Key takeaways
- Livable Cville organized and advocated to secure approval for two major developments despite some community opposition and concerns expressed by the University of Virginia.
- YIMBY advocacy can help change the conversation about affordable housing by showing public support for pro-housing policies, such as the approval of new developments and zoning reform.
- Educating community advocates about the planning process can help them engage more effectively with their city government. This can help community members know when to talk to their elected officials and city staff and how to move beyond advocating for more housing in a general sense to discussing specifics.
- Genuine conversations between the city and advocates promote collaboration. When city staff meet people where they are and are open to discussions with genuine give-and-take, they engage advocates and community members more effectively.
Description
The “Yes In My Backyard,” or “YIMBY,” movement has gained traction in recent years in response to rising housing costs and insufficient housing construction to keep pace with demand. YIMBY groups advocate for more housing development, especially higher density development and infill that encourages walkability and public transit use. YIMBY advocates generally support both affordable and market rate housing construction, believing that all increases in housing stock are beneficial. In some localities, YIMBYs have become an effective counter to so-called “NIMBYs,” an acronym for “Not In My Backyard,” in reference to their resistance to new construction near established homes. NIMBYs are often concerned about new affordable housing bringing crime, lowering property values, and straining local resources. They also voice concern about new construction taking up formerly open space and changing a neighborhood’s character (Pendall, 1999).
The NIMBY vs. YIMBY housing debate often plays out in local hearings and City Council meetings, where both sides advocate for their own visions for their neighborhood. In addition to making public comments, advocates often engage in local politics by supporting pro-housing political candidates, writing open letters or op-eds in the local newspapers, and other advocacy activities.
In Charlottesville, YIMBY advocacy has changed the housing conversation at the city level. YIMBYs have helped elect pro-housing candidates to the City Council, supported a city zoning reform that will make it easier to build housing, and spoken in favor of construction on specific large-scale housing projects.
Housing pressures in Charlottesville
Charlottesville is a city of roughly 45,000 people and home to the state’s flagship public university, the University of Virginia (UVA). Like many cities, Charlottesville’s housing supply has lagged behind population growth, making housing increasingly unaffordable for longtime residents and students living off campus. According to the city’s Affordable Housing Plan, more than 2,700 households in Charlottesville are extremely rent burdened, meaning more than half of their income goes toward rent and utilities. Rising housing costs and a lack of affordable housing disproportionately affect both low-income and Black residents and have led to the displacement of low-income residents.
Due to the university’s size, UVA students create significant demand in the housing market. Students are not guaranteed on-campus housing after their first year, although UVA announced a plan to build new on-campus housing, which will add approximately 2,000 beds and provide housing for all second-year students. Regardless, many students currently seek housing off-campus, which raises concerns among the city and longtime residents about gentrification in lower-income neighborhoods. These are areas where students are typically willing to pay higher rent than other residents.
The city has taken steps to address worries about the limited housing stock and the shortage of affordable housing options. In 2021, it updated its Comprehensive Plan to center equity and affordability and prioritize examining existing land use policies. In the same year, the Charlottesville Affordable Housing Plan was endorsed by the City Council. A key initiative included in the plan was to pursue inclusionary zoning reform.
Two proposed developments
In 2023, two developers proposed large apartment buildings planned as student housing. These included a 10-story apartment building with 241 units at 2117 Ivy Road, a structure that would replace a small bank. The Verve, an even larger apartment building with 12 stories and 550 units, was proposed as a replacement for 62 existing apartment units. Both buildings would be significantly taller than most structures in Charlottesville. Along with building new housing, the developers of both buildings would pay into the city’s Affordable Housing Fund in lieu of setting aside designated affordable units.
YIMBY activism
The proposed developments were reviewed several times by the City Council, allowing residents the opportunity to make public comments. Some residents expressed their opposition to the developments, citing concerns such as the apartment complexes not fitting the neighborhood’s character; issues related to traffic, parking, and infrastructure; and the absence of planned affordable units.
UVA also wrote letters to the City Council requesting that it carefully consider the proposed developments. Commenting on the proposal for The Verve, UVA wrote that there is no formal buffer zone around the UNESCO World Heritage Site of the Academical Village and Monticello, and that The Verve could impact the view of these historical sites. In a separate letter, UVA wrote that the 2117 Ivy Road development would not align with the city’s goals for the corridor. They expressed concerns about its 10-story height not fitting the character of the neighborhood, the potential increase in traffic it would cause, and its possible impact on neighborhood safety.
