March 11, 2025: Developer seeks rezoning for 153 units on Rio Road in Albemarle County
Plus: Council approves a key step for affordable housing project at 1000 Wertland Street while the BAR wants design changes
Sticking with the royal theme today, technically King Charles III of Great Britain could veto legislation that passes the Houses of Parliament. However, no monarch has withheld assent since Queen Anne did so on March 11, 1708 when she refused legislation known as the Scottish Militia Bill. Over time, Britain and other European monarchies moved away from strong monarchies and the southern British colonies moved away from monarchy all together in 1776. This is Charlottesville Community Engagement and I’m Sean Tubbs and that history degree is now coming in handy.
In today’s installment:
The first rezoning filed in Albemarle County in 2025 calls for 153 units to be built in the 600 block of Rio Road West
Charlottesville moves forward with several sidewalk projects to make them ADA compliant and pickleball may be coming to Tonsler Park
Charlottesville City Council agrees that 1000 Wertland Street is in a “revitalization area” but the Board of Architectural Review disagrees with the latest design
First-shout: WTJU Puzzle Hunt returns on March 15
In today’s first Patreon-fueled shout-out: Cville Puzzle Hunt is back! Organized by WTJU 91.1 FM and designed by Puzzled Bee, the event is a citywide cerebral puzzle for teens and adults of all ages. The Cville Puzzle Hunt It works like an escape room, but all of downtown Charlottesville is the "room."
This year’s event takes place Saturday, March 15, 2:30 - 6 p.m. The Puzzle Hunt starts and ends at IX Art Park, with puzzles to solve at various downtown locations. Those participating will have a wild afternoon running around trying to untangle five diabolical, large-scale puzzles inserted into the urban landscape.
Advance registration is requested at CvillePuzzleHunt.com. The event is free and a $5 a person donation is suggested.
Plans filed for 153 units on Rio Road
The first rezoning application of 2025 has been filed with Albemarle’s Community Development Department on 3.2 acres in the Places29-Rio section of the county’s growth area.
A company with the name Piedmont Realty Holdings III is seeking to rezone four lots at 600 Rio Road from Commercial Office to Neighborhood Model District.
“The applicant intends to construct several new multi-family and two family buildings, and preserve the existing five townhomes on the property while enabling the possibility for those units to be redeveloped at some point in the future, for a maximum of 153 units on the property,” reads a description on Albemarle’s land use application portal.
Piedmont Realty Holdings is a company run by Drew Holzwarth. The civil engineering firm for this project is Shimp Engineering.
The Neighborhood Model District was created in the early 2000’s to provide a way to add additional density within Albemarle’s designated growth area. Places rezoned to this category have a “code of development” that lays out what will happen. In this case, the developer is seeking 48 units.
The application and associated documents are not immediately available to the public under the new Civic Access system. The interface tells anyone looking that payment has been made and the application has been judged to be complete.
The project is within the Rio Road Form Based Code Overlay and the narrative for the project states it could technically be built under those rules.
“However, there are several key [hindrances] within the Form Based Code that make this property difficult to develop under those regulations including the streetscape requirements, dedication of amenity space requirements, and road improvement requirements,” reads the narrative dated February 17, 2025.
A total of $3,153.40 has been paid so far with $2,960 of that going to the fee to have a zoning map amendment processed. There’s another $75 surcharge for Fire Rescue to review the document, as well as a four percent technology surcharge.
Piedmont Realty Holdings LLC owns three of the four parcels according to county property records. An company registered in Ithaca, New York, bought the property where Rio Station Apartments exist from Piedmont Realty Holdings LLC in August 29, 2022.
Preliminary comments from staff to the applicant are due on April 18, 2025. A notice sent out to interested parties indicates the Planning Commission has until June 3, 2025 to take action.
The land is within what Albemarle County calls Neighborhood 1. There are two pending land use applications according to the latest iteration of the county’s Development Dashboard published on January 1, 2025.
One is a rezoning of 3.62 acres at 2175 Woodburn Road for a project called Berkmar Flats. Civic Access states this project is in review. Unlike the project above, this one does have attachments viewable in the portal. That includes a letter to the applicant indicating that the Planning Commission voted unanimously at their January 28, 2025 meeting to recommend approval. You may need to log in to see them at this link. The Board of Supervisors will need to take action.
The other is for a special use permit to allow residential use on a one acre property zoned commercial at 615 Woodbrook Drive allowing for 15 residential units. Civic Access indicates this project was approved on November 6, 2024. I wrote about this back in November.
