City Council agreed in October to contribute $5.5 million in a forgivable loan to support the first phase of the Piedmont Housing Alliance’s redevelopment of Friendship Court, the 150-unit downtown public housing complex that was built in 1978. PC: Grimm + Parker Architects
In a year where many of us followed guidelines to stay at home, the skies of downtown Charlottesville were marked by cranes building new spaces for the 21st century. In their shadow, projects to provide more affordable units moved through the bureaucratic process required to keep them below-market. Before the clock strikes 2021, let’s look back at some of what happened in 2020.
Public housing
After years of planning and complaints of decay from residents, Charlottesville’s government took steps to renovate the city’s public housing stock. In October, City Council agreed to spend $3 million to help finance the renovation of Crescent Halls and the construction of 62 new units on an athletic field at South First Street. A date for groundbreaking has been postponed several times, but officials with the Charlottesville Redevelopment and Housing Authority hope it will occur early next year.
At the same meeting, council also agreed to contribute $5.5 million in a forgivable loan to support the first phase of the Piedmont Housing Alliance’s redevelopment of Friendship Court. The 150-unit complex was built in 1978 in an area cleared by urban renewal. The first phase will see up to 106 units built on vacant land along Monticello Avenue and Sixth Street SE. The loan dictates that the new homes must be made affordable to people who earn less than the area median income. As with CRHA, there’s no set date for groundbreaking yet.
Also this year, a firm hired to complete an overhaul of Charlottesville’s Comprehensive Plan unveiled a draft of an affordable housing plan that calls for $10 million a year in city investment in similar projects. The draft also asks “to bring diverse voices from the community into decision making structure of the City and partners it funds.”
As the Comprehensive Plan edit process continues, affordable housing advocates hope to reform the zoning ordinance to make it easier to build more housing units without seeking permission from council. This conversation will spill over to 2021, as work on the Comprehensive Plan continues and as voters prepare to elect or re-elect two members of City Council in November.
Downtown towers
Meanwhile, hundreds of thousands of square feet for offices and other commercial uses are under construction. The largest is the Center of Developing Entrepreneurs, which is being erected on Water Street on the site of the former Main Street Arena. The triangle-shaped nine-story building will include a public courtyard, retail area, and incubator space intended to grow new businesses. Completion is expected by August 2021.
On Second Street, within sight of the CODE building, a nine-story office building called 3Twenty3 nears completion, despite a crane collapse in early January. The structure is ready for occupancy and tenants include Manchester Capital, CoConstruct, and McGuire Woods.
Not too far behind is the new headquarters for Apex Clean Energy, an eight-story timber-built structure on Garrett Street designed by Charlottesville-based William McDonough + Partners. Ground was broken in October 2019 and the building could be completed by the end of 2021.
Elsewhere in Charlottesville, Albemarle County hired Fentress Architects to design the $45.2 million renovation of the judicial complex in Court Square. The new general district court complex will be shared by both localities. Construction on the court building won’t begin until at least 2022, but the project is already drawing plenty of attention, as the city continues to move forward with the planning process for a parking structure at Market and Ninth streets to support the new facility.
A previous City Council bought the Market Street parcel in January 2017 for $2.85 million, and the current plan is to build a four-level parking structure with 300 spaces and 12,000 square feet of commercial space. Opponents have argued the structure isn’t needed and the city could invest the $10 million price tag in other projects, including affordable housing. The city says the new spaces would provide enough inventory to allow the nearby Market Street Parking Garage to be retired and redeveloped in the decades to come. The hulking parking garage is among the biggest decisions council will need to make as it hashes out a capital budget for next year.
What about Albemarle?
Albemarle County is also working on a new affordable housing plan. The draft calls for zoning changes that would allow for thousands more units to be built compared to the existing rules. This year, however, the county Board of Supervisors has not approved two projects that would have added to that number. In June, concerns about traffic left the board deadlocked on a vote that would have seen 328 units built on 27 acres at the northern end of the John Warner Parkway. In early January, supervisors are expected to take a vote on a rezoning for 130 units to be built near Glenmore. Neighbors cite traffic concerns for their vehement opposition to the project.
Shelby Marie Edwards, daughter of beloved Charlottesville activist and former vice mayor Holly Edwards, is PHAR’s new executive director.
PC: Zack Wajsgras
For Shelby Marie Edwards, serving her community comes naturally. Edwards grew up watching her mother, Holly Edwards, advocate for low-income residents as a parish nurse for the Jefferson Area Board for Aging and as program coordinator for the Public Housing Association of Residents. Now the younger Edwards is following in those footsteps as PHAR’s new executive director.
“Especially over the past few months, with all that’s going on in the social justice arena, I felt compelled to shift my work to focus more to what was speaking to me,” says Edwards. At PHAR, “I can continue the work of my mom, but in a way that’s true to me.”
Holly Edwards was an institution in Charlottesville, serving as vice mayor and a city councilor. She helped to spark the city’s Dialogue on Race, which led to the Office of Human Rights, while remaining involved in a string of other community organizations, from the NAACP to PACEM.
Following her mother’s passing in 2017, Shelby Edwards felt drawn back to Charlottesville, where she was born and raised. She’d been teaching theater and writing in Chicago, and when she returned, she began offering performance art classes through the Boys & Girls Clubs of Central Virginia, while embarking on new projects, like writing and performing the one-person storytelling show, Holly’s Ivy.
“I certainly will not be the person inside of the Westhaven clinic where she used to work, taking temperatures,” Edwards says. “But what I can be is someone who continues to amplify the voices of residents, be a listening ear, and make sure we are looking at what makes the most sense in the short and long-term for all of the folks who live in public housing sites.”
While this is Edwards’ first time working in the public housing sector, she plans to draw heavily on her years of teaching performance art and fundraising for theater nonprofits in Chicago. She will also tap into her degrees in business and theater from Virginia Commonwealth University, which she received in 2017, as well as the masters in humanities she earned last year from the University of Chicago.
In addition, Edwards will continue to lean on her many community mentors for support and advice, including PHAR board president Joy Johnson, who will be helping with the transition.
“[Johnson] is a powerful force in the community, and I am humbled and honored to be stepping into this role, especially so under her guidance,” says Edwards. “I look forward to learning so much in this position. I wouldn’t have taken [it] if I didn’t already know the community had my back.”
