Category Archives: Crozet

Albemarle Supervisors approve $2.5 million in infrastructure funding for Barnes Lumber project

The Albemarle Board of Supervisors has agreed to spend an additional $2.5 million in public money on a public-private partnership to redevelop the Barnes Lumber yard in Crozet to provide the infrastructure for a more urban character. 

Supervisors had previously agreed to the partnership in 2019. The original agreement required the county to pay $1.6 million toward the plaza and to provide the equivalement amount in tax rebates through a synthetic tax increment financing scheme. 

Doug Bates is on the board of the Downtown Crozet Initiative, a nonprofit group also working toward the effort. 

“For the last five years, we have engaged in an aspirational dream out in Crozet, hoping for a plaza,” Bates said. “A couple years back that dream began to get some real teeth to it when you as a Board acted to develop an agreement between New Town Associates, DCI, and yourself, the county itself.”

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Crozet CAC briefed on transportation infrastructure projects

This month all of Albemarle’s seven advisory committees have been briefed on transportation projects from the county’s planning staff. In recent years, Albemarle has been successful at securing money for projects, such as the conversion of the Route 151 and U.S. 250 intersection to a roundabout. 

On March 8, 2022, the Crozet Community Advisory Committee had their turn. Planning Manager Kevin McDermott explained how the process works in Albemarle. 

“We regularly update a list of transportation priorities and this list basically is every project that’s been identified,” McDermott said. (read the list)

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ARB seeks smaller scale for Crozet self-storage facility

The winter storm yesterday ended up canceling all three of the government meetings scheduled including the Albemarle Architectural Review Board. That group last met on December 20 when they weighed in on a self-storage facility proposed for the intersection of U.S. 250 and Crozet Avenue. Margaret Maliszewski is a planning manager who works with the ARB. (watch the meeting)

“The proposed building is three stories tall with a 30,000 square foot footprint,” Maliszewski said. “The building as shown on the plan measures 260 feet by 120 feet.”

Staff is concerned about the size of the building in relation to what’s around it. Maliszewski said the developer submitted a design with architectural treatments intended to break down the design, but continued to have concerns with the preliminary design. The property is zoned for highway commercial, so the use is allowed but must comply with entrance corridor guidelines. 

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ARB seeks smaller scale for Crozet self-storage facility

The winter storm yesterday ended up canceling all three of the government meetings scheduled including the Albemarle Architectural Review Board. That group last met on December 20 when they weighed in on a self-storage facility proposed for the intersection of U.S. 250 and Crozet Avenue. Margaret Maliszewski is a planning manager who works with the ARB. (watch the meeting)

“The proposed building is three stories tall with a 30,000 square foot footprint,” Maliszewski said. “The building as shown on the plan measures 260 feet by 120 feet.”

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Crozet Master Plan talk turns to implementation; Crozet Plaza update

(This article is adapted from the June 21, 2021 Charlottesville Community Engagement)

The Albemarle Planning Commission will next take up the Crozet Master Plan at a work session on Tuesday, June 22. At the June 9 CAC meeting, committee members and participating residents got a presentation on the implementation of projects intended to bolster Crozet’s urban character. They also had the chance to comment on the plan update to date.  

But first, the implementation projects. The master plan is a large overview of the entire area, and further studies are suggested. The draft implementation chapter shows a list of ten potential topics ranging from a Downtown Neighborhood Architectural and Cultural Study to a stream health study for Parrot Branch, a local waterway. Initial feedback has already been submitted and planner Tori Kanellopoulos gave the rundown for how planning projects scored.

“The top ranked projects were the Crozet Avenue Shared-Use Path feasibility study, the Three Notch’d Trail feasibility study, and the Route 250 West design guidelines,” Kanellopoulos said. “And then the policy projects were also ranked and the top priority was updating residential zoning designations to allow for more preservation of natural resources.”

Potential capital projects were also ranked. Kanellopoulos said the highest ranking projects are the completion of Eastern Avenue, downtown Crozet intersection improvements, and sidewalk connections. 

Let’s hear more about that Three Notch’d Trail.

