RealCrozetVA

09/09/2025

CROZET COMMUNITY ADVISORY COMMITTEE (CCAC)
at the Crozet Library
Wednesday, September 10, 2025 from 7:00 to 8:30 PM

1. Call to Order, Agenda Review, Introductions (3 minutes, Michael Monaco, CCAC chair)

2. Approve meeting minutes (Draft August 13, 2025 CCAC meeting minutes [None yet], 2 minutes; Michael Monaco, CCAC chair)

3. Discussion: AC44 – Growth Management Policy (30 minutes; Michael Monaco, CCAC chair)
AC44 Phase 4 Webpage
Draft Part 2: Growth Management Policy

4. Discussion: Committee Business (30 minutes; Michael Monaco, CCAC chair)

5. Board of Supervisors/Planning Commission Liaison Updates (15 minutes) – this is time reserved for liaisons to share community announcements and project/policy updates.
Supervisor Ann Mallek and Planning Commissioner Lonnie Murray

6. Community Concerns (10 minutes)

7. Adjourn (1 minute)

Crozet Community Advisory Committee (CCAC) agenda, Crozet, VA, 7PM, Crozet Library. Presentation:AC44 Transportation and Land Use-Kevin McDermott & David Benish

09/08/2025

Not Crozet, but our neighbors in Nelson are about to get a significant upward real property reassessment .

"The fourth is an update on the real estate reassessment happening for 2026. The firm Wampler-Eanes has been hired to do the work and will finish up fieldwork in October and notices will go out to property owners in November. This is definitely an interesting story for anyone interested in the idea of real estate assessments. For instance, one property in Shipman is slated to jump from a 2023 assessment of $130,000 to a 2026 assessment of $230,000."

Plus: Charlottesville EDA will further discuss new fund to assist affordable housing projects

08/29/2025

9am on Friday morning at Crozet Mudhouse.

08/27/2025

A dozen more affordable homes coming to Park Road.

"A mobile home park in Crozet has filed a site plan amendment to add more than a dozen new units.

“The proposed project is an expansion of an existing manufactured home park,including the addition of 14 manufactured home units for a total of 87 units,” reads a project description.

The additional units are allowed under the terms of a special use permit adopted by the Board of Supervisors at their meeting on August 16, 2023. The Crozet Mobile Home Community was built in the late 1970’s before a comprehensive rezoning in 1980 that made this use non-conforming.

The new units will be on about 3.2 acres of the existing Crozet Mobile Home Community. Pavement will also be added and there will be additional stormwater management facilities."

Plus: The UVA Center for Community Partnerships has put together two community well-being profiles for Albemarle and Charlottesville.

08/27/2025

This looks fun.

Calling all teens and tweens with terrifying tales to tell!

Submit a spooky short story to Crozet Library’s Terrifying Tales from Teens and be entered to win a prize!

All stories will be cataloged into an anthology collection and placed in our YA section.

Stories must be typed, maximum 2,000 words, original, and appropriate. Email all submissions to [email protected]!

08/25/2025

Not pictured: four people getting onto the “Crozet East” bus. And there were already people on the bus.

Changing how humans move is not an overnight evolution but, takes time and persistence, and and an awareness that things don’t always have to be the same.

choices matter

08/18/2025

ARB discussing murals in the Barnes Lumber project. I'm thinking the County could ... stay out of it?

"Then there will be a work session about murals at the future Barnes Lumber site in Crozet. The ARB approved a certificate of appropriateness for the development on March 3 and now will have a follow-up on the rules for review of art will be required. (staff report)"

"A work session is scheduled for the ARB meeting on August 18, 2025, to discuss these mural criteria. The following
questions are recommended to guide the discussion:

1. In the Barnes Lumber development is there some percentage of an EC-facing façade that can be covered by a
mural without ARB review/approval? If so, is 20% appropriate?

2. In the Barnes Lumber development is it appropriate for a side elevation of a building to be completely covered by
a mural? If not, what percentage would be appropriate?

3. Is ARB review needed for murals on side elevations?

4. Are there other issues that should be evaluated when deciding on the appropriateness of murals; for example,
impact on building materials, maintenance/appearance over time, reversibility, etc.?"

Plus: There's a meeting Thursday on the draft Comprehensive Plan

08/14/2025

Who's ready to review the Comp Plan?

https://communityengagement.substack.com/i/171000903/albemarle-countys-comprehensive-plan-update-available-in-draft-form

"After nearly four years since the process began, Albemarle County has published the full draft of the Comprehensive Plan update referred to as AC44.

“The Comprehensive Plan is one of the foundational documents that guide our elected officials' decision-making on public infrastructure, amenities, and services,” reads a section of the Engage Albemarle website. “It is also used as a blueprint to bring the mission, vision, and values of our local government to life.”"