Once her term begins, Edwards will oversee all of PHAR’s programs, including emergency food distribution. Since the beginning of the pandemic, the nonprofit has focused on providing food assistance to the city’s most vulnerable residents. Staff and volunteers currently bring groceries to 40 people each month. Almost all the recipients have COVID-19 risk factors, like diabetes, heart disease, and asthma.
Though the program is unfortunately at capacity and has a waitlist, PHAR has also given out $50 gift cards to every public housing resident twice during the pandemic, and plans to do that two more times before the end of February, when program funding is expected to run out.
In the new year, PHAR will also welcome its new class of interns. The nonprofit’s six-month paid internship program, open to all public housing residents, teaches participants about the city’s public housing policies and organizations, and how to get involved in community organizing and advocacy. “They’re ultimately becoming involved in the decisions that affect their lives,” Edwards says.
However, running the program during a pandemic has its challenges, says Edwards. Because PHAR has not been able to do face-to-face outreach, it has only received eight applications so far, slightly less than in previous years.
“Most public housing residents do not have laptops or iPads, and they often have challenges with limited minutes on their phones,” she says. “We got a grant from the Charlottesville Area Community Foundation, which allowed us to purchase devices, but there will be a lot of learning for most of the interns to feel comfortable using them.”
As the city pushes forward with the long-awaited redevelopment of the public housing complexes Crescent Halls, South First Street, and Friendship Court, Edwards believes it is necessary for low-income residents to be involved in housing decisions. Affordable housing remains a crucial issue in Charlottesville, and adequate solutions cannot be created without residents’ voices, she says.
Looking forward, Edwards’ biggest goal for PHAR is to expand its outreach and membership, while building up existing community partnerships and forging new ones.
“I welcome any and everybody who supports PHAR’s mission, and wants to make sure that our housing sites are safe and equitable…and that our residents are heard all of the time,” she says.
The Friendship Court redevelopment is scheduled to take place in four phases over the course of seven years. Phase one, indicated above, will begin in the fall.
PC: City of Charlottesville
Do-over
Multiple public housing developments in Charlottesville are one step closer to getting a badly needed makeover. At its Monday meeting, City Council unanimously approved two ordinances regarding the redevelopment of Crescent Halls, South First Street, and Friendship Court.
The Piedmont Housing Alliance will take the lead on the first phase of Friendship Court’s redevelopment, while the Charlottesville Redevelopment and Housing Authority will head the work at Crescent Halls, as well as the first phase of South First Street.
In this year’s budget, council allocated over $3 million to CRHA for its projects. At its meeting this week, council needed to approve the funds again into a community development corporation operated by CRHA. Constructing and redeveloping Crescent Halls and South First Street will cost an estimated $34 million in total.
Once redeveloped, Crescent Halls—which houses mostly seniors and people with disabilities—will have 98 one-bedroom, and seven two-bedroom apartments, as well as improved accessibility and amenities. At South First Street, CRHA will renovate the existing 58 units, and build 142 new ones.
For Friendship Court, PHA plans to build 35 new multi-family homes and 71 new apartments off of Monticello Avenue. Forty-six will be set aside for current residents, while others will be available to people making between 80 percent to less than 30 percent of the area median income.
Construction on Friendship Court is expected to begin in the spring.
_________________
Quote of the week
“The grass around here looks terrible. It’s up above our knees. If we have a mayor that’s sitting on the housing board, have y’all really looked at Westhaven?”
—local activist Rosia Parker, calling out the poor conditions in the city’s public housing at Monday’s City Council meeting
__________________
In brief
Trump train strain
On Sunday, Richmond City Council candidate Mike Dickinson led a “Trump Train”—a caravan of supporters in their cars—from Henrico County into the city. That caused yet another altercation beneath the Monument Avenue Lee statue, where protesters stood in the roadway, preventing the caravan’s progress. Police responded to reports that a gunshot was fired and one woman was pepper sprayed. No other injuries were reported. The statue’s days seem numbered—last week, a judge said Governor Ralph Northam can remove the Lee statue by executive order, pending one last period for appeal.
Whine and dine
A disgruntled bride is suing Pippin Hill Farm & Vineyards for $32,000 after the Albemarle winery refused to refund a deposit for a canceled wedding, reports NBC29. Heather Heldman and her fiancé pushed their May 2020 wedding back to October when COVID broke out, but even with the postponement, just 15 percent of guests said they were able to attend. Heldman asked for a full refund. Pippin offered to return $9,000, saying it will have hosted a dozen weddings by the end of the fall, and it’s not the vineyard’s fault the Heldmans’ guests couldn’t make the trip. The wedding is just the latest event that’s gone sour in 2020.
Wild times
The city continues to expand the Heyward Community Forest, a swathe of newly protected land near Ragged Mountain. Last year, the city used a $600,000 grant from the Virginia Outdoors Foundation to purchase 144 acres of land from a private owner, thus establishing the forest. At Monday’s council meeting, the city appropriated $65,000 in VOF grant money to purchase five additional acres.
Friendship Court was one of three local redevelopment projects to receive millions in funding last week. (Photo courtesy of Grimm and Parker)
Funding cut loose
Long-on-the-books redevelopment plans for Friendship Court, Southwood Mobile Home Park, and Crozet’s town center got millions in funding last week. Southwood and Crozet Plaza each got a $3.2-million go-ahead from Albemarle’s Board of Supervisors June 19, contingent upon rezoning approval in August. And Friendship Court can start phase one of its redevelopment next spring.
Southwood: Habitat for Humanity bought the mobile home park off Old Lynchburg Road in 2007, and wants to remake it as a mixed-use development with 700 to 800 mixed income units—without displacing any of the residents. Habitat plans to build 450 units in phase one, with 75 that will be affordable for 40 years. But before any checks are cut, the county wants detailed plans.
Crozet Plaza: The former Barnes Lumber will be redeveloped by Crozet New Town Associates—Frank Stoner and L.J. Lopez, the same guys who rehabilitated the Jefferson School. The plaza will have retail and commercial spaces, a hotel, and approximately 52 residential units in its first phase, as well as street extensions into the congested, growth-area neighborhoods currently accessed only by Hilltop Street. Bonus for the county: Ultimately it will own the plaza.
