The Real Estate Weekly | 1.25.23

CHARLOTTESVILLE ALBEMARLE, FLUVANNA, GREENE, LOUISA, MADISON, NELSON, ORANGE, AUGUSTA

Barboursville, VA

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Annie Gould Gallery

Low, high

Why some city neighborhoods could see big changes

By Sean Tubbs

Charlottesville is completely surrounded by Albemarle County, which means there are bound to be several areas where land-use decisions made in one place affect the other—or vice versa.

One of the places in the new Future Land Use Map where this comes into play is the conversion of around three dozen parcels in the city’s Greenbrier neighborhood from low-density residential to urban mixed use corridor, something that’s intended to encourage higher-intensity mixed use development.

Some of these properties are the only ones in the city that front Rio Road, where 35,000 vehicles pass a day according to 2021 estimates from VDOT. In all, that stretch is about 0.15 miles long.

Other properties with this designation are along Tarleton Drive, where other lots are among several dozen more that have been converted to medium-intensity residential. All of these properties are currently single-family.

The Zoning Diagnostic + Approach report released last summer envisions buildings up to five stories for some areas with this designation, though this is a rare example of land going from the lowest density allowed to one of the highest.

Some had suggested more density in this area during the Comprehensive Plan rewrite back in 2013, because of the existence of businesses directly across the street in Albemarle County in what’s known as Gasoline Alley. The Places 29 Master Plan adopted in 2011 describes the county properties as being a future “neighborhood service center.” Other county properties to the northwest are “neighborhood residential density.”

The city retained the lower density 10 years ago, but went much bigger in the new plan.

“One of the important concepts of the Comprehensive Plan is to promote walkability and the opportunity for the incremental growth of new commercial spaces,” says James Freas, the city’s director of Neighborhood Development Services. “To that end, the plan sought to identify locations where the land use map could show potential new commercial spaces that would be in a close/walkable proximity to existing neighborhoods with good overall transportation access.”

Someone walking from the intersection of Rio Road and Greenbrier Drive would have a half-mile journey to the Center at Belvedere. CATEC is a third of a mile away. Transit currently runs along the roadway. Albemarle County is likely to receive funding for improvements at Belvedere and Rio roads.

According to Freas, how development in this location actually occurs will depend on how the city’s new zoning code works. That process is underway now with the release of more detailed information happening later this month.

“As we work on the zoning ordinance to implement this plan, one of our objectives is a set of rules that help to manage the interface between neighborhoods and new mixed use and commercial use,” Freas says.

Only a few homes in the section up-zoned for urban mixed use have sold since the new plan was adopted in late 2021. All of those sales have been to couples or individuals, and not to private companies. None of the homes are currently on the market.

Other areas of the city designated as urban mixed use corridor include East High Street, West Main Street, Jefferson Park Avenue, Ivy Road, Preston Avenue, and Fontaine Avenue Extended.

109 S. Main Street, Gordonsville, VA • (540) 832-6352 anniegouldgallery

WESTWOOD ROAD

ONE LEVEL LIVING. The Water view dominates the interior spaces from most rooms in this fabulous, new, waterfront residence. Expansive views from two full length decks promise hours or days of relaxation. The front door opens to the great room with a wood burning fireplace and hardwood floors that flow through the first floor. A bright open kitchen with gorgeous countertops and appliances. Complete one floor living with master suite featuring a walk-in shower and double vanities. 2 additional bedrooms with a full bath, stack unit washer and dryer hookups. The terrace level offers more water views, even from the laundry room! A large family room, an additional bedroom and full bath round out the finished rooms. Large unfinished room can serve as storage, studio, or workshop. Includes a one-year builder warranty. $500,000

ROCK QUARRY ROAD

Unique building site overlooking a quarry lake. Serene setting for a home. Gated, private entrance. Road to home site in place. 3 private properties share lake and access, sandy beach, cabana and 20 acres of common land (including a large utility barn). Convenient to Zion Crossroads and Charlottesville. $350,000

A unique art gallery located in the heart of historic Gordonsville.

now designated for urban mixed use as shown in light purple. Currently there are single-family homes on those properties.

CITY OF CHARLOTTESVILLE

Impeccable country property with an attractive, well designed and self-sustaining 5,525 fin. sf residence on 38± acres with 3-car garage, barn and Blue Ridge Mountain views. A peaceful oasis easily accessible to Charlottesville and Washington DC. MLS#634846 $1,550,000 Charlotte Dammann, 434.981.1250

NEWPRICE

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

HATTON RIDGE FARM

A most tranquil and private 278+ acres with approximately two-thirds mile of James River frontage. The centerpiece of Hatton Ridge Farm is an impressive brick Georgian home, built c. 2000. The residence is constructed with expert craftsmanship, and many significant architectural details. It is in like-new condition - a testament to the architects, Stoneking/VonStorch. A spectacular offering: pastures and hay fields, surrounded by deep hardwood forest, along with fertile James River bottomland for gardens. MLS#634311 $3,675,000 Jim Faulconer, 434.981.0076

