Charlottesville City Council adopted a new Development Code in December 2023 that changed the rules for how buildings go through the planning process. This February, Council agreed to updates that made further alterations.
This was accompanied by an update of the city’s development manual. Some projects no longer require a “development plan” and can go straight through to the site plan process.
For instance, a final site plan has been filed to add three duplexes at 1101 Cherry Avenue alongside an existing single-family dwelling. That is allowed under Residential-B and a “major development plan” application is no longer needed.
An entity called Jones Street Flats LLC purchased the property for $420,000 on October 30, 2024. The lot will also be subdivided.
Projects initiated by the city must also go through the site plan process, though the local government does not have to pay itself for the review process. One such project is a pedestrian bridge across Pollocks Branch, a project that dates back to a planning study called the Strategic Investment Area adopted by Council in February 2014 on a 4-1 vote.
“This pedestrian bridge may utilize up to $250,000 in SIA funds that were authorized by City Council on September 5, 2017 and other funds made available due to actual costs being higher,” reads an engineering study for a “walkable watershed.”
Those costs are higher because the bridge had to be removed from its original location due to construction of new housing to be operated by the Charlottesville Redevelopment and Housing Authority. On May 4, City Council agreed to use $300,000 in repurposed capital funds to cover the cost overrun.
“The Pollocks Branch Bridge project has been stalled since construction of South 1st Street began and site conditions have warranted a relocation of the previously designed project,” reads the staff report. “This move has caused cost increases that now require an additional $300,000 to bring the project to completion in the next 24 months.”
The 50-foot bridge will be pre-fabricated and installed in place at the location.
The site plan was submitted on April 6 and the materials can all be reviewed here. On May 20, 2026
The city will issue denials of its own submissions. For instance, the Fire Department wants to make changes at its station at 203 Ridge Street to have an entryway and parking lot be compliant with the Americans with Disabilities Act.
A letter of denial was sent on April 23. The only issue is that the project will need a Certificate of Appropriateness from the Board of Architectural Review. That is on the consent agenda for the May 19, 2026 meeting.
City denies first submission of second phase of RWSA’s Central Water Line
Construction is underway on the first phase of the Rivanna Water and Sewer Authority’s installation of a new major water pipeline through central Charlottesville. The organization is currently seeking to get the second phase through the city’s site plan process.
The city’s Department of Neighborhood Development Services has denied the initial submission for multiple reasons. Such denials are routine and are intended to address technical concerns.
The project’s description reads: “Installation of approximately. 6,315 linear feet (LF) of 24 inch water main owned by [Rivanna Water and Sewer Authority], approximately 1,450 LF 12 inch water main owned by the City, & approximately 715 linear feet 18 inch water main owned by [Albemarle County Service Authority].”
During the review process, various departments weigh in with comments about what is missing on the site plan. For instance, a reviewer with Charlottesville Area Transit asked for all of the bus stops along the way to be appropriately marked.
“Please note that while this project does not appear to cross from the roadway past the curb, any disturbance or modification to a bus stop location will trigger ADA compliance requirements,” reads a comment from someone reviewing the project’s potential effect on transit.
“Provide a hydrologic and hydraulic engineering analysis demonstrating that the proposed grading/land disturbance within the regulatory floodway will not result in any increase in flood levels, affect normal flood flow, or increase erosion,” reads a comment from someone reviewing the project’s potential effect on the floodplain.
“Please address these deficiencies and re-submit your plan within 90 days, or by August 5, 2026,” reads a May 7, 2026 letter from city planner Carrie Rainey to staff at Michael Baker International, the firm working with the RWSA to get the project approved.
Plan to add deck to future hotel at 300 Court Square gets initial denial
Eagle Tavern LLC, the owners of 300 Court Square, are seeking to renovate the property as a hotel and restaurant. To do that, they need an updated site plan.
“The purpose of this site plan amendment is to demo the existing patio and add a deck to the rear of the property,” reads the document produced by Woolley Engineering. “This site plan also proposes some utility improvements and replacing existing stairs along 6th Street NE with a ramp to improve accessibility to the property.”
The Charlottesville Board of Architectural Review unanimously approved a Certificate of Appropriateness for the changes on April 15, 2025.
NDS staff issued an initial denial letter on May 1. Cited issues include a need to demonstrate they’ll meet a requirement to provide 10 percent tree canopy on the site, a need to clarify the dimensions of the outdoor amenity space, a need to provide bicycle parking, and to establish if there will be a grease trap.
The company has until July 30 to submit a new version.
The building was constructed in 1854 on the site of the former Eagle Tavern and was initially known as the Farish House Hotel. Learn more on cvillepedia.
Other tidbits:
- The second phase of CRHA’s South First Street development is for 113 units but still needs a site plan amendment for “minor clean-up changes.” While there are no attachments in the permit portal, comments are available. One issue from the Rivanna Water and Sewer Authority is that a patio and tables have been placed where a water meter needs to be. “These types of improvements shall not be located within the public utility easement,” reads the comment. A denial letter was issued on March 23, 2026. A new submission was made on April 30. (PL-26-0014)
- Plans have been filed for an elevator to be installed at a medical office at 2419 India Road. The business is Scott Wagner Integrated Medicine. (PL-26-0074)
- The city issued a denial letter for an expansion of 915 West Main Street for an ice cream shop. One reason is a need for a certificate of appropriateness. (PL-26-0018)
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