September 30, 2024: Fairfax Judge rules against Arlington zoning to allow “missing middle” housing; Electric car manufacturer exploring Albemarle dealership
Plus: The U.S. Census Bureau reports 2023 increase in median monthly rent in 2023
We are now at the end of September just when it seems to have only just begun. This 30th day of the ninth month arrived much faster than expected but Charlottesville Community Engagement is not equipped with mechanisms that can measure reflections on the passage of time. I’m Sean Tubbs, and sometimes all we can do is keep writing things down in the hopes that some of it will stick.
In today’s installment:
Albemarle County and most of central and western Virginia are under another flood watch today as more rain is in the forecast
A retired Fairfax County Circuit Judge has ruled against an update of Arlington County’s that allowed for more residential development in single family neighborhoods
The median monthly rent in the United States increased in 2023 at the highest rate since at least 2011
Electric car manufacturer Rivian is exploring the possibility of opening a dealership in Albemarle County
The Virginia Housing Development Authority will hold a public hearing tomorrow on the issuance of bonds to help finance construction of affordable units across the Commonwealth
We close out the third quarter in real estate with another look at lowered list prices
First-shout: Key to the City: How Zoning Shapes Our World
In today’s first subscriber-supported shout-out, Preservation Piedmont and the City of Charlottesville want you to know about a free event they’re holding this Saturday at 2 p.m. in City Space on one of my favorite topics - zoning.
Sara C. Bronin is a Mexican-American architect, attorney, Cornell University professor, and policymaker whose interdisciplinary work focuses on how law and policy can foster more equitable, sustainable, well-designed, and connected places. She is the author of Key to the City: How Zoning Shapes Our World which comes out on October 1.
Bronin founded and directs the National Zoning Atlas, which aims to digitize, demystify, and democratize information about zoning in the United States. The event is open to the public and everyone is invited.
Area bracing for more rain this evening with flood watch in effect until 11 p.m.
A flood watch is in effect until 11 p.m. tonight for portions of central and western Virginia including Albemarle and Charlottesville.
“Another round of moderate to heavy showers are expected over the same areas which have seen recent flooding issues,” reads an alert from the National Weather Service. “Total rainfall amounts of 1 to 2 inches are likely, with localized amounts up to 4 inches possible in a few spots.”
This section of Virginia was spared the brunt of a storm that is responsible for dozens of deaths across the southeastern United States and has led to closure of most roads in western North Carolina.
On Sunday, the Federal Emergency Management Agency declared an emergency for several counties in far southwest Virginia allowing public assistance.
For thorough coverage of how the storm has affected southwestern Virginia, check out today’s summary on Cardinal News.
For ongoing coverage of the devastation in western North Carolina, check out this link to stories from the Associated Press as hosted by CBS19.
The passage of Helene’s remnants through Charlottesville on Friday led both Albemarle County and Charlottesville to close their government buildings early. Albemarle delayed opening their buildings until 9 a.m. this morning.
This morning, the Albemarle County Police Department reported at least four road closures including a portion of Castle Rock Road for asphalt debris having washed onto the roadway. The county has also indefinitely closed Mint Creek due to damage.
Charlottesville City Schools were two hours late today.
The Loop deVille event postponed from this weekend will be held this Sunday instead and you can still register for the circuit around the Rivanna Trail. The finish and start line is at the Rivanna River Company at 1530 East High Street, which was severely flooded on Saturday morning. The city is looking for volunteers. (sign up to volunteer)
Judge strikes down Arlington’s Expanded Housing Option ordinance
A retired Fairfax County judge has partially struck down an update of Arlington County’s zoning code that allowed for increased residential development in areas that had been reserved for single family houses.
The website ARLNow reports that Judge David Schell ruled against Arlington on four counts and found that the county did not do enough to consider the potential impacts of higher residential density. (read the story)
That is a similar argument made against Charlottesville’s new Development Code by a group of plaintiffs who want Charlottesville Circuit Court Judge Claude Worrell to hold a trial on their claims that the city did not follow state code in studying transportation impacts.
Both sides in the White v Charlottesville case last appeared in court on June 27, 2024. Judge Claude Worrell asked counsel for both the city of Charlottesville and a group of city landowners to submit written closing arguments. (read the story)
Both have complied and both sides await a ruling.
