Zion Crossroads Providing Much Needed Commercial Development
July 18, 2007 | Leave a Comment
Anyone who lives east of the Charlottesville/Albemarle area, knows all too well the drive into Charlottesville. For decades, residents of Fluvanna and Louisa especially, have made the drive into Charlottesville for dining, shopping, recreation, etc. That may soon be changing.
Zion X Roads (the area where Rt. 250, Rt. 15 and I-64 intersect) is quickly developing into the next major regional commercial location. There have recently been a few news articles regarding the planned development, which I will be covering in a few upcoming posts. On the horizon for Zion X Roads is a new Best Western Hotel (opening August 1), a Super Wal-Mart, a Lowe’s Home Improvement Center, an upscale outlet mall, and plenty of other retail and office space. Combine all of this with what already exists in that area, including the growing community at Spring Creek, and Zion X Roads is sure to offer area residents a viable alternative to traveling into Charlottesville. It may also attract people out of Albemarle and away from the south side of Richmond, now wouldn’t that be a feat!
Time will tell how the development at Zion X Roads will affect the Charlottesville area, but one thing is for sure– it is an area whose time is long overdue.
[tags] Charlottesville, Fluvanna, Louisa, Virginia, Realtor, commercial development, Zion Crossroads, [/tags]
Fluvanna Opts for Colonial-Style Shopping?
May 10, 2007 | Leave a Comment
In what I found to be one of the more interesting recent happenings regarding economic development in Fluvanna County, the Planning Commission recommended the rezoning of 28 acres of land on route 600 from A-1 to B-1 in order to make way for a Williamsburg-style pedestrian shopping center. From the Fluvanna Review:
Planners Okay Pedestrian Shopping CenterReleased 05/03/07
By William J. Des Rochers
A new design concept for a shopping center may be coming to Fluvanna if the Board of Supervisors adopts the Planning Commission’s recommendation.
At its April 25 meeting, Commissioners unanimously recommended approval for a shopping center that will emphasize wide sidewalks and limited storefront parking.
According to the developer’s representative, Kelly Strickland, the separate buildings will be as small as 3,000 square feet and in the “Colonial Williamsburg” architectural style. The effect will be to create a pedestrian friendly atmosphere designed to encourage patrons to linger.
Planners largely did not address the concept since they only were considering a rezoning application from A-1, Agricultural to B-1, Business, General. However Commissioner Sam Babbitt (Fork Union) expressed his disappointment that there was no residential living included in the proposal.
The parcel consists of 28.7 acres in the Palmyra District and is located on Route 600 between the Broken Island and the Sycamore Square subdivisions.
Obviously, the county is a long way off from actually seeing the shopping center constructed, and there are a lot of steps in between now and a ground-breaking. I do find it interesting, however, that the county is showing a willingness to consider such an idea. The land in question is in an area that is slated to see much more economic development in the near future. Time will tell if the idea of a pedestrian shopping center in Fluvanna is one whose time has come.
[tags] real estate, realtor, fluvanna, virginia, development [/tags]
Sycamore Square Correction
November 17, 2006 | 1 Comment
It was brought to my attention that my previous post regarding Sycamore Square contained an error on my part. I wrote the post with the information that Sycamore Square was a “cluster subdivision” as prescribed by Fluvanna County. This is not correct. In fact, it would appear that Sycamore Square is actually planned according to the ordinances for R-3 development. While these ordinances require similar lot restrictions and open space, they are not the same as the cluster subdivision requirements, which apply to subdivisions built in areas zoned A-1 by the county. I apologize for the error.
The fact remains that Sycamore Square is unlike any subdivision built in Fluvanna County since the construction of Lake Monticello. It will be quite interesting to track its development in the future.
[tags] real estate, realtor, charlottesville, fluvanna, sycamore square, zoning, planning, construction, development [/tags]
Fluvanna Enters a New Frontier
November 15, 2006 | 3 Comments
For many years, Fluvanna County was one of the fastest growing counties in Virginia (per capita). During that time, most of that growth occurred in one neighborhood, Lake Monticello. Now, new construction growth at Lake Monticello has slowed due to the community getting closer and closer to build-out. Fluvanna has been trying to prepare for growth to move to other neighborhoods, many of which are brand-new. One way the county has decided to direct and restrict growth is through new planning and zoning regulations. One such regulation creates what are known as “cluster subdivisions.”
The purpose of cluster subdivisions is to allow for growth while still maintaining open space. Under the regulations, a new subdivision in Fluvanna County must remain at least 75% open space. This means that if a subdivision is a total of 100 acres, the homes in that subdivision must all be located on 25 acres, and the rest must remain undeveloped. This regulation is even more restrictive than a recently passed state-wide law regarding growth planning in the Commonwealth.
Since the passage of the cluster subdivision regulations, there has been much discussion in Fluvanna as to how this will affect growth in the county, and the physical appearance of the county. Until very recently, there has been no way to answer that question, as there haven’t been any cluster subdivisions built. Such is the case no more.
