May 12, 2025: Charlottesville City Council approves special use permit for lodging at 401 Ridge Street
Plus: Albemarle County Supervisors approve budget for FY2026
On this day in 1960, the Charlottesville Daily Progress reported the preliminary results of that year’s Census. The initial count for Charlottesville was 29,234 people, about a thousand fewer than city officials expected. Albemarle County recorded 30,691. Both localities together had a combined population of 52,691 in 1950.
I’m Sean Tubbs, and sometime in 2006 I did a public radio story on Charlottesville challenging the 2020 Census numbers. Since then I’ve written a lot of stories about how this region has been growing. Now I write this newsletter (and sometimes podcast) called Charlottesville Community Engagement and this is one for May 12, 2025.
In today’s installment:
Albemarle County Supervisors adopted a budget for FY2026 on May 7 so let’s take one last look
Charlottesville City Council votes 3 to 1 to allow 401 Ridge Street to be a bed and breakfast
A preview of tonight’s meeting of the Buckingham County Board of Supervisors where there’s a public hearing for a special use permit for an event center at Yogaville
First-shout: Charlottesville Area Tree Stewards offering Guided Tree Walks
The Charlottesville Area Tree Stewards have a mission to get more people educated about the relationship between people and trees. One way they educate the public is through guided tree walks and there are several coming up in the near future. Spots are limited and you can register below.
On May 15 at 10 a.m. there is one at the Ivy Creek Natural Area where Tree Stewards David Marrs and Laura Long will point out the coming transition of Spring Into Summer (register)
On both May 16 and May 17 at 9:30 p.m. there is a two-hour walk planned tree ID walk at Darden Towe Park with Tree Steward Kathy Nepote (register for Friday) (register for Saturday)
On both May 22 and May 23 at 9 a.m. there is a urban tree walk in Belmont where you can learn about 20 mature trees. (register for May 22) (register for May 23)
These walks are free, but donations are always appreciated! And if you go on one, I’d love to hear about it!
City Council votes 3-1 to approve special use permit for commercial lodging at 401 Ridge Street
Charlottesville’s new Development Code is still relatively fresh and this newsletter is dedicated to reporting as much of the implementation as possible. On May 5, Council held an event that has become somewhat rare under the new rules.
“We are here for a public hearing and resolution for a special use permit for the use of a commercial lodging of up to 10 guest rooms at 401 Ridge Street,” said Ben Koby, a planner in the city’s Department of Neighborhood Development Services.
The property is under the city’s Residential-C zoning district which allows commercial lodging but only after the City Council grants a special use permit.

Though the code allows up to ten rooms, the plan is for this bed and breakfast to offer five. The property has been used as a law office. Staff is not recommending any conditions for the permit and all parking would be provided on-site.
The applicant, Andrew Jenkins, said the building has been used for office space for many years and was originally a minister’s home. In recent years, another use has been introduced.
“Throughout every Thursday, Friday and Saturday night, this place has also been operating as a short term rental,” Jenkins said, adding he had been incorrectly told that this use allowed and later learned of the error.
The Planning Commission recommended approval after a short hearing.
City Councilor Michael Payne said his only concern is the impact on a neighborhood where Black people have historically lived.
“And from what I’ve heard, one of the biggest concerns about gentrification in those neighborhoods continues to be the proliferation of short term rentals,” Payne said. “Not just short term rentals, particularly Airbnb, but also uses like this because of the proximity to the University of Virginia.”
Payne supporting this special use permit might establish a precedent for other conversion of structures to commercial lodging.
This use would not be regulated like a short-term rental as a bed and breakfast operates under different rules.
The vote was 3 to 1. Mayor Juandiego Wade was on a trip to Ghana.
Albemarle County Supervisors adopt budget for FY26 after one more long conversation
On April 24, Charlottesville City Council wrapped up the budget process for Fiscal Year 2026 with a two minute meeting to hold the second reading of a resolution to adopt tax rates for the year. The $265.2 million budget was adopted ten days earlier.
On May 7, the Albemarle Board of Supervisors concluded their annual process with adoption of the budget and tax rates. However, this item took over an hour as staff went through the document one more time.
“Board, I’ll try to be as brief as I can but his budget has been a lengthy process that's got a lot of moving parts,” said Albemarle County Executive Jeffrey Richardson.