“Plaintiffs disagree with a policy decision, made by the elected members of the Charlottesville City Council, carefully designed to address a severe housing shortage in Charlottesville,” reads the introduction to the closing argument in the city’s defense. (read the document on cvillepedia)
“The City failed to follow the process mandated by the General Assembly in adopting the Zoning ordinance by failing to submit the Zoning Ordinance and the Comprehensive Plan on which the Zoning Ordinance is based to VDOT as required by Virginia Code,” read the response from the firm Flora Pettit. (read the document on cvillepedia)
According to reporter Dan Egitto, Schell’s decision in Nordgren v. Arlington County Board halts Arlington’s ability to issue new permits under the Expanded Housing Option. The system approved by the Arlington Board in March 2023 is arguably a less permissive system than the one enacted in Charlottesville because there are limits on how many permits can be issued each year.
Arlington County is considering an appeal of the ruling.
“Arlington County is disappointed in the judge’s ruling today in the Expanded Housing Option (EHO) Development trial,” reads a statement posted to the county website on Friday. “We are reviewing the decision and determining the appropriate next steps to properly adhere to the ruling.”
Judge Schell was appointed by the Virginia Supreme Court to preside over the trial because all four circuit court judges in Arlington recused themselves because of a potential conflict of interest. That’s according to an August 31, 202 report in the Gazette-Leader.
Judge Worrell and his wife own a home in Charlottesville but he did not recuse himself in the case.
One more item to note is that Kellie Brown, Charlottesville’s new Neighborhood Development Services director, worked in Arlington County before beginning work earlier this month. (read the story)
Median gross rent increased in 2023 at highest rate since 2011
One of the ways the U.S. Census Bureau keeps track of what is happening in the country is through the American Community Survey.
Data for “selected housing characteristics” for 2023 were released earlier this month and for the first time since 2013, the gross cost to rent increased at a rate higher than median home values.
Gross rent is rent plus the average monthly cost of utilities and the average nationwide was $1,406 compared to $1,354 in 2022. That’s a 3.8 percent yearly increase. The gross rent in 2011 was $1,186 in 2011.
The median home value has grown from $236,400 in 2011 to $340,200 in 2023.
All figures are listed in 2023 dollars to adjust for inflation.
“Despite this large spike, the share of renter income spent on rent and utilities remained at 31 percent in 2023, an indication that renter household incomes kept pace with rent hikes,” writes Census Bureau economist Jacob Fabina of the Social, Economic, and Housing Statistics division.
Virginia is above the nationwide average in median gross rent with a figure of $1,567 though the Fifth Congressional District is much lower at $1,096.
The median home value in Virginia in 2023 is estimated at $382,900 and $280,400 in the Fifth District.
The estimated gross monthly rent in Albemarle County in 2023 was $1,607 and the average median value of a home is $492,800, plus or minus $20,977.
Figures are not available for the five other Thomas Jefferson Planning District localities because the ACS data for single years are only available for jurisdictions with a population of 65,000 or more.
Rivian Automotive exploring dealership in Albemarle
A car manufacturer that makes electric vehicles including an electric pick-up truck is exploring the possibility of opening a dealership in Albemarle County.
Rivian Automotive LLC has asked the Virginia Department of Motor Vehicles to hold a hearing on whether it is eligible to both manufacture vehicles as well as sell them. A public notice in the Charlottesville Daily Progress published on September 26 states that Rivian wants to make and sell the vehicles in Albemarle County.
The “city” of Batesville is specifically cited in the notice which is legally required to be advertised in a newspaper of public record.
”Rivian must establish that there is no dealer independent of the manufacturer available in the above-mentioned community or trade area to own and operate the franchise in a manner consistent with the public interest,” reads the public notice.
According to Rivian’s website, there is a Rivian Service Center in Richmond at 2289 Dabney Road. The company is headquartered in Irvine, California and has a production facility in Normal, Illinois.
The hearing will take place on October 17 at the DMV Headquarters at 2300 W Broad Street. Anyone who wants to attend is asked to contact the DMV.
The public process for this is laid out in two sections of Virginia Code. (here) (and here)
Second-shout out: Piedmont Master Gardeners event at the Center at Belvedere
One way to stay sharp and focused as you age is to take up gardening. In today’s second subscriber-supported shout-out, the Piedmont Master Gardeners celebrate Active Aging Week with a full day of programming on the topic this Tuesday, October 1 at the The Center at Belvedere.
There will be several talks throughout the day including a talk at noon called “Dig into the Health Benefits of Gardening” by two health care professionals who are also Extension Master Gardeners. This talk will examine the many ways caring for the garden can enhance and maintain physical conditioning, such as improved cardiovascular health from aerobic activity and improved muscle and bone strength from weight-bearing exercise.
Presented by Kathy Floyd, a retired member of the nursing faculty at James Madison University, and Beth White, a retired nurse practitioner, the program will also stress the importance of safety and how to avoid injury while working in the garden. To register for this event, visit https://thecentercville.org/calendar/event/124147//2.