“Lately there’s been a lot more focus and attention on the potential Three Notch’d Trail which would ideally connect from the Blue Ridge Tunnel along Crozet and over to Charlottesville,” Kanellopoulos said. “A feasibility study would look at this alignment and there are opportunities to partner with [the Virginia Department of Transportation] and the Planning District Commission and trails groups to look at the feasibility study for the alignment.” 

Supervisor Ann Mallek said later in the meeting that VDOT planning may not have staff to conduct that feasibility study this year, but community work can be done now to prepare for that work possibly in 2022. 

“And the other blessing that goes along with that is 2022 is when [Virginia] is going to take over the rail access right of way from CSX and therefore that increases greatly the possibility that we will be able to have a trail beside the rail,” Mallek said. 

Another “catalyst” project now in the implementation chapter is Western Park, which has long been called for in the plan and for which the county received 36 acres in 2010 as part of the Old Trail rezoning. A master plan for that project was created in 2018 that identified three phases. The first is recommended for funding, a decision which would be made by the entire Board of Supervisors during the budget process.

“This phase one would include the access road with parking, a playground, and additional support of infrastructure and utilities,” Kanellopoulos said.

Committee member Sandy Hausman noted the rankings were based on responses from fewer than a hundred people. 

“I wonder if anybody feels like this there needs to be a bit more outreach, like a mass mailing to everyone who lives in Crozet,” Hausman said. “It just feels to me that this is a relatively small group of people who tend to be paying attention to this stuff and everybody else will be unpleasantly surprised in a year or two when things start happening.”

Committee member Joe Fore said he wanted to see all three phases of Western Park listed as catalyst projects, meaning they would be prioritized first.

“I think just given the fact that it’s been in the works for so long, that the phases of at least getting started, the land is already there,” Fore said. “I understand it’s expensive but it’s not an Eastern Avenue or Lickinghole Creek bridge expensive.” 

Fore also said he would support the creation of a special taxation district to help pay for new infrastructure. The Albemarle Board of Supervisors has previously been briefed on how service districts or a “business improvement district” could be levied in certain areas to fund amenities. 

“I looked through currently, and this may be a comment for the full draft, there’s only one mention of service districts in the entire draft and that’s in reference to funding ongoing activities and services at the plaza and downtown,” Fore  said. “But I would like to see maybe a little bit more and maybe a full suggestion saying maybe this is something we should explore in Crozet to fund some of these capital projects so we’re not constantly having these be projects are ten years out.” 

The Board of Supervisors last had a formal presentation on service districts at their meeting on December 7, 2016. (presentation) (story)

Fore has looked up the section of Virginia code that allows for the creation of such districts.

“It’s a pretty broad statute as I read it,” Fore said. “Things like sidewalks, roads, programming, cultural events, economic development, beautification and landscaping. It’s a very broad statute. It seems to me you could raise money for most of the kinds of projects that we’re looking at.  When we look at the list of priorities and say, yikes! Where are we going to get all the money for this? Well, rather than say let’s raise taxes on everybody in the county, you might be able to say let’s raise funds specifically from Crozet that would stay in Crozet for some of these projects we want to see in Crozet.”

CAC member David Mitchell is skeptical of the idea and said it would lead to Crozet receiving fewer direct funds from the county.

“Over time we will start to be looked at by the other Supervisors as ‘they have their own money, they can do their own thing’ and you’re going to slowly over time lose your share of the general fund,” Mitchell said. 

Supervisor Mallek agreed.

“I would really discourage our citizenry from burdening themselves because I think David is right,” Mallek said. “We need to go to toe to toe, to say, this is a need that’s been on the books.”

Mallek singled out the Eastern Avenue connector road that will provide north-south travel. A major obstacle is the cost of a bridge required to cross Lickinghole Creek. 

“We have made all of these zoning changes prior to 2007 that were counting on that bridge and we absolutely have a moral obligation to build it,” Mallek said.

Eastern Avenue is ranked #8 on the county’s transportation priority list and there was an update in May. There’s not yet a full cost estimate on what it will cost, but engineering work is underway. 

“This project is currently being evaluated through an alignment study and conceptual design which is funded through the Transportation Leveraging Fund in the [Capital Improvement Program],” reads the update. “The alignment report was presented to the Board in January and the preferred alignment was selected. This project is being considered for a Revenue Sharing Grant application.”

Allie Pesch, the chair of the CAC, said she wanted Eastern Avenue to be the top implementation priority.