Friendship Court: On June 21, Piedmont Housing Alliance, which bought Friendship Court in 2015, announced it received more than $15.8 million in tax credits as part of the U.S. Treasury Department’s Low-Income Housing Tax Credit program. The credits can be sold to an investor, bringing nearly $15 million in funding, which allows phase one of the Friendship Court redevelopment plan to begin. Piedmont Housing has stressed that current residents will not be displaced, and it hopes to open the first 150 affordable units by 2021.
Quote of the week
“The essential property of mercy is that it applies to the undeserving.”—James Fields’ attorneys in a memo seeking to avoid life in prison for the convicted killer
In brief
Splitsville
Charlottesville Tomorrow is ending its 10-year partnership with The Daily Progress, one of the first in the country between a daily and a nonprofit. The digital news source, known for covering government meetings and providing free content to the Progress, plans to change its mission to in-depth reporting that “improves local decision making” and expands civic engagement, while working towards “a sustainable subscriber-supported revenue model,” says executive director (and former C-VILLE editor) Giles Morris.
Another statue petition
Antiwar activist David Swanson is collecting signatures to remove the statue of “Conqueror of the Northwest” George Rogers Clark that sits on UVA property at West Main and JPA. Albemarle native Clark is depicted on a horse confronting a Native American family with several of his men, one of whom is wielding a gun. The statue is the fourth donated by Paul Goodloe McIntire that some people want to disappear from the center of town.
Cavs get the call
Three players from UVA’s national championship-winning men’s basketball team had their names read at the 2019 NBA Draft last week. De’Andre Hunter went fourth overall to the Atlanta Hawks, Ty Jerome earned the 24th selection by the Phoenix Suns, and Kyle Guy was taken with the 55th pick by the Sacramento Kings. Virginia Tech’s Nickeil Alexander-Walker was picked 17th by the New Orleans Pelicans.
Robert Tracci launched his campaign Tuesday morning in front of the Albemarle County Courthouse. (Photo: Matt Weyrich)
Tracci in
Robert Tracci announced he’s seeking a second term as Albemarle commonwealth’s attorney June 25, and says he wants to work with the General Assembly to set THC levels to determine stoned-driver impairment and help former convicts to re-enter society. He faces Democratic nominee Jim Hingeley, a former public defender, in November.
DMV for three
Lawyers for Virginia’s AG were in federal court for the third time seeking to dismiss a lawsuit against the DMV for the automatic suspension of driver’s licenses with no notice nor consideration of ability to pay. The AG rep argued that Governor Ralph Northam has ordered current suspended licenses be reinstated July 1 and that the General Assembly could repeal the law, an argument that plaintiffs’ attorney, Legal Aid Justice Center director Angela Ciolfi, scoffed at.
Fun and games
Being music phenoms isn’t enough for Dave Matthews and custom guitar maker Brian Calhoun. They’ve launched a new board game called 25 Outlaws, with Matthews-drawn illustrations, and a kids’ version of Chickapig called Chickapiglets, both of which will be available at a Target near you.
Clarification: Albemarle Commonwealth’s Attorney wants to work with the General Assembly to set statutory levels to determine marijuana impairment and he will not specifically be targeting stoned drivers.
This historic Woolen Mills property will become the new headquarters for WillowTree, thanks to developer Brian Roy's four-year dream of restoring the mill. Photo by SkycladAP
What a difference a decade makes. Ten years ago, the housing bubble had burst, the hottest area in real estate was foreclosures, and the Downtown Mall was littered with vacancies. Today, the county development scene is “white hot,” according to Albemarle Director of Community Development Mark Graham, and in the city, Director of Economic Development Chris Engel says the commercial market is “healthy and robust.”
Still, developer Keith Woodard’s washing his hands of his downtown West2nd project has roiled the landscape. City Councilor and architect Kathy Galvin offers a more nuanced description of development in the city in the wake of the West2nd implosion: “Confused: from bad to really good.”
The good news for the Charlottesville area is that people still want to live here. “We’re seeing the continuing trend of people who want to be close to urban centers,” says Nest Realty’s Jim Duncan. And he’s not just talking downtown Charlottesville. People are flocking to Crozet, U.S. 29 North, Pantops, and the 5th Street Station area anchored by Wegmans—the county’s designated growth areas.
“If you live and work on 29 North, there’s no reason to go to Charlottesville,” he says.
More than 150 projects that involve moving more than an acre of dirt are underway in Albemarle, according to Graham, and Crozet alone has eight active construction sites, he says.
Last year, 851 residential units, which include apartments, were permitted. This year, he says, by August the county had issued permits for 900 units.
And unlike the boom in 2005 through 2008, Graham says most building is taking place in the designated development areas. “Before, we saw a lot of McMansions being built in the rural areas.”
Since the 5th Street Station build out, “commercial development has cooled a bit,” says Graham, and 85 percent of what’s being built in the county is residential. “A ton of apartments are being built.”
In the city, Galvin provides a brief history of development this century. In 2003, neighborhood development focused on “expediting development reviews instead of long-range planning.”
During the redevelopment of West Main in 2012—and the construction of the behemoth Flats—“that’s when many of us realized our zoning was out of sync with our vision,” says Galvin in an email. “The public wants new rules of the game that give us more affordable housing, better buildings, and healthy, attractive places. Turn around times for development review must improve, but we have to get these rules right.”
Engel points to the 450,000 square feet of office space that will be available in the next few years in a city that hasn’t seen Class A offices built in the past 10 years. With 39,500 jobs and unemployment low, “We’ve become a regional job center,” he says.
Where those workers will live is another matter. Affordable housing continues to be an issue while luxury condos and rowhouses continue to be built.
The city would like to see more affordable and workforce housing, says Engel.
And there are a few. Galvin lists affordable housing projects that provide “healthy, well-connected neighborhoods” for residents with walkable streets and close-by essential resident services and amenities, like childcare, parks, and community spaces: Friendship Court’s resident-driven master plan for redevelopment without displacement; Sunrise Park on Carlton and Southwood in the county; Burnett Commons III; and Dairy Central on Preston.
West2nd fallout
Realtor Bob Kahn doesn’t see the “robust year” in commercial real estate slowing, despite interest rates ticking up.
The black eye in city development, he says, is Woodard’s “unfortunate cancellation” of West2nd after a Board of Architectural Review rejection that proved to be the “last straw” in Woodard’s five-year quest to break ground on a city parking lot that houses the City Market.
With West2nd’s demise, the city loses the affordable housing units Woodard planned to build on Harris Street, as well as nearly $1 million in real estate taxes, says Kahn. “The city really did a disservice to our community with that. There are no winners.”
