Zoning in

Will increased density really bring more affordable housing?

By Sean Tubbs

The draft zoning map for Charlottesville points the way to a dense future for the city, all in the name of providing affordable housing. But the existing zoning still provides opportunities for additional residential density for those who can pay for it. Sometimes that means removing houses.

For example, a house built in 1893 at 704 Bolling Ave. in Belmont was demolished to make way for two new structures. Construction on the first, an accessory dwelling unit allowed under existing zoning at a cost of $195,000, began before the 19th-century building was torn down.

The work description for the demolition permit, issued on December 22, stated asbestos in the home would be removed prior to demolition. The toxic material was commonly used in construction for fire protection before its carcinogenic properties were realized, and all demolition or renovation requires a certificate describing whether the material is being handled correctly.

The cost to tear down 704 Bolling is listed in the application as $43,815. The property was last purchased in June 2021 for $400,000.

While the property does not have any historic protections, it was built by the Belmont Land Company as part of one of the first expansions of Charlottesville in the last decade of the 19th century. The name Bolling comes from one of the vice presidents of that firm.

Another house at 615 Bolling Ave. sold on January 30 for $760,000, after extensive renovations, for $180,000 over the 2023 assessed value. The original house was built in 1920 and last purchased in January 2021 for $165,000, or about $50,000 under the assessed value that year. That purchaser began work, but was told to stop because the asbestos certificate had not been turned in. Only then did the owner apply for building permits for renovations of the existing house, as well as construction of a onebedroom accessory dwelling unit.

A third house on the street that was also built in 1920 will meet the same fate as 704 Bolling. A firm with the name Antsy Me

LLC purchased 922 Bolling Ave. for $322,000 on June 30, 2022, and was issued a demolition permit this month.

Under the draft zoning code, all three properties on Bolling Avenue would be zoned as Residential-A. That would allow three units on the property if the existing structure is torn down, but four if the existing structure is kept.

The current president of Preservation Piedmont says those new rules will likely result in more demolition because there are no incentives.

“There is such a desire here, as elsewhere, for upscale residential single-family construction despite the ordinance‘s stated intention to increase other types of housing,” says Genevieve Keller. “Those who can afford to buy or build right now appear to be favoring single family dwellings.”

The change could make demolitions more common, but it’s not cheap to take down a house. In the past year, the demolition of 707 Forest St. cost $10,000. The takedown of 128 Harmon St. was $25,000. Teardowns and renovations are nothing new in Charlottesville. In November 2021, a firm called Daddy Rabbit bought a house at 903 Charlton Ave. in the Rose Hill neighborhood for $160,000, and more or less gutted the structure to make way for new residents. The house sold last November for $525,000. The previous occupant had lived there since 1950, until her death in April 2021.

That particular property is also zoned Residential-A, but the Future Land Use Map classifies it as “Sensitive Communities.” That means additional rules are supposed to be written to stop displacement.

There are many who state with certainty what will happen under those new rules. The reality is, the future of Charlottesville will be built parcel by parcel, including continued removal of structures people have called home for generations.

“Our last affordable houses such as 922 Bolling are the low-hanging fruit for teardowns,” Keller says. “But even so, the loss of embodied carbon and human toil is surprising when a buyer decides to demolish a house with a brand new roof, fresh paint, and new appliances.”

Blackberry Hill Farm

Impeccable country property with an attractive, well designed and self-sustaining 5,525 fin. sf residence on 38± acres with 3-car garage, barn and Blue Ridge Mountain views. A peaceful oasis easily accessible to Charlottesville and Washington DC. MLS#634846

$1,550,000 Charlotte Dammann, 434.981.1250

Glean Da Loch

Exquisite quality Georgian home, circa 2020, 8.18 acres in a unique 2500 acre equestrian and farming community known as Bundoran Farm, 90% of land is in conservation, only 10 miles to Charlottesville. The home has many lovely antique and new architectural features incorporated into its design and is flooded with light coming through the tall French doors and windows on all sides. Lovely pastoral, water and mountain views, miles of trails, stable and paddock. Peaceful country living just 15 minutes into town! MLS#638316

$1,695,000 Jim Faulconer, 434.981.0076

Private 18 acre horse farm, with 4-bedroom main residence, 1-bedroom cottage, beautiful 8-stall center aisle barn, outdoor riding ring, and several fenced pastures and hay fields. With access onto 570 plus acres of parkland with trails. MLS#632164

$1,295,000 Jim Faulconer, 434.981.0076

THE WILLIS

59 acres pastures and mountain woodland, magnificent views from circa 1920 farmhouse, large barn with stalls situated in quiet rural area of Nelson County. Vineyard nearby, 7 miles to shopping. Great grazing farm, possible to grow grapes. MLS#638289

$595,000 Jim Faulconer, 434.981.0076

Southern Albemarle estate with 1.5 miles of frontage on the James River with 540± acres of highly fertile, gently rolling landscape. Historic farmhouse dating to the late 1700s offers extensive views of the river. Under conservation easement with the VOF. MLS#630470

$4,865,000 Steve McLean, 434.981.1863

Stony Pointe

A spacious and meticulously maintained 4-6-BR, 5.5-BA Manor home on 57 acres of tranquility.