PEA RIDGE FARM

317 acre estate that has it all: location, views, water, spectacular 5-BR residence, event center and more! 15+ acre lake is centered among lush rolling fields of rich grass and unparalleled views. Additional acreage available. 25 min. west of Charlottesville. MLS#631962 $8,875,000 Steve McLean, 434.981.1863

10

EASEMENTS. MLS#634310 $1,995,000 Jim Faulconer, 434.981.0076

Southern Albemarle estate with 1.5 miles of frontage on the James River with 540± acres of highly fertile, gently rolling landscape. Historic farmhouse dating to the late 1700s offers extensive views of the river. Under conservation easement with the VOF. MLS#630470 $4,865,000 Steve McLean, 434.981.1863

WOLFCREEK FARM

Situated near the Blue Ridge Mtns. in Madison County on 333 acres. Currently runs as a grazing farm for beef cattle. There are 2 homes on the property and a complement of necessary farm buildings. NOT IN CONSERVATION EASEMENT! MLS#630435 $3,200,000 Jim Faulconer, 434.981.0076

820 CONDO

Well designed efficient condo consists of an exceptionally light open great room with fully equipped kitchen, ample space for both relaxed living and dining, 1-BR and BA. Bright corner unit has high ceilings, bamboo floors, and windows with east, north and southeast views of the skyline and mountains. Enjoy the outside from the private balcony/terrace. The 820 building is secured twenty four hours a day. Steps to all the amenities of the Historic Downtown Mall, just a mile and a half to UVA, easy access the major arteries of VSH 250, 29, I-64. MLS#634496 $285,000 Charlotte Dammann, 434.981.1250

TURKEY SAG ROAD

33-acre property with beautifully constructed 3 to 4-BR home. Home features great room with dramatic stone fireplace and panoramic views and large master suite with private deck. Peace, privacy and tranquility unsurpassed, but close to town. MLS#635341 $1,875,000 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 $1,890,000 Jim Faulconer, 434.981.0076

RED HILL

miles south of Charlottesville, a beautiful 283 acres, rolling to hilly, mostly wooded tract, borders Walnut Creek Park, with lake and miles of trails. This land has pastures, trails, creeks and a river! Many homesites, NO

RIVER LAWN FARM

BLACKBERRY HILL FARM

K’DEE FARM

Embodying the essence of country life! 214+/- acre farm with spacious main residence, 3-car garage with apartment, dependencies & farm buildings. Many agricultural & recreational uses. Easily accessible to Charlottesville,Orange,I-95&DCregion.MLS#636896 $1,975,000 Charlotte Dammann, 434.981.1250

RAGGED MOUNTAIN FARM

Two wonderful estate parcels comprised of 185.01± acres in coveted Ragged Mountain Farm. Excellent elevated building site, complete privacy, and beautiful views. Murray/Henley/Western school district. MLS#621083 $1,895,000 Steve McLean, 434.981.1863

SOUTHWIND ESTATES

3 separate parcels with commanding Blue Ridge Mtn. views, level building sites 15 minutes from Charlottesville. Sites have been perked, have wells, and ready for your dream home. MLS#632482 $375,000 (7.8 acres), MLS#632490 $275,000 (2.4 acres), MLS#632487 $175,000 (2.0 acres), 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 wellpriced parcel. MLS#621178 $189,000 Charlotte Dammann, 434.981.1250

MISSION HOME ROAD

146.88 ac. in Albemarle & Greene County. Privacy & protection adjacent to the Shenandoah National Park! Full division rights & multiple home sites. Extraordinary timberland. Views of the mountains, along with easy access to trails & Skyline Drive. MLS#620276 $1,100,000 Steve McLean, 434.981.1863

CROZET AREA

Beautiful building lot -3.3 acres, fronting on a quiet paved county road. Land is mostly in pasture, some woods, creek and elevated homesite with panoramic views of mountains, pond, and surrounding pastoral area. Less than a mile to Harris Teeter at Crozet. MLS#636349 $450,000 Jim Faulconer,434.981.0076

GARTH ROAD

11.73-acre, buildable lot in Western Albemarle! One of a kind location and a rare opportunity to purchase a large lot in an estate neighborhood 10 minutes to town. 2 division rights and is gently rolling with a small stream bisecting the property. MLS#628219 $795,000 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 & UVA. MLS#621177 $140,000 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

MEADOW FARM

436+ acre parcel of land in Southern Albemarle! 4 division rights; complete privacy; lush, gently rolling terrain; long road frontage; stream; 3-acre lake; 125135 acres of open land; mature hardwood forests. Under conservation easement. Owner/agent. MLS#634139 $2,985,000 Steve McLean, 434.981.1863

MURPHY’S CREEK FARM

Wonderful gently rolling parcel of land with just under 26 acres, 18 miles south of Charlottesville. The land is wooded (mostly hardwoods) with an elevated building site, stream/creek, total privacy, and long road frontage. MLS#619394 $229,500 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.

Murray Elementary School District. MLS#634897 $165,000 Steve McLean, 434.981.1863

LYNX FARM LANE