The new budget is built on a rate increase of four cents in the real estate tax as well as one for the personal property tax. Richardson said the bulk of the revenue generated by real estate increase will go to public safety needs including picking up the cost of Federal Emergency Management Agency (FEMA) grants that have now expired.
“It's about $10 million next year to pay back FEMA grant funded firefighter positions that we've competitively gone after since Fiscal Year 21,” Richardson said.
In all, the federal government paid for the initial hiring of 57 firefighters to help increase response times at a time when volunteerism is waning but the population keeps growing.
About a tenth of that tax rate increase goes toward affordable housing, or $1.2 million. Richardson had originally recommended an additional $3 million toward a housing fund in FY2026, but Supervisors agreed to increase that by $1 million for a total of $5.2 million. There will be a work session on May 21 to set up a framework of how that money will be used.
Richardson summarized some of what he heard at the multiple town halls that were held during the development process.
“We've heard from the public who have said, we need more than what you're providing [and] this budget doesn't do enough,” Richardson said. “And then on the other hand, we've heard quite a bit from people who have said we need less, we want less taxes and we want you to cut.”
Another last minute decision made by Supervisors was the addition of $300,000 for spending on climate action initiatives. Deputy County Executive Ann Wall explained how that might be used.
“We asked the facilities and environmental services staff to go back and to develop some recommendations on how best to use this funding for current and proposed activities under the Climate Action Pool,” Wall said. “Our focus was on projects or programs that had tangible and definable emissions reductions.”
Wall said staff will come back with recommendations in the near future.

Halfway through the discussion, Rivanna District Supervisor Bea LaPisto-Kirtley had a question.
“I've been hearing a lot from my constituents who don't, who it's not clear to them if our assessments are going up so much,” LaPisto-Kirtley said. “You know, over the past couple few years our assessments have gone up a lot. Why doesn't that cover the cost of what we want to do?”
Richardson said he is asked that question a lot and he understands concerns. He said there are many reasons why the county increases spending to cover the needs of a growing population.
“We have an extremely ambitious capital plan, most of which is devoted to core service delivery,” Richardson said. “When we look at courts, when we look at jail renovation, when we look at investment in recycling, solid waste, convenience centers. When we look at investment in three new schools, we've done renovations, we've done expansions, but three new schools over,a five year [Capital Improvement Program].”
Though the budget is now adopted, the process doesn’t stop. In addition to the work session on affordable housing, Supervisors will get a presentation on a recent report from the Weldon Cooper Center for Public Service on something called the “Cost of Community Service.” I’ll have a preview in advance.
Second shout-out: When Driving Is Not An Option webinar on May 12
A third of people living in the United States do not have a driver’s license and must navigate a mobility system designed almost exclusively for drivers. Does it have to be that way?
On Monday May 12th from 6:30 pm to -7:30 pm, Livable Cville will hold a conversation with Anna Zivarts, author of the book When Driving Is Not An Option. Charlottesville City Councilor Natalie Oschrin will also make an appearance.
When Driving is Not an Option shines a light on the reality for non-drivers and explains how improving our transportation system with nondrivers in mind will create a better quality of life for everyone. Zivarts is a low-vision mom, disability advocate, and non-driver. In this webinar, she’ll explain how healthier, more climate-friendly communities can be the result of what happened when the needs of involuntary nondrivers are viewed as essential to how we design our transportation systems and our communities.
Councilor Oschrin will share about how these ideas apply to the Charlottesville area. There will be an opportunity for Q&A at the end. You can sign up here for this free event.
Buckingham County Supervisors to hold public hearing on event space at Yogaville
Readers of this newsletter may not know there is a companion called Fifth District Community Engagement that tries to take a look at what’s happening at local governments across Virginia’s Fifth Congressional District. One of those local governments is Buckingham County.
Now that Buckingham County is being asked to plan for a regional water supply plan with other localities in the area, I’m perhaps open to reporting more from that locality. Here’s a teaser from today’s edition of 5CD.
The Buckingham County Board of Supervisors will meet with Senator Luther Cifers (R-10) at 5:30 p.m. followed by a regular meeting at 6 p.m. They meet in the Peter Francisco Auditorium at the County Administration Complex. (meeting packet)
The regular meeting begins with an invocation and the Pledge of Allegiance, followed by the public comment period. Then there’s a presentation from the Virginia Department of Transportation.
There are three public hearings.
The first is on the draft Secondary Six-Year Program for Buckingham County for FY2026 through FY2031.
