There has been a slight delay in the release of further details about how Charlottesville’s new zoning code will work, but at least two major projects are making their way through the system.
Earlier this month, City Council signaled it will likely allow a technical change to the existing zoning to consider a nine-story mixed-use building at the corner of Ivy and Copeley roads. Under the new zoning, that project by RMD Properties would probably be permissible without further approval, but the developer’s attorney said they want to move forward as soon as possible.
“We hope that it is something that will enable the project to move forward and give the developers some comfort and continue to invest money in the design process,” said Valerie Long with the firm Williams Mullen at a Planning Commission public hearing.
The proposed new zoning for the property is Commercial Mixed-Use 8, which would allow for this type of use. RMD’s concept would not work under existing zoning because the land is less than the two-acre minimum required for a Planned Unit Development.
The actual application will come back to the Planning Commission and City Council within a few months, after the elected body approves a zoning text amendment to eliminate the size requirement.
Rory Stolzenberg, a member of the Planning Commission, signaled his support to allow a private developer to build something on land that will provide tax revenue to the city. (The University of Virginia’s real estate foundation has been buying up land on Ivy Road for decades.)
“We might end up getting a building that is as large as contemplated here, or under the new zoning and without getting a dime of tax revenue for it, that we could be using to fund our schools and other services,” says Stolzenberg.
There’s a lot of construction on Ivy Road for projects that will not directly generate any tax revenue and do not have to conform to the city’s zoning. To the east of RMD’s site, the University of Virginia is currently constructing a 214-room hotel, the Karsh Institute of Democracy, and the School of Data Science. There’s room for many more buildings in the future.
Another large building that is in the works is a hotel proposed for 843 West Main St., which is next to the Standard apartment complex. Earlier this month, the Board of Architectural Review made a preliminary review.
“My recommendation was that this building, recognizing it is fronting on West Main, that it not turn its back and not present itself as another wall to 10th and Page,” said Jeff Werner, the city’s historic preservation and design planner.
The project is being pursued by-right under the existing zoning and would not require any special use permits. The draft zoning code would designate the property as Corridor Mixed-Use 5.
Hotels on city property do generate property tax revenue for Charlottesville, in addition to revenue from the transient occupancy tax. For a sense of scale, 315 West Main St. was assessed at just over a million dollars 10 years ago. Earlier this year, the site of the Marriott Residence Inn was assessed at nearly $24 million.
The second round of zoning rules will be released to the public on Wednesday, March 29.