In the past few years, developers have filed proposals for some of the last vacant parcels in Charlottesville, pushing the limits of growth. This includes two projects a quarter-mile away from each other on the Rivanna River in an area where the city has never conducted a small-area plan for infrastructure.
Local firm Seven Development is behind plans for two separate apartment complexes to be built on properties within the floodplain. One 77-unit complex would be located at 900 River Rd., while another 245 units are slated for three buildings on land off of East High Street that doesn’t yet have an address.
Shimp Engineering has provided the engineering for both projects, each of which would depend on elevating the land out of the floodplain, though the latter project will require more fill dirt to be brought in.
A preliminary site plan for 900 River Rd. has been approved, but the city recently issued a third denial to the one for 0 East High St. A major sticking point on the latter is the city’s position that the planned entrances are not legal under the existing zoning code. The developer disputes that notion.
Concern from neighbors has led to one of the most organized opposition campaigns in recent years.
“We believe that the developers improperly moved the [Federal Emergency Management Agency] floodway in order to accommodate this project, potentially putting current and future residents at risk in terms of both safety and property damage,” says Zoe Edgecomb of the Circus Grounds Preservation Corporation. “Many localities, including Albemarle County, do not allow residential development in floodplains.”
Edgecomb says the group disputes the notion that the project is by-right.
“Multi-family housing, while considered a business use, has additional restrictions that consider health, safety, and welfare of residents,” she says.
The corporation is asking the city to consider buying the property to prevent its development. Council took a first step toward that earlier this year when it agreed to hire an appraiser to do a market study for the land. That work is underway.
The 0 East High proposal may go before the Planning Commission, though under Virginia law, site plans must be approved if they meet the letter of the law.
Both properties are within the scope of the Urban Rivanna River Corridor Plan that was put together by the Thomas Jefferson Planning District Commission. The plan called for a new design review process for properties, but no policy has yet been adopted. None of the plan precludes housing but recommendation No. 9 may signal why developers have opted to proceed.
“Affordable housing is encouraged to be located with close proximity to the river corridor supported by robust transportation system access in conformance with locally adopted land use plans,” reads page 72 of the plan.
Justin Shimp, owner of Shimp Engineering, says the developments will improve conditions overall.
“The existing concerned neighbors’ stormwater goes untreated into channels and into the river,” he says. “New higher-density projects provide treatment and are far less impactful on a per unit basis when compared to single family development.”
Shimp says providing homes for people closer to the city will result in less air pollution due to the ability of more people to walk to work.