He believes it will take years to get another project built on that lot with all the stakeholders involved and city “mismanagement of entitlements” pertaining to height, rezonings, and special use permits.
“It certainly doesn’t send a positive message about the economic vitality of downtown and will certainly hamper development on that lot with all those stakeholders,” says Kahn.
Engel’s perspective is not so dire. “We’ll see,” he says. “Stay tuned.”
With the City Market, residential, retail, and office components, “those types of projects are very complex” and make lenders nervous, he says.
Woodard did everything the city asked for in 2013, but it took five years instead of five months to approve, says Galvin. “In those five years, construction and financing costs rose, and Woodard needed another floor to pay for the increase. This project had to provide structured parking, housing, office space, and a plaza for the market all on a two-acre site, and build affordable housing off site.”
The good news for development in the city, says Galvin: “Most investors will not have that daunting a program or buy land from a public entity whose stewards are subject to staggered, four-year election cycles.”—Lisa Provence
With additional reporting by Samantha Baars, Bill Chapman, and Mary Jane Gore
Old mill, new purpose
Woolen Mills
Brian Roy, Woolen Mills, LLC
About 5 acres
120,000 square feet
Mixed office and commercial use
Approximately $18-20 million
Brian Roy has been nursing his vision of a completely restored mill—the Woolen Mill—for four years. He put in time solving problems with sellers, such as a flood plain difficulty, before his company, Woolen Mills, LLC, purchased the property. His dream is nearing fruition with the recently signed contracts with local tech giant WillowTree, which jumped ship from Charlottesville to Albemarle, to complete the office and commercial space.
Woolen Mills’ Brian Roy’s dream of a completely restored mill is nearing fruition, thanks to recently signed contracts with WillowTree, which will leave its downtown offices and anchor the redeveloped building at the end of East Market Street in Albemarle County. Photo by Amy Jackson
“We held an event for WillowTree employees, and began to work on a plan,” Roy says. “It’s been a work in progress to shape the space that would fit their needs the best. It’s great to have the opportunity to preserve this property.” Better yet, the county and the state are sweetening the pot with over $2 million in incentives to partner with Roy and WillowTree—and its 200 current jobs and 200 projected positions.
The builders, Branch and Associates, want to get started as soon as possible. Branch estimates it will be a 15- to 18-month project that could be completed roughly by the end of 2019 to March 2020, hinging on the start date.
“We’re very excited about this job of restoring a historic building,” says Michael Collins, project manager at the Branch Richmond office.
In early September, the design was about 70 percent complete, Collins says, and he hopes to be clearing space around the site by November.
The space will also house a restaurant, brew pub, and coffee shop, all affiliated with local coffee shop Grit, says Roy.
When asked about any concerns at the site, Roy immediately says,“The windows.” Ten thousand will need to be replaced with modern double-panes for efficiency, but in the original frames, for authenticity.
Rehabbing the rehab center
Musculoskeletal Center
UVA Health System
195,000 square feet
Outpatient care
The site of the former Kluge Children’s Rehab Center on Ivy Road is so discreet that some passersby haven’t noticed that the building John Kluge pledged $500,000 to get his name on, according to UVA Health System spokesman Eric Swensen, has been demolished and a new comprehensive facility that consolidates UVA’s outpatient orthopedic care is set to rise from the ashes.
The new Musculoskeletal Center—sounds like naming rights are available here—broke ground September 10. It will hold six outpatient operating rooms and allow surgical patients to recover for up to 23 hours before they’re shipped home. It will also house imaging services—MRIs, X-rays, CT scans, ultrasound, and fluoroscopy—as well as comprehensive physical and occupational therapy services. Surrounding fields and walking trails will boost that wellness-environment feeling.
The $105-million center is expected to open to patients in February 2022.
Banking on office space
Vault Virginia
James Barton
25,000 square feet
38 offices, event spaces and board room
Perhaps no one is more excited about the unveiling of Vault Virginia than C-VILLE Weekly staffers, who have endured construction overhead for the past year. What seemed to be unending jackhammering in the former Bank of America building has produced an array of office spaces on the Downtown Mall that are part of the latest trend of collaborative workplaces.
James Barton. Photo by John Robinson
The 1916-built structure already houses Sun Tribe Solar, and by the time this issue hits stands, construction mercifully will be complete. “We’re fully ready to occupy,” says James Barton, who hatched the Vault as well as Studio IX.
The new spaces include the marble and stone from former financial tenants, a theme that’s incorporated into a deluxe women’s bathroom with marble countertops and its own soundtrack.
One of the perks of membership, says Barton, is access to conference rooms and event spaces. And those renting the former board room can offer a private meal overlooking the bank’s grand hall that’s now Prime 109, home of the $99 steak.
Barton isn’t worried about the sudden influx of shared office space, especially Jaffray Woodriff’s 140,000-square-foot tech incubator, now dubbed CODE—Center of Developing Entrepreneurs—that will be built on the site of the Main Street Arena.
Creating the Vault hasn’t been without its struggles, and builder CMS filed a $316,000 complaint over an unpaid bill, but Barton and CMS attorney Rachel Horvath say that’s been settled.
“We had great investors come in early and great investors along the way to take this iconic building and give it a purpose for this community,” says Barton.
The influx of office space will make downtown Charlottesville really attractive to businesses that attract top talent and “show Charlottesville has the style and infrastructure,” says Barton.
“This should be the envy of cities trying to create this type of dynamic,” he says, that of a “vibrant, integrated community.”
More incubation
Center of Developing Entrepreneurs
CSH Development
0.99 acres on the Downtown Mall
170,000 square feet
Office, retail
Local angel investor Jaffray Woodriff wanted to build a spot for entrepreneurs and innovators to come together to bounce ideas off one another and scale their startups. And while many in the community wished he’d wanted to build it elsewhere, he bought the buildings that housed the beloved Main Street Arena, the Ante Room, and Escafé to redevelop it and make his vision a reality.
The Center of Developing Entrepreneurs, a 170,000-square-foot tech hub that will replace the Main Street Arena, is at the center of several major transformations on the Downtown Mall.
CODE will allocate 23.5 percent of its square footage for tech/venture space, and 26 percent goes toward a common area for events and presentations. An unnamed anchor-tenant will use 35 percent of the space, with the remaining saved for smaller offices and other retail.