Panoramic views of the Southwest Mountains and winter views of the Blue Ridge Mountains to the west. Located 6 miles from Charlottesville. MLS#638292

$2,575,000 Jim Faulconer, 434.981.0076

317 acre estate that has it all: location, views, water, a spectacular 5-BR residence, event center and more! The 15+ acre lake is centered among lush rolling fields of rich grass and unparalleled views. Additional acreage available. 25 minutes west of Charlottesville. MLS#631962$8,875,000SteveMcLean,434.981.1863

ASHCROFT

Lovely 3490 fin. sq. 3-4-bedroom house in Ashcroft neighborhood on private 1.6 acre lot. 2-story entrance hall leads into a sunny living room off the center island cook’s kitchen with adjacent breakfast room opening to a raised deck, formal dining room, large main floor master bedroom suite, and half guest bath. Upstairs offers 2-bedrooms and 1 full bath off of a large landing. Lower level has recreation/family room, full bath, 1 bedroom or small office and inside access to the oversized 2-car garage.

$695,000 Tim Michel, 434.960.1124

Dudley Mountain Road

Unique 88-acre property with 4-bedroom home. Property includes two-car garage, storage shed/ shop and 3,760 square foot multipurpose building. Beautiful mountain and lake views just 4 miles from Charlottesville. MLS#635483 $1,275,000 Jim Faulconer, 434.981.0076

HATTON

175 acre grazing farm with 2/3 mile frontage on the James River. Impressive 4-5 bedroom, brick Georgian home, circa 2000 in excellent condition. Fertile James River bottomland for gardens, plus many recreational uses. MLS#632477 $2,670,000 Jim Faulconer, 434.981.0076

Sunnyside

Remarkably large parcel located convenient to Charlottesville and UVA. Exceptional Blue Ridge views, charming farmhouse (in need of restoration). Under VOF easement but with divisions into already predetermined parcels. MLS#585228 $4,400,000 Steve McLean, 434.981.1863

Red Hill

10 miles south of Charlottesville, a beautiful 283 acres, rolling to hilly, mostly wooded tract, borders Walnut Creek Park, with lake and miles of trails. This land has pastures, trails, creeks and a river! Many homesites, NO EASEMENTS. MLS#634310 $1,995,000 Jim Faulconer, 434.981.0076

Southwind Estates

3 separate parcels with commanding Blue Ridge Mtn. views, level building sites 15 minutes from Charlottesville. Sites have been perked, have wells, and ready for your dream home. MLS#632482 $375,000 (7.8 acres), MLS#632490 $275,000 (2.4 acres), MLS#632487 $175,000 (2.0 acres), Court Nexsen, 646.660.0700

TURKEY

33-acre property with beautifully constructed 3-4-bedroom home. Home features great room with dramatic stone fireplace and panoramic views and large master suite with private deck. Peace, privacy and tranquility unsurpassed, but close to town.

MLS#635341 $1,725,000 Jim Faulconer,434.981.0076

K’DEE FARM

Embodying the essence of country life! 214+/- acre farm with spacious main residence, 3-car garage with apartment, dependencies & farm buildings. Many agricultural & recreational uses.Easily accessible to Charlottesville, Orange, I-95 & DC region. MLS#636896 $1,975,000 Charlotte Dammann, 434.981.1250

BROOMFIELD FARM

29 acres fronting Blenheim Rd. a small agricultural & residential subdivision with CCR’s, but NO HOA. 2 buildable lots, with an historic red barn, silo, & an 8-stall stable. Driveway in place, underground power, well & water, & several building spots with mountain views.

MLS#624834 $495,000 Jim Faulconer, 434.981.0076

Crozet Area

Beautiful building lot -3.3 acres, fronting on a quiet paved county road. Land is mostly in pasture, some woods, creek and elevated homesite with panoramic views of mountains, pond, and surrounding pastoral area. Less than a mile to Harris Teeter at Crozet.

MLS#636349 $450,000 Jim Faulconer, 434.981.0076

820 Condo

Well-designed corner condo consisting of an exceptionally bright great room with high ceilings, ample space for both relaxed living and dining, 1-BR, 1-BA, and inviting private balcony. Views of the Downtown skyline and mountains. MLS#634496 $285,000 Charlotte Dammann, 434.981.1250

MURPHY’S CREEK FARM

Wonderful gently rolling parcel of land with just under 26 acres, 18 miles south of Charlottesville. The land is wooded (mostly hardwoods) with an elevated building site, stream/creek, total privacy, and long road frontage. MLS#619394 $229,500 Steve McLean, 434.981.1863

LYNX FARM LANE

Great building lot in Ivy! Over 2.5 acres less than 6 miles to Charlottesville and UVA. Your future dream home could sit on this beautiful, wooded land, the perfect combination of country and city access. Murray Elementary School District. MLS#634897

$165,000 Steve McLean, 434.981.1863

SIMMONS GAP/ ESTES RIDGE

10 acres of mature woods. Property has long road frontage and consists of two parcels being combined and sold as one. No HOA! Design and build your dream residence on this very well-priced parcel. MLS#621178 $189,000 Charlotte Dammann, 434.981.1250

GREENTREES

94+ acres 20 minutes from Charlottesville. Originally part of a 188-acre tract, two parcels may be purchased separately or together, with 2 developmental rights each. Mostly maturing pine and very long public road frontage. MLS#635861

$700,000 Tim Michel, 434.960.1124