The second is on a special use permit request for a multi-use event center “with events to include but not limited to vendor’s market to include local artisans, farms, food vendors; and seasonal festivals, arts and cultural events, life celebrations, community events.” This is on 4.85 acres located at 71 The Way, Buckingham, James River Magisterial District. (learn more)
“Many of the events proposed would be organized by a non-profit community organization, Village Sangha Association, which has been operating in the Yogaville community for multiple decades and formally, as a non-profit, since 2007,” reads the narrative. “The primary type of event would be a monthly ‘Vendor's Market’ where local artisans, farms, food vendors, and other vendors sell their goods.”
The third is for a special use permit “for the purpose of expansion of business operations including but not limited to additional housing, Air BnB, dry campsites, and an event center with events to include but not limited to glamping, dry campsites, nature trails, community meetings, special programs, tours, life celebrations, classes, festivals, farmer’s markets, etc. for up to 500 attendees.” This is on 59.357 acres located at 16680 W. James Anderson Hwy, Buckingham, Maysville Magisterial District.
The applicant is Sprouse’s Corner Ranch. A special use permit was approved for this property in January 2007 for “Horse Rider Training Facilities, Dude Ranch, Horse Shows.”
Next up is a resolution authorizing a public hearing on Buckingham County’s Comprehensive Plan. The Planning Commission recommended approval on a 6 to 1 vote after their public hearing on April 28. (learn more)
“Buckingham County will be a thriving and connected community that preserves its rural charm and natural landscapes while fostering responsible development,” reads the vision statement of the updated plan. “Families will grow, agriculture will flourish, local businesses will prosper, and new opportunities will be cultivated.”
There are four items for consideration and two are worth noting.
One is listed in the agenda as “Consider bid on installing water lines for hotel project.” This would be for a new facility on Wingo Road. Then that was approved by the Board of Supervisors, the county agreed to build a water and sewer line to the site. A bid has come in at $273,446.50. Does the Board want to proceed? (learn more)
The second is on a solid waste site on Route 655. It’s being used a lot and the Solid Waste Supervisor has a plan to make traffic flow more efficient. (learn more)
The meeting concludes with a closed session with the following description:
“Discussion or consideration of the acquisition of real property for a public purpose, or of the disposition of publicly held property, where discussion in an open meeting would adversely affect the bargaining position of negotiating strategy of the public body. §2.1-3711.A.3.”
The agenda also lists that there will be action after the closed session. I’ll make a note to watch that part and report what happened.
Reading material for #862
Albemarle housing development seeks rezoning, leniency on affordability, Maggie Glass, WVIR 29 News, May 8, 2025
Albemarle water rates to see nine percent increase, Avery Davis, WVIR 29 News, May 9, 2025
Albemarle County seeks feedback on draft proposal for Eastern Avenue extension, Kate Nuechterlein, WVIR 29 News, May 9, 2025
The waning moments of #862
There is about to be a deluge. I’ve got three stories written and could probably crank out a fourth but I’ve already written a story for C-Ville Weekly as well as the 220th edition of Fifth District Community Engagement.
I just tried writing that fourth one but making sense of anything eludes me. I also read through a draft chapter of a book a friend of mine is writing and I’m mulling over the questions I have. I don’t have any critique but want to say what I liked about the work. I want to be positive and provide encouragement so one day people will get to read her stories.
I also want to head to the post office to see if there’s a check in the bank. An issue with running a business is that sometimes revenues come in at uncertain times. The main thing holding me back from hiring anyone is a lack of secure funds to pay anyone else other than me.
This week might be a sleepy one. At some point I have to go down to Lynchburg to perform an errand I’ve been putting off for a while. I do have a lot of stories I want to write, but there’s also a need to finally clear out the storage unit that has the last remaining items from the house they lived for 43 years.
Each of us is shaped by our environment. I know growing up where I did was very isolating and I withdrew within myself. I learned how to occupy my time by writing and creating, not really understanding anyone around me past a certain age. Even these days I’ve got an isolated life where I spent most of my time writing for a growing audience.
What I want more of is listening to others, but I’ve also become a person who always has to process the information as it comes through my mind. But now the rain is coming and I want to drop myself into 1968 and see how the fictional Utopia Avenue is getting along. The characters penned by novelist David Mitchell feel alive to me.
Funnily enough, there’s a David Mitchell at the meeting below. I doubt I will write about it, but I do hope I can get the number of views up to 10!