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 said 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.

Before you go: This story first appeared in the May 12, 2025 edition of Charlottesville Community Engagement and was posted to Information Charlottesville several days later. To support this work, take a look at this page on this website.