From 9 a.m. to 6:30 p.m., the Master Gardeners will offer tours of The Center’s demonstration gardens. These tours will show how a selection of native plants in containers in small outdoor spaces, such as a deck or patio, will attract and support pollinators. A ”Leave the Leaves” exhibit will illustrate how keeping leaves in the landscape (rather than burning them or carting them away) supplies an ideal organic mulch that protects beneficial insects and microbes while promoting soil health.
At 6:30 p.m. the day’s programming will conclude with “Planting for Fall and Winter Interest,” a presentation by Master Gardener Caroline Polk. She will provide an overview of how to give a garden four-season appeal and will explain how simple steps, such as skipping fall cleanup and adding a few plants that benefit wildlife, can create a winter garden that grabs attention with its chaotic beauty. To register for this event, visit https://thecentercville.org/calendar/event/124716//3.
Public hearing tomorrow in Richmond on affordable housing bonds
Development of new housing units that are guaranteed to be rented or sold to households with lower incomes depends on multiple sources of financing. One of them is the sale of bonds issued by the Virginia Housing Development Authority.
Tomorrow morning at 10 a.m., Virginia Housing will hold a public hearing on the issuance of $872,540,000 million in bonds for 29 separate projects.
That includes $53,415,000 for the second phase of Kindlewood which the agenda states will include 110 new units split between stacked townhouses and multi-family apartments.
The public hearing will be held at 10 a.m. on Tuesday, October 1 at 601 S. Belvidere Street in Richmond. (meeting info)
Building permits for phase 2 were issued on September 17. The estimated cost of construction listed in the city’s database is $19,563,711. The financing from the state is intended to subsidize rents for many decades.
The City Council agreed to place $500,000 in the capital improvement program for the current fiscal year for the second phase of Kindlewood. Future spending is anticipated at over $3.1 million for phase three and $2.925 million for the fourth phase. Another $2.56 million is anticipated to cover the cost of new infrastructure to support the redeveloped community.
In all, there will be 450 units on site when the fourth phase is complete
The ground for the first phase of the redevelopment of Friendship Court was held in January 2022. The Virginia Community Development Corporation contributed $15,821,898 in equity through low-income housing tax credits for the first phase according to their website.
Yet another look at price reductions in Albemarle and Charlottesville
Today is the final day of the third quarter and soon there will be reports about how the real estate market has performed. One way I keep up is to go through emails from realtor.com with the subject PRICE DROP. Are people setting their prices way too high?
I’ve not really had much feedback on this segment but I love writing these up as another way to stay in touch with what’s happening in the market. I welcome feedback. Here we go!
On September 10, a three bedroom townhouse built in 2010 at 2126 Avinity Loop off of Avon Street Extended had its desired price lowered to $460,000, down $9,000. The 2024 assessment is $438,200. (learn more)
On September 10, a three bedroom house at 1001 Altavista Avenue in the city’s Belmont neighborhood was reduced by $15,000 to $358,000. The last time the house sold was in July 1995 for $45,000. The 2024 assessment is $257,300. (know more)
On September 10, the asking price for a four bedroom house at 878 Ridge Street was dropped $90,000 to $275,000. The 2024 assessment is $426,200. A sale is now pending. (see more)
Also on September 10, the wanted price for a two bedroom condominium at 200 Douglas Avenue was reduced $25,300 to $549,900. The 2024 assessment is $605,400. (go for more)
A four bedroom house at 2213 Banbury Street had its price dropped by $26,000 to $459,000. This also happened on September 10. The 2024 assessment is $438,900. (ascertain more)
Also on September 10, the desired price for 111 Carrsbrook Court was reduced by $14,901 to $484,999. (observe more)
A three bedroom house at 2617 Northfield Road had its price lowered by $36,000 to $799,000. The 2024 assessment is $524,000. (witness more)
There was another price drop for 748 Lexington Avenue on September 11. The four bedroom house had its price reduced by $130,000 to $1.97 million. The 2024 assessment is $1,215,700. The last time the property was purchased was in June 2021 for $550,000. (visit for more)
On September 12, A three bedroom house at 1393 Auburn Drive in the Auburn Hills subdivision had its desired price reduced $5,000 to $450,000. The 2024 assessment is $375,600. (look at more)
A three bedroom townhouse built in 2003 at 3311 Turnberry Circle in the Forest Lakes community had its asking price dropped by $14,900 to $395,000. The 2024 assessment is $339,200. A sale is pending. This price drop was on September 12. (click for more)