The development dashboard also states that there are 1,039 units in Neighborhood 1 that have been approved but not yet built.
Procurement update: Pickleball co-existing with the tennis courts at Tonsler Park?
There’s planning and then there’s implementation.
Tonight the Charlottesville Planning Commission will hold a public hearing on whether to add a new parks and recreation master plan to the Comprehensive Plan.
Today, the City of Charlottesville issued a request for proposals (RFP) for firms to renovate and rebuild the tennis courts at Tonsler Park. Bids are due on March 25. Work is to take place this summer.
There are currently four tennis courts at Tonsler Park and the draft master plan calls for the space to be repurposed so pickleball and futsal can be alongside tennis.
One of the drawings in the RFP calls for the contractor to provide striping for eight pickleball courts to fit on the same surface as the four tennis courts.
On Monday, the City of Charlottesville sent out several RFP’s for contractors to conduct work to repair and upgrade sidewalks to have them become compliant with the Americans with Disabilities Act (ADA). These are at:
Here are some other recent procurement updates:
The city seeks a firm to replace 2,900 linear feet of water line on a section of Locust Avenue. This would span from 10th Street NE to the U.S. 250 bypass. (learn more)
Six bids were submitted from companies to maintain the city-owned Maplewood Cemetery. The request for 16 visits a year. The lowest bid is from John Morris Landscaping of Gordonsville at $12,720. The highest bid is from Black Roses LLC for $46,0000. The award went to John Morris Landscaping. (learn more)
Piney Ridge Contracting and Consulting of Appomattox County has been awarded a contract for interior renovations at the Meadowcreek Golf Clubhouse in Pen Park. The procurement page does not appear to list the compensation. (learn more)
Want to assess the city’s procurement? There’s a procurement for that and bids are due on March 21. (learn more)
Second shout-out: Charlottesville Community Bikes
In today’s second subscriber supported shout-out, Charlottesville Community Bikes strives to provide wheels to anyone who needs a ride. That includes:
There’s a Kid’s Bike program for people under the age of 12 (learn more)
Several social services organizations refer people to Charlottesville Community Bikes for access to reliable transportation (learn more)
Keep an eye on their calendar for the next mobile repair clinic (learn more)
There’s also a workforce development program that “blends mentorship and comprehensive training in bicycle mechanics” (learn more)
Visit the Charlottesville Community Bikes website today to learn more!
City Council declares 1000 Wertland Street as revitalization area to help secure tax credits
BAR seeks more revisions to the project’s design
There are a lot of steps to take if you want to build a new apartment building and want to restrict all of the units to households and individuals below a certain annual income.
The University of Virginia Foundation and the group Preservation of Affordable Housing want to build a six story building at 1000 Wertland Street and designate all 180 apartments as affordable.
One of those steps was before the Charlottesville City Council on March 4, 2025.
“UVA is providing the parcel of land which has essentially four parcels and is located at the southwest corner of 10th and Wertland,” said Alex Ikefuna, the director of Charlottesville’s Office of Community Solutions.
This is one of three locations where the University of Virginia announced before the pandemic that they would work with community partners to build affordable housing. The other two are the Piedmont section of the UVA Grounds off of Fontaine Avenue and the North Fork Discovery Park.
1000 Wertland is the first project to come forward and one step along the way is a request for Council to declare the area as a “revitalization area.” Doing so will help the project’s rankings when an application is made to a state agency for “low-income housing tax credits.” (read the resolution)
“The estimated cost of the project if the funding is in place is $66 million and it's going to provide construction opportunities and administrative employment opportunities as well,” Ikefuna said.
City Councilor Michael Payne supported the designation but had an observation.
“My understanding is UVA has made a decision to not contribute any money towards the affordable housing that they pledged to build,” Payne said. “So if they submit a low income housing tax credit application, they're going to need the city to spend that money for their application to be competitive.”
In response to a question, Ikefuna said Preservation of Affordable Housing has requested $3 million from the city to match the low-income housing tax credits. However, that funding is not reflected in the proposed capital improvement program for the next five years.
City Manager Sam Sanders said he is aware of the request but there’s no room in the budget for a city match at this time.
“I can also share that I've had conversations with University leadership indicating to them the concern that there might be resistance or reluctance by Council to engage in funding the project,” Sanders said.
In the budget for the current fiscal year, Council declined to fund the Fralin Art Museum’s request for $12,000 to support education programming. That’s a small detail from my report from April 6, 2024.
The application for low-income housing tax credits from Virginia Housing application is due on March 13. To meet that deadline, Council once again waived a second reading required by city code.