Enter Sycamore Square. Sycamore Square is a new-construction subdivision being developed in Fluvanna County right now. It has been easy for me to watch its progression, since it is located directly behind our office. Sycamore Square is remarkable for at least 2 major reasons reasons:
1) This is the first major cluster subdivision in the county. It consists of just over 100 building lots. Most of these are +/- .5 acres in size. The open space required by law is going to be used for walking trails, picnic areas, and other common areas. Being a cluster subdivision, the community will be planned in a way that is currently not found in Fluvanna. The community will have curbs, and it will have public water and sewer. Most subdivisions in Fluvanna are quite rural, and do not have these features.
2) The homes in Sycamore Square are being built by four different builders. Three of these builders have never built in Fluvanna in any significant way. Ryan Homes, Craig Builders, and R.D. Wade Homes have built all over the Charlottesville area, but building an entire subdivision in Fluvanna will be a first for all of them. The fourth builder, Southern Development, began building homes in Fluvanna a little over a year ago. All of these builders are known throughout the Charlottesville area for their construction. Having attended informational sessions with all of the builders, they seem very excited about this opportunity to build in Fluvanna.
For some people, the news of a new subdivision is no news at all. In Fluvanna, however, the development of Sycamore Square is something that will be watched very closely by not only the real estate community, but also the community at large. As of right now, most of the roads have been cut, and curbs have been started, and all of the builders have begun work on their first homes. I will try to keep everyone updated as more begins to develop at Sycamore Square.
[tags] real estate, realtor, fluvanna, charlottesville, virginia, sycamore square, development, zoning, planning, ryan homes, cluster subdivision [/tags]
Do You Want Richmond in Your Backyard?
September 1, 2006 | Leave a Comment
Watching the local news last night, I came across this story. It would appear that our legislators in Richmond now find it necessary to dabble in the planning of counties and cities throughout the Commonwealth. You can read the law, as it will be enforced, here.
Any time big government steps in to do the job that it previously had allocated to local governments, there is always the danger of running afoul of the Law of Unintended Consequences. In this case, there is no possible way that those in the Capitol could have possibly considered all the things that affect planning and zoning in Virginia’s counties and cities. From what I can gather of the law, it would appear that the main concern of legislators is population growth and density, and how it affects development. My guess is that this is one more attempt to avoid what many people refer to as "urban sprawl." In case you don’t know what that is like, try visiting anywhere in the DC-Metro area for a few days. . .urban sprawl sucks.
The problem with this law is that the only consideration it gives is to cluster subdivisions. As far as I am concerned, the jury is still out as to the effectiveness of cluster subdivisions when it comes to controlling and directing growth, while at the same time preserving open space and the rights of property owners. In my home county of Fluvanna, for example, the Board of Supervisors approved a rural cluster subdivision ordinance in 2004. It drastically changed the way property could be developed in the county. To date, not one single cluster subdivision has been built. Now, a few are currently in the works, but no one is going to be able to accurately evaluate their effectiveness for at least 5-10 years.
Technical problems with the law aside, this is just bad legislation, if you ask me. I can’t think of even ONE good reason why delegates and senators from places hundreds of miles from my county should have ANY say over the planning and zoning of my county. In my opinion, the planning and zoning of counties and cities should be left up to the people directly affected i.e.– the citizens of those counties and cities. Perhaps the only thing more disturbing to me than the proposal of the law is that it was approved by a vote of 88-8.
People in Orange County apparently share my sentiments, and are planning to circulate a petition to all the county and city governments in the Commonwealth, asking them to voice their displeasure in the law.
Hmmmm . . . where do I sign?
The Housing Debate Rages in Albemarle
August 17, 2006 | Leave a Comment
Everyone in the Charlottesville area is keenly aware of the constant debate about any form of real estate development in the area. Every proposed subdivision is met with contentious debate, so why should the newest proposals be any different.
The Daily Progress has an article about the proposed Biscuit Run development. The article contains a lot of very good information, so I’m not going to re-hash it here. What I will say is that it would appear that Albemarle is doing a good job of very carefully considering how such a development will impact the county. As I have mentioned before, the growth is going to come, and we should want it to come; the best that can be done is to take very careful steps when we consider how to direct that growth. Judging from the article, that is exactly what Albemarle County intends to do when it comes to Biscuit Run.
On a related note, the Board of Supervisors approved the preliminary plan for Albemarle Place. This is a mixed-use development located at the corner of U.S. 29 and Hydraulic Road. This development has been in the works for a long time, its ulitmate approval is pretty much an inevitablity, so this is just one more successful step in that process. Again, however, the process has gone slowly, and there has been quite a bit of community input and much needed discussion.
As the debate about real estate development rages on in the Charlottesville area, I can only hope that those involved maintain cool heads and give these proposals the careful consideration the community demands.
900 Homes Coming to Albemarle
August 3, 2006 | 1 Comment
The Albemarle County Board of Supervisors approved the mixed-use North Pointe development on Wednesday night. The mixed-use community that is planned to have retail space, a school, and nearly 900 homes will be located on what is currently forest land on the east side of Route 29, just on the north side of Proffit Road. You can read the Daily Progress story on the approval here, and watch the NBC29 report on the story here.
