop terrace with views of the Downtown Mall all the way around to Monticello. MLS#634149 $1,790,000 Jim Faulconer, 434.981.0076

LAFAYETTE

Beautifully appointed Keswick estate on 92 acres with first floor suite and 5 additional BR. Gourmet kitchen, great room, home theater, and covered porch with fireplace. Oversized garage with guest suite. The land is not under conservation easement. MLS#643578

$3,195,000 Court Nexsen, 646.660.0700

MEADOWLARK FARM

22 acre equestrian property with renovated 8,575± fin. sf home overlooking pool and Mechums River. Views of the Blue Ridge Mountains and only 12 miles from Charlottesville. MLS#640137 $3,195,000 Steve McLean, 434.981.1863 or Court Nexsen, 646.660.0700

NORTHWOODS

Magnificent 16.5 acre estate only 8 miles west of UVA. The c. 1860 main house was thoroughly renovated in 2017 with stunning kitchen remodel, expanded great room, updated bathrooms. The stately brick home is complemented by a fantastic guest cottage. Carriage house with 5-bay garage and a spacious recreational room above. Gracious porches, verandas, brick terraces, and stone retaining walls surrounded by lovely gardens and immaculately manicured grounds. MLS#642190 $4,950,000 Court Nexsen 646.660.0700

RED HILL

10 miles from Charlottesville. 283 acres, mostly wooded, old farm, some pastures, trails, creeks and river frontage, adjoins Walnut Creek Park. NOT IN EASEMENT, lots of possibilities! MLS#634310 $1,995,000 Jim Faulconer, 434.981.0076

GREEN ACRES

Pastoral views from this 3 bedroom brick home set on over 159 acres in Southern Albemarle. Ideal for farming with fenced pastures and ample water sources. Property is not under easement and has 4 division rights. MLS#630428 $1,685,000 Steve McLean, 434.981.1863

MILL

RUNNING DEER DRIVE

One-level brick home on 3.25 acres. Convenient one level floor plan with 3-BR and 2-BA. Total kitchen update, hardwood floors, new roof, and oversized deck. Level, partially fenced lot. Easy access to Charlottesville, UVA, I-64. MLS#643033

$489,000 Charlotte Dammann, 434.981.1250

EDNAM FOREST

Wonderfully large 1.5+ acre building lot in Ednam Forest. Build your dream home on this elevated, wooded lot located in a single family community, minutes from UVA and within walking distance to Boar’s Head Resort. MLS#598537 $289,500 Steve McLean, 434.981.1863

ARWOOD ROAD

Well constructed home just four miles north of the City. Set on 1.45 acres - great outdoor space for gardens. Home is in need of some renovation, but given quality construction & excellent location, it’s worthy of the investment. MLS#638788 $495,000 Will Faulconer, 434.987.9455

CROZET AREA

Beautiful building lot of 3.3 acres, less than a mile to Crozet shopping. Mostly in pasture, creek, and elevated homesite with panoramic views of mountains, pond, and surrounding pastoral area. MLS#636349 $450,000 Jim Faulconer, 434.981.0076

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. MLS#30850340 $875,000 Tim Michel, 434.960.1124

SUNNYSIDE

Remarkably large parcel located convenient to Charlottesville and UVA. Exceptional Blue Ridge views, charming farmhouse (in need of restoration). Under VOF easement but with divisions into already predetermined parcels. MLS#585228

$4,400,000 Steve McLean, 434.981.1863

SIMMONS GAP ROAD

5-acre lot with mature hardwoods. Great opportunity to build with no HOA. Private building site amongst beautiful woods. Located between Free Union and Earlysville but so convenient to Charlottesville and UVA. MLS#621177 $119,000 Charlotte Dammann, 434.981.1250

GREENTREES

94+ acres 20 minutes from Charlottesville. Originally part of a 188-acre tract, two parcels may be purchased separately or together, with 2 developmental rights each. Mostly maturing pine and very long public road frontage. MLS#635861 $700,000 Tim Michel, 434.960.1124

GIBSON’S HOLLOW

Ivy area! A 249 + acre hidden, private Arcadia controlling its own little valley up to the mountain ridge top building sites. Multiple parcels and subdivision rights make it a conservation easement candidate. MLS#634183 $3,250,000 Tim Michel, 434.960.1124 or Steve McLean, 434.981.1863

Just outside Charlottesville near Earlysville. This 21 acre lot is situated at the end of a cul-de-sac that provides privacy and a quite setting among towering hardwoods. Convenient the CHO airport and ample shopping of various kinds. MLS#640231

$269,000 Steve McLean, 434.981.1863

Great building lot in Ivy! Over 2.5 acres less than 6 miles to Charlottesville and UVA. Your future dream home could sit on this beautiful, wooded land, the perfect combination of country and city access. Western School District. MLS#634897

$165,000 Steve McLean, 434.981.1863

Wonderful 3.5 acre waterfront parcel behind Keswick Hall in gated, picturesque Keswick Estate. Bring your own architect, builder. Located 5 miles from Martha Jefferson Hospital and 10 miles from UVA. MLS#641712 $540,000 Court Nexsen, 646.660.0700

FRAYS GRANT

LYNX FARM LANE

FAIRWAY DRIVE