The folks at Brands Hatch LLC, which is owned and controlled by Woodriff, are keeping it green: Look for high efficiency heating and cooling systems and rooftop terraces. Construction is scheduled to be complete by the summer of 2020.
Apex of development
Apex headquarters
Riverbend Development
1.28 acres
130,000 square feet
Office and retail
Wind farm developers Apex Clean Energy have a different kind of development in the works: an office building planned in conjunction with Coran Capshaw’s Riverbend Development and Phil Wendel’s ACAC fitness club.
Apex Clean Energy is developing an office building on the north side of the downtown ACAC, and the new structure will also house rental office space for other companies, and ground-floor retail. Courtesy Riverbend Development
Filling in the semi-improved large parking lot on the north side of ACAC’s downtown location, the building will also house rental office space for other companies, and some ground-floor retail.
Architect for the project is the 1990s-era “Green Dean” of the UVA School of Architecture, Bill McDonough, who now specializes in sustainable corporate HQs around the globe.
Yes, they promise, club members will have access to the parking deck once complete. But during construction? Valet parking is one option being considered.
Behind the Glass Building
3Twenty3
Insite Properties
About .67 acres
120,000 square feet
Office space
Developer Jay Blanton of North Carolina-based Insite Properties probably gets this question a lot: “Where exactly is that office building you’re planning downtown?”
And casual observers should be forgiven because this by-right 120,000- square-foot structure did not need to go through any public entitlement meetings. There were really no vocal neighbors to speak of, and the exact site is hard to describe.
The nine-story building will replace the back half of the Glass Building where Bluegrass Grill has long been a tenant, but the grill and other food-related-tenants along Second Street will still be in place.
The 120,000-square-foot, nine-story 3Twenty3 building will replace the back half of the Glass Building. Courtesy Insite Properties
One prominent tenant (with 17,000 of 110,000 square feet leased) will be white-shoe law firm McGuireWoods, which will vacate what has become known as the McGuireWoods Building in the Court Square area north of the mall.
Expect to see cranes on the skyline soon, says Blanton, who plans to break ground in October and finish by early 2020.
Tarleton didn’t camp here
Tarleton Oak
James B. Murray, Tarleton Oak LLC
2.75 acres
86,000 square feet office space
56 apartments
A longstanding gas station and food mart on East High Street get the boot in this deal from venture capitalist/UVA Vice Rector Jim Murray.
Construction is scheduled to begin on the two-phase downtown project this year. A five-story office building and approximately 300-space parking garage will be built first, with a two-story residential building including nearly 60 apartments coming later atop the parking structure.
This project, called Tarleton Oak, will take the place of the current service station with the same moniker, which is named after the space’s first tenant—a humongous oak tree long gone to the mulch pile. Local myth put Colonel Banastre Tarleton camping there after his failed raid to capture Thomas Jefferson, but a historical marker now points to a spot down East Jefferson Street.
Live, work, eat
Dairy Central
Stony Point Design/Build
4.35 acres
300,000 square feet
Office, residential, and food hall space
The planned multi-phase renovation and expansion of the old Monticello Dairy building at the nexus of Preston and Grady avenues and 10th Street NW is underway, and the battery shop, catering operation, and brewery tenants already have decamped for other sites around town.
Phase 1 of the project promises a complete overhaul of the 37,000-square-foot original dairy space into Dairy Market, a 20-stall food hall (think Chelsea Market in NYC or Atlanta’s Krog Street Market) with around 7,000 square feet of open seating. Developer Chris Henry of Stony Point Design/Build traveled as far as Copenhagen to research best practices for what he hopes will be “the region’s social and culinary centerpiece.”
Behind the dairy, 63,000 square feet of office space on multiple floors will be added. Expect all this to open in January 2020.
A multi-phase renovation and expansion of the old Monticello Dairy building includes a complete overhaul of the 37,000-square-foot original space into Dairy Market, a 20-stall food hall, with about 7,000 square feet of open seating. Courtesy Stony Point Design/Build
Phase 2 is the residential component, featuring 175 apartment units that are a mix of both market-rate (read: expensive) and affordable units aimed at households earning less than 80 percent of the area median income. City planning regulations require five such units as part of the approval here, but the developers plan 20 (or more if certain grants are approved).
Asked how he plans to decide who gets to live in the affordable units, Henry says he doesn’t know yet, as there is little or no precedent for such units ever being built in the city. Most developers opt instead to make cash payments into the city’s affordable housing fund. This residential phase, along with 500 onsite parking spaces, should be complete by 2021.
Not West2nd
925 East Market Street
Guy Blundon, CMB Development
About .25 acres
20,000 square feet
of office space
52 luxury apartments
Originally a preschool, the property at 925 East Market Street inspired Guy Blundon and business partner Keith Woodard to launch new plans for the property.
They envision five stories, and the first level will contain office space, Blundon says.
“It’s downtown, near the Pavilion and the Downtown Mall,” he says. “There are beautiful views from all of the upper floors, in every direction.”
The developers of 925 East Market Street envision five stories, with the first level containing office space, and 52 luxury apartments with “beautiful views from all of the upper floors, says CMB Development’s Guy Blundon. Courtesy DBF Associates Architects
Another amenity will be a covered parking space. “You could live and work in the same building,” he says.
The city has passed a resolution allowing 10th Street to be narrowed to allow for sidewalk and landscape buffers, and specified that the building be open to the public in the commercial use areas, with handicapped entrances on 10th and Market streets.
Construction should begin soon. “I have been focusing on other projects, mainly in Richmond,” says Blundon, and up until recently, business partner Woodard had been busy with the ill-fated West2nd.
Infilling
Paynes Mill
Southern Development
7 acres
25 single family homes
Starting at $400,000
Site work just started off once quiet Hartman’s Mill Road in a historic African American neighborhood.
At about a mile south of the Downtown Mall, Southern Development vice president Charlie Armstrong calls the houses at Paynes Mill “a rare find” because most of them back up to private wooded areas.
Charlie Armstrong. Photo by John Robinson
The U-shaped community offers houses with three to five bedrooms, two-and-a-half to four-and-a-half bathrooms, and 2,147 to 3,764 square feet. Lots range from an eighth of an acre to a half-acre, and the first home is scheduled to be completed this spring.