It appears that the Charlottesville area will continue to grown, especially to the North. Construction on the residential phase of Hollymead Town Center is beginning, and Ryan Homes is already selling town homes there. Obviously, there are a large number of Albemarle residents that are concerned about the impact of another large subdivision in that immediate area. There have been problems with mudslides near the Hollymead Town Center, and some are concerned about the environmental impact of North Pointe. North Pointe will be located very close to the Rivanna River, which poses its own set of environmental concerns as well.
Supervisors who voted to approve the development point to the increase in tax revenue and commercial investment as benefits to the community. Those who have opposed North Pointe don’t feel the increase in revenue is worth it.
Again, as with any major development proposal, the county in question (this time, Albemarle) is caught between a rock and a hard place. It is very difficult to turn down the increased tax revenue, community area, etc. On the other hand, if the development isn’t approved in this area, which happens to be designated for growth, then the 900 homes may be built in areas that are intended to remain rural.
As I have said before, the people and homes are going to come here as long as it is desirable for people and profitable for developers. As long as it is desirable and profitable, the best that the residents and community leaders can do is consider very carefully every new residential or commercial development.
Monday’s Big Answer to Development Question
July 17, 2006 | Leave a Comment
Well, after the 2nd edition of Friday’s Big Question, there was a 100% increase in the number of responses. Albeit, that meant that there was only 1 response (thank you Bryan), but we have got to start somewhere, right? At any rate, I encourage all of you to not only read the blog, but to respond to the posts that you find. Trust me, it will make things much more interesting.
Now for my Big Answer . . .
Area localities certainly have their hands full when it comes to achieving a balance between the desire for increased development and the desire for sustained quality of life. The attractiveness of the Charlottesville area is a double-edged sword. One the one side, people are attracted here because of the slower pace of things, the rural character of the land and scenery, and the overall quality of life. On the other side, the more and more people that move into the area, the easier and easier it becomes to erode the very things that brought people here in the first place.
Luckily, most of our public officials are very aware of this situation. To that end, most localities have developed a Comprehensive Plan to deal with growth. Most of the time, these plans involve selecting areas in a county that are designated for growth, and selecting areas that people would like to see remain undeveloped. These plans usually involve planning for infrastructure and capital improvements as well. Of course, every county’s Comprehensive Plan is just that– a plan. It is not written in stone, and as the elected officials change, and the residents change, so can the plan. That, however, is a good thing. Area localities need flexibility when it comes to dealing with growth and development issues.
In my opinion, the best thing that area localities can do when it comes to balancing development and quality of life is simple– stick to the plan. If you trust that the things you have decided to do will lead you in the right direction, then just do those things. Of course, other issues will most certainly arise; but if the plan is good to begin with, it should be much easier to handle unanticipated issues.
How does sticking to the plan apply to growth and development? Well, for starters, any proposed development needs to be carefully considered at every stage in the process. It begins in the Planning Commission, and ends with the Board of Supervisors. Every proposal needs to be put up against the Comprehensive Plan to ensure a good fit. All aspects of a proposal need to be considered as well. It isn’t quite as simple as just putting a shopping center in one place, or 100 homes in another. Every proposal has its drawbacks and its benefits. All of those things need to be examined before a decision is made.
To summarize, balancing development and quality of life is not going to be easy. It is going to take time, and the results of our efforts will not be known for years to come. If, however, we can be mindful of all the issues at play, and continue to plan for growth, it will make the task that much easier.
July Real Estate Podcast– Part 1
July 17, 2006 | Leave a Comment
Okay folks, it is time for the first of the regular real estate Podcasts. I plan on publishing these at the middle and the end of each month. I will publish them in MP3 format, so you can play them on your computer in Windows Media Player or RealPlayer. The Podacsts will also be available for download from iTunes.
So without further adieu, please download the first Charlottesville Area Real Estate Podcast. Make sure that you right-click on the link and choose "save":
Friday’s Big Question– 7/14/2006
July 14, 2006 | 1 Comment
It is time for the next Big Question, so here it is:
There have been a few stories recently regarding real estate development and its effects on the Charlottesville area. My question for you, dear reader, is the following– What should Charlottesville area localities do to balance the increase in development with the need to maintain the quality of life that attracts people here in the first place?
Be sure to post your comments, and check back on Monday to read my take.
-
Connect With Me
-
Listen to ZebraTalk
-
Read the Zebra on AgentGenius
-
Disclaimer
My name is Daniel Rothamel. I am a licensed real estate agent in the Commonwealth of Virginia and a member of the National Association of REALTORS. As such, I adhere to a strict code of ethics and all laws with regard to equal housing, which is reflected in the content of this blog. My broker is Strong Team REALTORS, 86 Joshua Lane, Palmyra, VA 22963; (434) 589-5800. My VA Real Estate License number is 0225 077325. All of the opinions in this blog are mine, unless otherwise noted.