Meanwhile, two appointed bodies in Charlottesville saw the project in late February. On February 20, the Board of Zoning Appeals granted two variances from city code. They could have asked for a special exception but there was a concern that could not be accomplished in time.
“It would take up to 4 months for the Council to hear this request,” reads the staff report for that hearing. “The Applicant has chosen to seek a variance because it is a more streamlined process.”
Six days later, the Board of Architectural Review reviewed a certificate of appropriateness for the building after two preliminary discussions. Two previous stories:
BAR gets first look at UVA affordable housing project at 10th and Wertland, June 2, 2024
BAR members suggest changes to planned affordable housing building on Wertland Street, January 10, 2025
In December, members of the BAR encouraged opening up the design into something that would eliminate the appearance of this building as a fortress. They wanted members of the public to be able to see into the courtyard at the center of the square-shaped building.
Liz Chapman of the firm Grimm + Parker said they tried to accomplish that, but have taken an approach.
“We want to bring the inside and the courtyard through the lobby,” Chapman said. “And so we're intending to do that through some biophilic material choices in our lobby spaces and also some artwork.”
That did not meet the favor of one BAR member who said he still wanted the public to be able to see into the courtyard.
“It's a nice amenity for the lobby of the building itself, but it doesn't really address the public walking down the street,” said James Zehmer.
BAR Member Carl Schwarz said he was still concerned about the way the building would appear on Wertland Street, repeating a concern that he doesn’t want another long building like the Standard on West Main Street. He suggested breaking it up halfway through with a notch, but acknowledged that might mean fewer units.
J.T. Engelhardt of the National Housing Trust said the tax credit application is for 180 units and it was too late to adjust that documentation.
The members of the BAR indicated they could not vote for the project at the February 26 meeting. Engelhardt said that BAR approval wasn’t necessary to apply for low income housing tax credits.
BAR member Ron Bailey said he was very frustrated by what he was seeing and wanted a new design.
“I actually don't like this building whatsoever,” Bailey said. “Perhaps the breaking up of the Wertland street facade would make it a much more acceptable building. But it looks like a fortress. It just is not a very attractive building.”
Bailey said he was sympathetic to how the project’s financing introduced constraints, but he was concerned about damage being done to the historic district.
Engelhardt asked for a deferral.
“I think that deferral is the only move right now to keep us on track for the financing application,” Engelhardt said. “And I just need to sort of talk, talk some of our finance experts to find out about any change in the number of units whether, whether we're locked in.”
The item will return to the Board of Architectural Review in the future. One question now is how much the additional design will add to the project’s bottom line. A second is whether Council knows of the BAR’s opposition to the designs so far, especially given that they can overrule the BAR on appeal.
Reading material for #829
Bridge project closes Louisa County road, CBS19 News, March 10, 2025
A year after opening, controversial Norfolk brewery closes, Jim Morrison, Virginia Mercury, March 10, 2025
Charlottesville Area Association of Realtors marks 100 years, Emily Hemphill, Charlottesville Daily Progress, March 10, 2025
Charles Alexander, one of the Charlottesville 12, reflects on integration and life after, Sophie Long, Cavalier Daily, March 10, 2025
Charlottesville Reveals Balanced Budget and Expands Crisis Communication Efforts, Olivia Davis, Cville Right Now, March 10, 2025
The Democratic Party of Va. will pick a new leader this month. Here are the candidates’ platforms, Charlotte Renee Woods, Virginia Mercury, March 11, 2025
Is this were #829, #829 would be this one
The above headline might have made more sense as 828 is a small palindrome. The headline for this endspace is always meant to be a non-sequitur, another place where I can add a little flourish to entertain myself in between looking at various pieces of code and listening to meetings.
Today was another day where I wasn’t sure if I’d actually do a newsletter, but there’s always something to write about. One of the stories I hinted at yesterday is above with the 1000 Wertland story. I also went ahead and went back and snagged the BAR discussion as well because I thought I’d put that all in one story.
And now I’m going to wrap this up quickly because it’s almost 4 p.m. and I’m going to walk to an establishment on West Main Street to get to work on the next newsletter, which will actually be the next edition of Fifth District Community Engagement. That’s officially off pause and the hiatus is over! I published one today which is hopefully in keeping with the old spirit! Take a look at today!
Today’s music has consisted of two Aphex Twin albums, a Dead Milkmen album I’d never heard, and now a 2020 album by the Squirrel Nut Zippers I did not know existed. Here’s one of the tracks. Not an original, but gosh it sings!