Straddling the urban ring
Lochlyn Hill
Milestone Partners
35 acres in the city and county
210-unit mix of single family, townhomes, and cottages
8 Habitat for Humanity homes plus affordable accessory dwellings
Low $400,000s to north of $700,000
Located off East Rio Road, Lochlyn Hill will have architecturally diverse homes and a wide variety of lot types and sizes, with the aim of accommodating everyone from couples to families to empty-nesters. Courtesy Milestone Partners
Nest Realty’s Jim Duncan touts the hometown aspects of Lochlyn Hill off East Rio Road, which encompasses both the city and county and borders Pen Park, Meadowcreek Golf Course, and connects with the Rivanna Trails system. Milestone Partners’ Frank Stoner and L.J. Lopez redeveloped the historic Jefferson School, and are working on turning the Barnes Lumber site in downtown Crozet into a town center. Nest is doing the marketing, and all the builders are local, says Duncan.
He notes its location in the popular Greenbrier district, and its diversity of architectural styles. “It’s not just white houses along the street,” he says.
Crozet for rent
The Summit at Old Trail
Denico, part of Denstock
11.51 acres
90 apartments
29 affordable 1-bedroom units
From $1,100 to $1,600 per month
Development firm Denico conducted a market study in western Albemarle and saw a gap in the marketplace for apartments in that part of the county.
“Given the growth, zoning, and access to [Interstate] 64, we felt that building apartments in Old Trail was a good opportunity, says Robert F. Stockhausen Jr., a co-principal at parent company Denstock. “It is a nice alternative for families and others to have.”
While the firm had originally looked in other locations, Old Trail won out with its location and amenities: golf, walking trails, stores, restaurants, the Village Center, views of the mountains, parking behind units, and nearby I-64 access.
The one-, two-, and three-bedroom apartments in Summit at Old Trail will feature stainless steel appliances, granite countertops, a private theater, clubroom, a business center, and rooftop sky lounge, says Stockhausen, as well as an amenity that sounds super swanky: valet trash service.
Bald eagles included
Fairhill
Southern Classic
120 acres
2- to 6-acre lots plus 60-acre preservation tract
$400,000 to $450,000 lots
Fairhill off U.S. 250 in Crozet is not a cookie-cutter development. With mountain views from “about every” one of the 13 lots for sale, and half of those near Lickinghole Creek Basin, the custom homes—once built—will be in the $1.2 million to $1.5 million range, according to Southern Classic owner David Mitchell.
“You get the best of both worlds,” he says. “It feels like rural living and it’s five minutes from Crozet.” Roads have been built and paving will take place in September.
Fairhill’s first publicity came more than a year ago, when an anonymous source tipped off the U.S. Fish and Wildlife Department—and C-VILLE Weekly—that a pair of bald eagles had made a nest for their two eaglets along the Lickinghole Creek Basin, a popular site for birders and waterfowl.
A storm in February destroyed the nest, says Mitchell, and within a month, the eagles built it back. His permit requires him to keep an eye on the eagles for an hour every two weeks, and it has some restrictions about when work can take place, but those “are not the worst thing in the world,” he says.
Glenmore’s new neighbor
Rivanna Village
Ryan Homes
95 acres
290 units
Starting in upper $300s
Nestled next to Glenmore, Rivanna Village will be a community of nearly 300 villas, townhouses, and single-family homes—and they’re all maintenance-free, so you’ll never have to mow your own lawn.
So far, 27 villas have been approved, and the remaining 263 units are still in the proposal process.
The one-level homes are specifically designed with the bedrooms, a laundry room, kitchen, and family room on the ground floor, and the proposed neighborhood will have its own trails, dog park, sports courts, and picnic shelters.
Ryan Homes reps didn’t respond to multiple requests for information, but according to their website, the ranch-style homes are “intimate, but spacious” and “built to last.” So that’s good.
Urban Pantops
Riverside Village
Stony Point Design/Build
Retail and residential
8 acres
93 units
Four years in the making, Riverside Village on Route 20 north—Stony Point Road—was the coming-out party for development firm Stony Point Design/Build, run by Chris Henry (son-in-law of local baby-formula magnate Paul Manning).
This “village” along the river just south of Darden Towe Park features a little bit of everything: residential condos, detached homes, and side-by-side attached homes.
Riverside Village will feature a little bit of everything: residential condos, detached homes, and side-by-side attached homes. Courtesy Stoney Point Design/Build
Under construction now are The Shops at Riverside Village, where Henry promises wood-fired pizza, craft beer, and a cycling studio. Rental apartments, four of which will be affordable, will occupy the second story above the commercial spaces.
Henry, who originally had 18 acres, but deeded 10 to the county to expand the size of Darden Towe, points to the site’s mix of uses, river access, and residential density as examples of Stony Point’s commitment to “urban planning, placemaking, and walkability,” something his firm is already focusing on at other sites around the county and in the city at Dairy Central.
All tired up
Scottsville Tire Factory
McDowellEspinosa Architect, with the University of Virginia
61.47 acres
185,721 gross square feet
Pricing as of July 2017:
Plant and 41.31-acre lot (along James River): $1,169,600
19.97-acre parcel: $795,000
The tire factory at 800 Bird St. in Scottsville has been empty since early 2010, when Hyosung shuttered its plant there, and the Town of Scottsville is trying to drum up interest in repurposing the nearly 186,000-square-foot space.
Town Administrator Matt Lawless has partnered with architect Seth McDowell and UVA’s Andrew Johnston to imagine what might happen to the site now owned by land magnate Charles Hurt.
While the factory site is for sale as two lots, it does not have a buyer. The town surveyed residents to think ahead 20 years and invited ideas for uses for the old factory building. Among these were residences, health and fitness programs, a go-cart track, and swimming pools. Some of those ideas will make their way into early renderings.
McDowell, who is working with up to three UVA students on the project, says comment and feedback on what town leaders call “a key asset for the town” will begin with a September 27 town meeting.
The marketing survey showed that 75 apartments may be needed in the coming 20 years, and plant plans may include all 75 units, 40 or even 20 units in the space. It’s a question of whether it is possible to rezone for residential purposes in the industrial area.
“There’s not one set vision,” says McDowell.
Whatever happened to…
Blasted plans
Developers of Belmont Point on Quarry Road were excavating away for 26 single family homes starting in the upper $300,000s when they got stuck between a rock and a hard place. Literally.
In June, neighbors got wind that Hurt Construction had hired a company to blast through bedrock, some of which was within 300 feet of neighboring homes.
