1000 Monticello Road

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1000 Monticello Road
2021 - 1000 Monticello Road.JPG
Vicinity Map (source: city GIS base map)

1000 Monticello Road
Location Monticello Road & Bainbridge Street
Use Type Residential
Lot Size 0.8100
Building Height 42 feet
Residential units 23 unit multi-family residential development

11 units proposed, denied (2020-2021)

11 units + 1 commercial unit proposed (2022)

Non-Residential Neighborhood Commercial Corridor (NCC)
Parking 32 spaces (surface)
Development Firm Shimp Engineering
Developer Contact Justin Shimp
Owner Piedmont Realty Holdings III, LLC, (landowner)
Approval Process Special-use permit (SUP)
Approval Conditions Built ca. 1973
Date Approved 2003; as part of the 2003 Zoning Ordinance rewrite
Application # SP20-00001 (Denied 2/1/21)

SP22-00005 (Approved 8/15/22)

1000 Monticello Road is a 23 unit multi-family residential development consisting of two two-story apartment buildings and a vacant parking lot. Located in the Belmont-Carlton neighborhood, the residential development is also known as Belmont Heights.

Special Use Permit (SUP) application (2020-21, 2022)

The application sought approval of additional residential density than is allowed by-right within the Neighborhood Commercial Corridor (NCC) zoning district. Development proposed by the applicant was a new multi-family residential building with up to 11 new residential dwelling units, which would raise the total number of units on the property to 34 units (up to 42 DUA). In the Neighborhood Commercial Corridor (NCC) zoning district, multi-family residential buildings are allowed by-right with residential density up to 21 dwelling units per acre (DUA).

  • Affordable Housing (Sec. 34-12. - Affordable dwelling units): Not required; density less than 1.0 floor-area ratio (FAR); Submission proposed 5 units designated for people making up to 65% of the area median income.
  • Neighborhood Development Services (NDS): City staff recommended approval


  • December 8, 2020City Planning Commission - original application (tabled). Offered nine units in the complex would be affordable for people making up to 80% of the area median income. The applicant had proposed that as a condition of approval, 9 of the 11 new units will meet the definition of an affordable dwelling unit per the guidelines of the Department of Housing and Urban Development (HUD).[1]
  • January 9, 2021City Planning Commission - revised application (approved). Submission proposed five units in the complex to be designated for people making up to 65% of the area median income. Commission recommended approval of a special-use permit allowing the addition of 11-units to the existing apartment complex on a narrow vote. [citation needed]
  • February 1, 2021City Council - (denied). After council spent approx. 45 minutes discussing and questioning the applicant, Councilor Michael Payne moved to deny the permit, citing: submission does not conform to comprehensive plan and current zoning, community feedback, potential for adverse impact on the surrounding neighborhood and the potential for displacement of existing residents and businesses. [citation needed] council voted to deny a special-use permit increasing the residential density for the small apartment complex. (Ayes: Magill, Payne, Walker; Noes: Snook, Hill).
  • June 14, 2022City Planning Commission - new application for 11 residential units and 1 commercial units. 5 units would be affordable units priced at Fair Market Rents and income-restricted to residents below 65% AMI, with an additional 2 units as 'workforce' units priced at 125% FMR and income-restricted to residents below 80% AMI, for a period of 10 years.[2] The commission recommended approval on a 5-1 vote. (Ayes: Solla-Yates, Mitchell, Stolzenberg, Russell, Habbab; Noes: Lahendro; Absent: Dowell)[3]
  • August 15, 2022 – City Council approves special use permit on a 3-2 vote. (Ayes: Pinkston, Snook, Wade; Noes: Magill, Payne)[4]

Existing conditions

Multi-family residential development consisting of two two-story buildings and a vacant parking lot. Approximately 225 feet of frontage on Monticello Road and 110 feet of frontage on Bainbridge Street. Total units: 23; unit types: 1 bedroom / 1 bathroom.

Neighborhood Commercial Corridor (NCC) district

  • City Code Sec. 34-702. - Intent and description.[5]
Neighborhood Commercial Corridor district. The intent of the Neighborhood Commercial Corridor district is to establish a zoning classification for the Fontaine and Belmont commercial areas that recognize their compact nature, their pedestrian orientation, and the small neighborhood nature of the businesses. This zoning district recognizes the areas as small town center type commercial areas and provides for the ability to develop on small lots with minimal parking dependent upon pedestrian access. The regulations recognize the character of the existing area and respect that they are neighborhood commercial districts located within established residential neighborhoods. Within this district the following streets shall have the designations indicated:
Primary streets: Bainbridge Street, Carlton Avenue, Douglas Avenue, Fontaine Avenue, Garden Street, Goodman Street, Hinton Avenue, Holly Street, Lewis Street, Maury Avenue, Monticello Road, and Walnut Street.
Linking streets: None.
  • Sec. 34-696. - By-right uses


Purchased in 1973 for $223,300, the apartment complex was known as the Belmont Apartments until Core Real Estate and Development purchased the property in 2018 for $2.0 million. In 2019, the apartment complex was purchased by Piedmont Realty Holdings III LLC for $2.75 million.[6] (Adjusted for inflation, $223,300 in 1973 is equal to $1,368,561. in 2021.)



  1. Web. [1]
  2. Web. Agenda for June 14, 2022 Charlottesville Planning Commission, City of Charlottesville, June 14, 2022., retrieved 2022-06-07.
  3. Web. Planning Commission recommends approval of 11 units at 1000 Monticello Road, Information Charlottesville, June 15, 2022, retrieved 2022-07-17.
  4. Web. Charlottesville City Council meeting minutes, .pdf, Council Chambers, City of Charlottesville, August 15, 2022.
  5. https://library.municode.com/va/charlottesville/codes/code_of_ordinances?nodeId=CO_CH34ZO_ARTVIMIUSCODI_DIV9REEICOCONC_S34-702INDE
  6. Web. Community to be displaced in Belmont Apartment renovation, Charlottesville Tomorrow, Thursday, April 11, 2019, at 10:03 AM, retrieved Feb. 7, 2021.

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