Real Estate Weekly
Featuring properties for sale and rent in and around Charlottesville as well asAlbemarle, Fluvanna, Greene, Louisa, Madison, Nelson, Orange and Augusta counties
Annie Gould Gallery
The Annie Gould Gallery Welcomes
ARIANE LUCKEY
Opening Reception Saturday, October 12 • 2-4
A unique art gallery located in the heart of historic Gordonsville.
109 S. Main Street, Gordonsville, VA • (540) 832-6352 anniegouldgallery
Going up
A hotel seems more likely at Artful Lodger shopping center
By Sean Tubbs
ANew York-based developer who had planned to build a nine-story apartment tower on the site of a downtown Charlottesville shopping center has sold the property for $5.75 million. Jeffrey Levien’s company Heirloom Development bought 218 W. Market St. in June 2020 for $4 million, but sold the property in mid-September to Cavalier Hospitality LLC. That entity is based out of Glen Allen, Virginia, and has not yet filed new plans for the property.
However, Levien says he will still be involved in the development of a hotel as a partner.
“I just couldn’t make the economics work for residential under the new zoning code,” Levien says.
Under the inclusionary zoning rules in the city’s new Development Code, one of every 10 units in any new development in non-residential areas must be guaranteed to be rented or sold to households below specific incomes. No such requirement would be necessary for a hotel, something that is an allowed use under the zoning that went into effect this past February.
Levien pursued the residential project at 218 W. Market under the older rules, which required a special use permit for additional height and density. City Council approved a permit in September 2020 despite concerns from former mayor Nikuyah Walker that the project did not address the need for affordable housing.
In August 2023, council agreed to a permit amendment to allow for a modification of the building’s massing. As part of that approval, Levien agreed to build a minimum of eight affordable units on-site or off-site with two units to be reserved for households making less than 50 percent of the area median income. That was above
the minimum requirement but not enough to satisfy the concerns of City Councilor Michael Payne.
This spring, Levien brought a preliminary design to the Board of Architectural Review for a hotel with a design from Richmond-based NBJ Architecture. That body looked favorably on the concept, but it did not receive an official submission. No plans have been filed since.
So far there have only been a handful of new projects filed under the new zoning, which is intended to make it easier to build more housing units across the city and to eliminate the role of City Council in making decisions about what gets built.
One of these new projects, at 1609 Gordon Ave., would see an existing house razed to build a new structure with nine units. A 10th unit would need to be affordable.
Another new development at 2030 Barracks Rd. would see 12 affordable units built alongside 12 market-rate units.
Levien’s first development in Charlottesville was a luxury 56-unit apartment building that also redeveloped the buildings that contain Blue Moon Diner and a former convenience store. That project broke ground in 2018, nearly two years after council granted approval.
Another project that has not yet moved forward is the replacement of the University Tire building next door, at 612 W. Main, with another apartment building. Levien says he still plans to proceed with that project, which was approved by council on a 4-1 vote in October 2019. A final site plan has been approved but no building permit has been authorized.
If it proceeds, the new hotel would replace a shopping center that includes The Artful Lodger, The Livery Stable, and several other businesses. The BAR has approved a permit for demolition pending the issuance of a building permit.
If the project proceeds, the hotel at 218 W. Market St. would replace a shopping center that includes The Artful Lodger, The Livery Stable, and several other businesses.
EZE AMOS
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
UNDERCONTRACT
TRANQUILITY RIDGE
Discover this stunning architect-designed custom home, on 21 elevated acres with views of the Rivanna Reservoir and the Blue Ridge Mtns. MLS #657130 $2,480,000 Jim Faulconer 434.981.0076 & 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 $1,200,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455
NEWPRICE
Exceptional brick, end-unit in popular Cherry Hill! Walk to UVA Hospital & Grounds. This 3-level features a beautiful gardener’s fenced yard. Elegant entry, open floor plan, owner’s suite, and 2 guest beds. 1st-floor bonus room & garage! MLS#655503 $505,900 Katherine Leddington, 646.593.0333
BENTIVAR MANOR
Exquisite brick home on 88 acres less than 5 miles from city limits. Residence is in excellent condition, 7-BR & 11,000+ sf. Property is a mix of pastures & woods with long frontage on the Rivanna River, & miles of trails. MLS#652353 $4,875,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455
HIGH FIELDS
Scenic 42-acre farm 10 miles from Charlottesville. Features pastures, woodlands, serene creek, antique farmhouse, updated kitchen, 3-BA, 4-BR, and panoramic Blue Ridge Mountain vistas, and substantial barn. MLS#651245 $1,695,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455
FRAYS MILL
Wooded 81.395-acre preservation tract near Frays Mill Subdivision in Albemarle Co., 6 mi from Charlottesville Airport, shops, restaurants. Ideal for recreation, agriculture, and private home with mountain views. MLS#651664 $995,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455
FRAYS GRANT
Just outside Charlottesville near Earlysville. This 21 acre lot is situated at the end of a culde-sac that provides privacy and a quite setting among towering hardwoods, and is convenient to CHO airport and ample shopping of various kinds. MLS#640231 $269,000 Jim Faulconer, 434.981.0076 or 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
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 $1,295,000 Court Nexsen, 646.660.0700
CRAIGS STORE RD
Nestled amidst the rolling hills of western Albemarle, this 76 acre parcel offers compelling views of the Blue Ridge Mountains, diverse terrain, and multiple estate-caliber building sites. 2 miles from Batesville Market, 15 miles from Charlottesville. Not under conservation easement. MLS#652337 $$975,000 Court Nexsen, 646.660.0700
SIMMONS GAP/ ESTES RIDGE
10 acres of mature woods. Property has long road frontage and consists of two parcels being combined and sold as one. No homeowners association! Design and build your dream residence on this very well-priced parcel. Convenient to Charlottesville, UVA and airport, MLS#621178
$189,000 Charlotte Dammann, 434.981.1250
CHERRY HILL TOWNHOME