“There’s no chance the city is going to allow the blast,” says Andrew Baldwin with Core Real Estate and Development, who was developing the site. The subterranean rock affects six lots that will require chipping or homes on slabs without basements.
That decision, says Baldwin, will be made by owner Charles Hurt’s Stonehenge Park LLC and Southern Development. But Southern Development’s Charlie Armstrong says he isn’t buying lots until they’re ready for building. And Hurt did not return a phone call from C-VILLE.
Lawsuit hurdle
One of the few apartment projects in the downtown area that has affordable units is at 1011 E. Jefferson St., but the project has whipped the Little High Neighborhood Association into a lawsuit-filing frenzy because City Council denied the 17 plaintiffs their three-minute right to petition their government when the special use permit was considered during a July 5, 2017, hearing, according to the pro se suit. And one of the plaintiffs suing council is former councilor Bob Fenwick.
The suit, filed one year later, has run into its first hurdle, according to the response from the city. “We missed the deadline,” says Fenwick. “You have to appeal within 21 days.”
He adds, “That might be a big mountain. We figured this would probably be a learning experience.”
Little High neighborhood resident Bob Fenwick is suing the City Council upon which he once sat. Staff photo
Meanwhile, Great Eastern Management’s David Mitchell (who also owns Southern Classic) says the special use permit and the preliminary site plan for the 126-unit building have been approved and the company has submitted a final site plan. But there’s still more work to be done before the current medical offices on the 1.5-acre site come down.
“We have to find a place for the doctors to move and move the doctors before demolition can begin,” says Mitchell.
Dewberry stays dark
Charlottesville’s reigning eyesore, the Landmark, is approaching its ninth birthday. In the ensuing near-decade since construction stalled on the former Halsey Minor/Lee Danielson project, Waynesboro-born John Dewberry bought the property in 2012 and has continued to keep it in its skeletal form.
The Landmark. Photo by Matteus Frankovich/Skyclad AP
In December, City Council quashed plans to give Dewberry a $1 million tax break over 10 years, but Dewberry Capital allegedly is moving forward. In March, the Board of Architectural Review approved additional height and massing. Since then, who knows? Dewberry and his VP Lockie Brown did not return multiple calls.
Rising from the ashes
The owners of the Excel Inn & Suites that burned May 4, 2017, are working on a reincarnation that bears no resemblance to the 1951-built Gallery Court Motor Hotel that hosted Martin Luther King Jr., but which shares a similar name.
Earlier this month, the Planning Commission approved a special use permit to build the Gallery Court Hotel.
The Planning Commission voted 5-2 on September 11 to approve Vipul and Manisha Patel’s special use permit to build a seven-story Gallery Court Hotel replacement on Emmet Street, where the original flamed out. The new hotel will have 72 rooms, including a rooftop snack bar and ground-level cafe.
29 Northtown
Brookhill—located between Polo Grounds Road and Forest Lakes—could be the successful pedestrian friendly urban model of which the county has long dreamed. Its town center sounds like a mini-Downtown Mall with an amphitheater—hello Fridays After 5—a movie theater and restaurants, according to Riverbend Development’s Alan Taylor last year.
Added to the mix this year: A deluxe ice park that’s guaranteed to be a hit with displaced skaters from the soon-to-be demolished Main Street Arena.
Last fall, the county’s Architectural Review Board approved an initial site plan, and Brookhill’s first phase includes four apartment buildings. We’d like to tell you more about when those will be available to lease, but Taylor did not return multiple requests for information.
Correction September 25: The original version misidentified the location of Apex headquarters, which will be in the parking lot on the north side of ACAC.
Clarification September 26 on the Little High Neighborhood Association lawsuit.
Piedmont Housing Alliance CEO Frank Grosch is leading the redevelopment of Friendship Court and says its current level of maintenance service is “not okay.”
Photo Jack Looney
A group of Friendship Court residents is pushing back against redevelopment plans, calling for more inclusion as developers move forward with attempts to revamp downtown Charlottesville’s largest subsidized housing neighborhood.
The Piedmont Housing Alliance announced last fall that it was purchasing the property with 150 low-income units in 2018 and was transforming it into a large-scale, mixed-income apartment complex, promising to continue rent subsidization for existing apartments, while constructing hundreds more market-rate units that could cost as much as $2,400 a month.
And last month, using $260,000 from the city, the nonprofit released a 68-page draft version of its master redevelopment plan. But the Friendship Court Residents Association, in a recent letter to PHA chief executive officer Frank Grosch, says residents want more of a say in the planning process. “The plan says that ‘resident input has driven the process,’” wrote the FCRA in its June 30 letter. “We ask that you change that language in the plan and when you talk about this process in the future. We do not feel like we have been in the driver’s seat for any of the most major changes you are planning.”
Specifically, the resident group wants to be part of the team that determines the number of apartments in the eventual neighborhood, the size of the apartment buildings, the design of any through-streets that bisect the community, the details for underground parking areas and the specifics for proposed green spaces and play areas.
Tamara Wright is a member of the FCRA steering committee and one of three residents who signed the letter. She says PHA has made efforts to interview residents and gather input about their concerns and desires—the draft master plan has sections entitled, “What we heard and what that tells us,” detailing the listening sessions with residents. Wright is also one of seven residents on PHA’s 14-person advisory committee.
But, Wright says, residents haven’t been part of crafting the actual plans and solutions around issues that are discussed. Instead, that has been left to developers, and PHA then tells residents what solutions it deems best, which doesn’t foster an environment of inclusion, she says, regardless if those plans actually address the issues raised. It comes across as belittling and demeaning, she says.
“I think Frank really needs to understand the residents more,” says Wright. “I think he’s only looking at it like, ‘We’re just helping, we’re just trying to make it better for you,’ and he’s not really trying to understand what would be better for us. What you think could be better may not be better.”
The resident association letter follows a two-hour June 14 meeting, when Grosch met with members of the FCRA to discuss concerns. There, residents say Grosch committed to a host of issues, ranging from window safety latches and the relocation of the existing community garden to new appliance guarantees and management’s response to maintenance requests.
Wright and several other residents on the FCRA say maintenance requests aren’t addressed in a timely fashion by Edgewood Properties, which did not return requests for comment, taking weeks, sometimes months, to be fulfilled. PHA doesn’t currently have a majority ownership of Friendship Court, which prevents it from directly solving housing issues. But when residents raised these concerns with Grosch, they say they were told that their future wealthier neighbors won’t tolerate delayed requests for service.