Plus: The Charlottesville Redevelopment and Housing Authority is asking Charlottesville for more money to support public housing, resident services

08/12/2025

School starts tomorrow. A friend texted me this at 8 o’clock this morning:

“Apple Maps recommend that I take Garth Road this morning school (instead of 240/250/680) hasn't even started yet not looking good”

Fun with roundabout construction. Going to be an interesting and patience-testing few months.

It's going to be ok.

We want infrastructure, right? :)

08/11/2025

Part of this month's note that's relevant for those buying and/or selling in the Crozet market ...

--------

Has the market ever been bad?

Yes, the market has been different, and bad even. I’m going to do an in-depth market look next month, but for August —

We’re in a transitioning market. I said in C-Ville recently:

Local realtor Jim Duncan of Nest Realty says he doesn’t think interest rates are playing that big of a factor.

“I see the market is slowing due to intentional national uncertainty with respect to employment, tariffs, and the cuts that are affecting UVA and other educational institutions,” Duncan says. “Homes are absolutely still selling, and buyers do want to purchase.”

-------

It’s not the rates necessarily. It’s the world market.

I was talking to someone recently and they asked, "How could the sellers not know that they might lose money, or not make X% profit?"

My answer was simple - If all they know is appreciation and profit, that's what they are going to expect. If they bought their house in 2014, they have 12 years years of institutional knowledge.

If they bought their first house and sold in 2 years and made money, then bought and sold their next house in 3 years and made money, and they have now been in their house for 7 years, their expectation is that values only and always go up.

Transitions are hard. Understanding the market is hard, and feelings are not as relevant as data.* I tend to say very delicately, “the market does not care what you need or want to make or pay, the market is what it is, and here are the most relevant comps. Data can be shaped, but ultimately it’s unemotional and unbiased.

“I’ve been here and done this before” is one of the things I say that helps me give confidence to my clients, and candidly, to myself a bit too.

—

In the "don't reinvent the wheel" category, these are a few images from the most recent CAAR report. The CAAR report is good enough for an overview of the Charlottesville area market. (click through to see the screenshots)

My caveats:

- Sold data does not reflect today's data: that's better seen by looking at pendings, actives, and days on market.

- I include withdrawn listings and expired listings when I am doing analyses for clients; these show what didn't sell, and for how much – very valuable insight.

- As I’ve said for many years, I’ll tell you in 18 months what happens tomorrow.

August 2025 | Note from Jim. August is upon us. Schools are restarting, fall is near, and we’re putting our helmet lights back on for the fall and winter morning rides. This month: navigating a changing market, pulling comps for unrepresented buyers, the value of answering the phone, and disclosin...

08/07/2025

Got the following email today from Albemarle County. Hopefully this will be one of those infrastructure projects that takes decades to implement, and then one day, construction just starts.

Albemarle County needs your input on the Three Notched Trail Shared-Use Path Master Plan!

This visionary 24-mile trail will connect Charlottesville to the Blue Ridge Tunnel, passing near Ivy, the development area of Crozet, Greenwood, and Afton. The trail is intended to provide residents with safer and healthier transportation and recreation options. Over two years, the County and its planning partners will identify potential routes, prioritize segments, and build a shared community vision for the trail’s future.

Visit the County’s project website to take the survey! There is also a mapping tool to add comments directly to a map of the study corridor. The survey closes on August 31st.

Note that this is a planning project—no land is being purchased or trail built at this stage. Your voice will directly influence the plan.

Visit the project website to learn more:

https://engage.albemarle.org/three-notched-trail-master-plan

Please share this email with those who might be interested in this project. We’re excited to work together to build a trail that connects and inspires our community!

The Three Notched Trail Shared Use Path planning process is an exciting project that aims to create a multi-purpose trail connecting Charlottesville, Crozet, Albemarle County, and Nelson County. The Three Notched Trail will provide a safe, car-free route for locals and

08/06/2025

Windy Knoll deferred.

https://communityengagement.substack.com/i/170300248/unit-project-in-crozet-deferred

"However, on July 11, staff in Albemarle County’s Community Development Department sent a letter with comments on the plan. The letter notes that the density is too high.

“The rezoning request is inconsistent with the Comprehensive Plan’s recommendation for this property,” reads the letter. The document also notes that around fifty people attended the community meeting and argued that the project was not consistent with existing neighborhoods.

The comment letter offered a chance to ask questions.

“What is the height of the proposed buildings?” reads question #7. “Staff believes height should be limited to 35 feet, consistent with [Residential 6].”

R-10 allows for height up to 65 feet.

Staff recommended that the developer request a deferral to allow for the plan to be revised. The developer agreed.

“At this time, we would like to request a deferral to permit additional time to address staff comments,” wrote Polina Andreeva, a site designer with Shimp Engineering.

They have until January 15, 2026 to resubmit under the existing application."

Plus: A 22-unit project in Crozet will be retooled after community and stuff input