“I like seeing Eastern Avenue at the top of that list,” Pesch said. “That is a priority for everyone in our area and just so overdue.”

After this discussion of implementation, county planner Rachel Falkenstein turned the conversation to the working draft of the master plan. The draft that will be reviewed by the Planning Commission at their work session on Tuesday incorporates feedback from the June 9 CAC meeting. (download the draft

“We still have a couple of steps to go before we get to our public hearings and we’ll continue to accept feedback and make revisions to the chapters and to the content,” Falkenstein said. 

A work session with the Board of Supervisors will take place in August. (Watch the CAC meeting on YouTube)


A few days after the CAC meeting, the Downtown Crozet Initiative held a public meeting to talk about a 30,000 square foot plaza intended to be located at the former Barnes Lumberyard. The plaza would anchor a mixed-use building and a hotel through a public-private partnership. The idea involves construction of a connector road using revenue-sharing funds from VDOT. That process requires a local match. 

Frank Stoner is a principal at Milestone Partners which seeks to redevelop the space. They’re putting up $2 million to serve as that match. 

“This project started in 2014,” Stoner said. “We developed this road plan in 2016, 2017. Most of the design elements of the road have been resolved. We felt strongly and I think the community felt strongly and the county felt strongly that the streets had to be appropriate for the small town that is Crozet and not be a highway through the middle of downtown which is kind of where VDOT wanted to go with it.” 

In all, VDOT is providing $2.49 million in funds for the road improvements. Milestone is paying $2 million and donating the land for the plaza and roads. The Downtown Crozet Initiative will raise $1.6 million or more to program the plaza. Albemarle County has contributed $1.6 million in cash to the project, and will provide another $1.6 million in rebates through a process known as tax increment financing. (read the June 2019 performance agreement)

Stoner said the idea is to build an urban plaza, not a park. 

“And most importantly we wanted this plaza to be the heart not just of the neighborhood but the Crozet community,” Stoner said. 

CreditDowntown Crozet Initiative

VDOT is contributing $2.5 million and the Downtown Crozet Initiative is seeking to raise over a million in private funds. 

“Which will be used to fund essentially the furniture, fixtures and equipment, sculpture, artwork, seating, all of that kind of stuff that goes in the plaza,” Stoner said. 

The designs aren’t close to final yet, but Stoner wanted to get feedback from the community. There are also no identified tenants for any of the spaces yet. 

“We haven’t really been in the position to take commitments because there have been so many unknowns because of the VDOT plans and then we had some stormwater issues we had to work through and so it has just been one obstacle after another,” Stoner said. 

Stoner said if all goes according to plan, construction could get underway next year. To Stoner, success means making sure it’s a place to expand what already makes Crozet Crozet.

“If we can’t create a place that’s affordable for local businesses, then we’re not going to succeed,” Stoner said. 

In April 2020, the firm Downtown Strategies unveiled their report on a Downtown Strategic Vision for Crozet. Stoner suggested interested parties might take a look. (take a look)

Nearby there is a separate VDOT project to rebuild the existing Square to add sidewalks and address ongoing stormwater issues. (watch the June 14 presentation)

Albemarle Supervisors ponder “middle density residential” in Crozet Master Plan

Albemarle County staff are currently working on a strategy to update its Comprehensive Plan. At the same time, the update of the Crozet Master Plan continues.

“As you all know, we do this kind of on a rolling basis in the county because our master plans are actually part of our Comprehensive Plan so every master plan update is a comp plan update,” said Rachel Falkenstein, a planning manager in the county. “We also do topic updates periodically. Our most recent one was the Biodiversity Action Plan and Housing Albemarle is working its way through the process right now.”  

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Work continues on Crozet Master Plan update

A review of the Crozet Master Plan is slowly making its way through Albemarle County’s planning process and this is a good time to check in. Crozet is one of seven designated growth areas in Albemarle County, and the master plan has been in place since late 2004. 

On Wednesday, March 10, the Crozet Community Advisory Committee reviewed the draft land use chapter for the plan which sets the vision for the future of the unincorporated area.  Planning Manager Rachel Falkenstein said they are in the third phase of the community process, where the actual chapters are written based on broad recommendations that have been discussed with community members in previous phases.

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