“When he says things like that, it rubs me the wrong way, because it makes it seem like we tolerate anything and we accept being treated any type of way,” says Wright. “Why does it take tearing it down and bringing people in with money in order to give us a nice place to live and better units? Why can’t you have enough respect for us and the fact that we’re here and just do those things for us? Because it’s really not for us, it’s for [the wealthier future residents]. And it’s like, ‘You’re just going to reap the benefits in the process, so just suck it up.’”
Grosch says he knew this sentiment was not well-received. “The idea I am trying to express is that levels of service will rise when the property is redeveloped,” says Grosch. “The truth is that the current levels of service are, on their face, less than I have come to expect after 30 years in the apartment business. It is most decidedly not okay.”
He says PHA is working with its current co-owners the National Housing Trust to get responses to management-related questions. Further, he says PHA has tried to include residents every step of the way, hiring a full-time on-site community organizer, chosen by residents, to act as a liaison. And the lead project designer, from the San Francisco Bay area, and her team have conducted hour-long-plus in-home interviews with 16 residents, as well as several teen focus group sessions.
Some of the disagreement may be due to the perception that the lengthy draft plan, which was delivered to every apartment, is the final word on redevelopment ideas. That is not the case, says Grosch, adding that resident feedback on the plan is highly encouraged.
“The response has been overwhelmingly positive, with the most frequent comment being, ‘Don’t wait!’ or words to that effect,” says Grosch. “That said, we are really just at the beginning of the design process. We are eager to work with residents…to develop the specific designs for the site, the buildings and the amenities.”
Piedmont Housing Alliance CEO Frank Grosch is leading the redevelopment of Friendship Court and says its current level of maintenance service is “not okay.”
Photo Jack Looney
The public announcement September 21 that Piedmont Housing Alliance would option its right of first refusal to purchase the land and housing complex of Friendship Court has the potential to forever change the landscape and fabric of downtown Charlottesville. The fully occupied 150-unit complex, designated as lower-income housing, sits sandwiched between the increasingly popular Ix Art Park and the Downtown Mall. Although the proposed acquisition won’t happen until the end of 2018, plans are already underway to redesign the 11.75-acre property.
Frank Grosch, CEO of PHA says, “We are absolutely committed to keeping the Section 8 housing, and to preserve the community and families that live there.” Although none of those families were invited to attend that announcement, Grosch explains that PHA is still keeping everything internal.
PHA has received a $500,000 challenge grant from the Donovan Corporation in New York to help facilitate the planning process. Like matching funds, this is a dollar-for-dollar grant to help with design and planning only. Heavy-hitter David Dixon, a Boston architect and recipient of an American Institute of Architects Jefferson medal for “a lifetime of creating livable neighborhoods,” leads the charge. Marc Norman, a former Deutsche Bank banker and Harvard-educated planner who worked on the revitalization of Skid Row in Los Angeles, and Liz Ogbu, an internationally recognized architect who consults on projects throughout Africa, South America, England and the U.S. and whom Grosch refers to as “sort of a rock star,” are also on board.
Dixon’s enthusiasm spills out of the phone. “This is an entirely new demographic,” he says. Citing the upheaval and uncertainty in the real estate market, coupled with young professionals without children and empty-nesters as the impetus for a new kind of American Dream, he states, “one size does not fit all.” Cultural differences, ethnic backgrounds and economic variations are no longer seen as impediments to overcome, but guidelines to strongly embrace, he adds.
“I don’t know if people have become more tolerant, but they will do what it takes to have the urban lifestyle,” he says. Current residents at Friendship Court are essential to making this work, he emphasizes, because “you don’t want a white bubble.” Dixon advocates for full participation to make sure everyone receives the same information, to help residents understand what their options are and to foster constructive feedback.
Brandon Collins, a staffer with Charlottesville’s Public Housing Association of Residents, suggests PHA may have jumped the gun a bit. “They should be working with PHAR,” he claims, and by not notifying it of future plans have “already bypassed resident engagement.”
Todd Niemeier is operations director of the Urban Agriculture Collective, a nonprofit that uses the land surrounding Friendship Court to grow produce, educate residents, stimulate dialogue and supply families with fresh vegetables. He says he invited himself to the Omni Hotel announcement. “They said they were going to invite me but they lost my e-mail address,” he says. Niemeier remains hopeful that it’s early in the process yet, but laments, “The garden doesn’t exist without the community.”
The Strategic Investment Area plan, a comprehensive and somewhat exhaustive document, has been in the planning stages for more than 10 years. The plan, which encompasses roughly 330 acres of prime downtown real estate from the south end of the Downtown Mall to the eastern edges of Ridge Street and Avon Street Extended, puts Friendship Court smack in the middle of land slated for development. Foremost on the SIA to-do list is to rebuild and preserve public and assisted housing, and promote mixed-income residential development without displacing current residents.
The Residents’ Bill of Rights further pushes home the point. Among the tenets listed, there must be a meaningful and enforceable resident participation that guides all substantive decisions regarding redevelopment. There will be at least one-for-one replacement of all affected units with newly built or renovated public housing units. If displacement occurs, each household has the right to return to the redeveloped site.
Where those households will go during redevelopment is a concern for Friendship Court resident Jvonna Clore. “It’s hard to find housing,” she says. “Everywhere you go there’s a waiting list, and this is 150 units.” There’s a waiting list to get on Section 8 as well, she says. “That would be a concern.”
Thus far participation from Friendship Court renters remains minimal. Clore says she did not attend a meeting at the community center. “I’m not planning on being here long,” she says. And several residents say they weren’t aware of the plans at all. However Darryl Rojas, a visitor at the complex, says he thinks mixed-income housing is a good idea, “rather than pockets of low-income housing” as it currently is.
Maybe it all feels too far in the future to make a difference, but even Dixon acknowledges that sometimes you have “to force people to make this work.” Perhaps taking these planning meetings and public announcements behind the wrought iron fence of Friendship Court will help persuade the residents to get involved and stay involved. Any groundbreaking is a long way off and that leaves a lot of time for tweaking the process.
Spearheading the coordinating efforts of so many disparate groups rests squarely on PHA’s Grosch’s shoulders. When pressed about residents of Friendship Court’s involvement, he says, “I’m really trying hard to do this right.”