A single family attached home at 4584 Heather Court in the Briarwood community was lowered in price by $15,000 to $385,000 on September 12. A further drop to $370,000 came later in the month. The 2024 assessment is $308,900. Also September 12. (visit for more)
On September 13, the asking price of a four bedroom house at 1340 Mosby’s Reach in the Dunlora neighborhood was reduced an additional $26,000 to $699,000. On June 12, the asking price had been $799,000. The 2024 assessment is $594,900. A sale is now pending. (discern more)
On September 13, the list price for 44 Horizon Road was reduced $11,729 to $474,900. This is a three bedroom townhouse in Southwood built by Atlantic Builders that first sold for $457,950 on April 29, 2024. The 2024 assessment is $464,000. (get more)
A four bedroom house at 306 Gloucester Road was reduced in price on September 13 by $21,000 to $599,000. The 2024 assessment is $516,400 having been lowered from $536,600 in 2023. (peruse more)
On September 17, a three bedroom townhouse at 1762 Flora Lane had its price lowered $10,100 to $559,900. This unit was built in 2023 in the Brookhill development by Stanley Martin Homes and sold for the first time in August 2023 for $517,715. The 2024 assessment is $532,900. (there is more)
On September 18, a three bedroom house at 941 Henry Avenue had its asking price lowered by $50,000 to $849,900. The 2024 assessment is $495,200. A building permit for an estimated $60,000 worth of construction was issued in July 2022. (look at more)
On September 18, a three bedroom house at 322 11th Street NE had its asking price reduced by $24,000 to $575,000. This was further reduced on Sunday by $26,000 to $549,000. The 2024 assessment is $438,000. (see more)
On September 18, a four bedroom house at 921 Lochlyn Hill Lane had its desired price dropped $105,000 to $995,000. The 2024 assessment is $983,900. A sale is pending. (view more)
On September 18, a four bedroom house at 1740 Shelton Street in Belvedere had its list price lowered $19,000 to $920,000. The 2024 assessment is $818,100. (take a look at more)
On September 20, a three bedroom condominium at 1013 Linden Avenue with 1,216 square feet had its price lowered by $6,000 to $339,000. On September 25, the price was lowered another $4,000 to $335,000. The 2024 assessment is $278,000. (learn more)
On September 23, a three bedroom townhouse at 3444 Montague Street was lowered in price $5,000 to $465,000. The 2024 assessment is $438,800. (more listing here)
On September 24, a three bedroom house at 761 Ridge Street had its asking price dropped $30,000 to $325,000. The 2024 assessment is $293,900. (more info here)
On September 25, a five bedroom house at 1419 Burgess Lane was reduced in price by $15,000 to $570,000. The 2024 assessment is $537,900. (take a look)
On September 25, a three bedroom condominium at 114 Hessian Hills Ridge had its asking price lowered by $10,000 to $259,900. The 2024 assessment is $216,800. (details here)
On September 27, a three bedroom house at 721 Lyons Avenue was lowered in price by $26,000 to $599,000. The 2024 assessment is $413,900. (read more)
On September 27, a four bedroom house at 1821 Hearthglow Lane was reduced in price by $15,100 to $659,900. The 2024 assessment is $647,500. (educate yourself on more)
Reading material for #737
‘The spirit of the community is good’: Twin Oaks 6 months after 450-acre Louisa wildfire tore through half its land, Allison Williams, WRIC, September 25, 2024
Charlottesville technical school celebrates 50 years of education and apprenticeships, Gabby Womack, NBC29, September 28, 2024
$1.5M grant to expand Field School of Charlottesville, Emily Hemphill, Charlottesville Daily Progress (paywall), September 29, 2024
Flooded roads, power outages in US hamper storm rescue efforts, CBS19, September 29, 2024
I’m gonna wash that #737 right out of my hair!
I’m keeping this postscript short because there’s too much in this newsletter as there is and I need to get ready for my radio appearance on WINA in two hours. I’m on with Adam Hawes, the new host of Cville Right Now which has the new name of Cville Right Now Live. The segment is shorter and I like having to think on my feet.
Today’s first shout-out is enabled by someone who subscribes through Substack and supports Town Crier Productions through Patreon. This is the first time this person has taken advantage of this benefit.
The second one doesn’t have a specific subscriber. Most people who qualify for a shout-out do not take advantage of the benefit and the Piedmont Master Gardeners sort of fit the profile.
This system is not perfect, and neither is this newsletter. I strive to make it better each time. I’m just glad you’re reading it and hope you will continue to do so.
A moment now for Ting, a company that has provided a generous sponsorship since April 2021. The high-speed internet provider matches every new Substack subscriber, providing another good source of revenue for my fledgling company.
If you sign up for service and you are within Ting’s service area, enter the promo code COMMUNITY you’re going to get:
Free installation
A second month for free
A $75 gift card to the Downtown Mall