In contrast, some city residents, including Livable Cville, urged the City Council to approve the two developments. Livable Cville is a volunteer group of residents who came together after the Charlottesville terrorist attack to learn about the city’s historic housing inequities and to advocate for affordable housing and sustainable transportation options. Group members taught themselves organizing and advocacy skills and began engaging the city on equitable housing and transportation issues. One of their first projects involved advocating for a zoning code that promoted equity and affordability, as they outlined in a letter to the City Council. Although not initially involved in the debate about 2117 Ivy Road or The Verve, hearing that UVA was opposing both projects encouraged them to step in and voice support for the proposed developments.
In their advocacy for 2117 Ivy Road and The Verve, Livable Cville cited rising rental costs and the lack of housing supply for students, employees of the nearby hospital, and other renters as reasons to approve these developments. They also submitted letters of support to the local newspaper, engaged City Council members directly, and met with the developers of the two projects to give them advice on local politics, including suggesting they add significant proffer contributions to their proposals.
The YIMBY activists also pointed to a reason for UVA’s opposition to these developments: the university had plans for the entrance corridor, where they had bought most of the land except for the parcel at 2117 Ivy Road. If the project was not approved, it would send a message that the city would not permit private development there, causing the land to decrease in value. With the price of the plot lowered, UVA would likely be able to purchase and develop the plot themselves. Similarly, the plot where developers proposed to build The Verve is a highly desirable plot for student housing, as it consists of 3 acres located right beside UVA grounds.
City staff primarily engaged with interested parties — including UVA, Livable Cville, and other residents — through the public comment process and letters. They noted that Charlottesville is small enough for activists to connect directly with lawmakers like City Council members and that non-elected city staff also strive to engage with community members, educating them on the development process and how they can get involved.
After multiple rounds of review and negotiations with developers, as well as letters and testimony from the public, the city approved the development of both apartment buildings. Their construction will add hundreds of new units for students in a desirable location near UVA’s campus.
Process and timeline
- Early 2023: Two developments – one at 2117 Ivy Road and one called The Verve at 100 Stadium Road – were proposed.
- October 10, 2023: UVA published a letter in opposition to 2117 Ivy Road, indicating the building was too tall, did not fit in with the “character” of the neighborhood’s two- and four-story buildings, and offered “minimal” support for pedestrian and biking infrastructure. UVA also said members of the community were “highly concerned” about the potential impacts.
- Fall 2023: Some residents voiced concerns about how the new apartment buildings would impact the neighborhood, including at a community meeting and via a Change.org petition titled “Petition seeking denial of Proposed Planned Unit Development at 2117 Ivy Road,” which was initiated by the chair of the Lewis Mountain Neighborhood Association.
- November and December 2023: Livable Cville sent two letters in support of the development on 2117 Ivy Road. They wrote that the “key to fixing Charlottesville’s affordability crisis is building more housing.” They also warned that “it is almost certain that if this project is not approved, the land will be sold to UVA and the city will lose the additional housing, Charlottesville Affordable Housing Fund contribution, and any real estate tax revenue.”
- November 14, 2023: An architect for UVA spoke at a City Council meeting, reiterating the university’s concerns with the developments.
- December 5, 2023: The City Council held a public hearing on the zoning reforms Livable Cville had advocated for. Members of Livable Cville were among the 94 individuals who spoke on the topic.
- December 18, 2023: Residents attended a City Council meeting to make public comments about the proposed developments. Some opposed the developments, saying the process was moving too fast and raising concerns about the lack of affordable units and the impact on infrastructure, water, and traffic. YIMBY activists urged the council to approve the construction to provide badly needed housing units for students, employees at the nearby hospital, and others. The mayor noted that the City Council was inundated with emails regarding these proposed developments. The developer of The Verve made changes to the proposal, including stepbacks, improved road infrastructure, and increased in-lieu payment.
- December 18, 2023: After listening to public comments, the City Council unanimously approved The Verve and 2117 Ivy Road. It also approved a new zoning map for the city, following multiple work sessions of deliberations and advocacy from Livable Cville.
Outcomes
Both 2117 Ivy Road and The Verve have received site plan approval from the city. As of 2025, they are both getting administrative approval, and city staff believe construction will begin shortly. The developer of The Verve anticipates project completion in 2027. Almost $9 million will go towards the city’s Affordable Housing Fund due to a $6.8 million proffer from The Verve and a $2.75 million proffer from 2117 Ivy Road. The Affordable Housing Fund provides funding to produce and preserve affordable housing, including grants to developers to build affordable housing. Additionally, Livable Cville estimates that the properties will pay the city a combined $2.5 million annually in property taxes.
With support from Livable Cville, the city passed a new zoning code that allows more housing to be constructed, including more dense housing in some areas; eliminates parking mandates; and includes inclusionary zoning to promote development of affordable units.
Policy significance
Localities can promote productive engagement with pro-housing advocates in several ways. First, they can educate the community about the zoning and planning process to help advocates understand how to move from generally asking for more housing to advocating for specific policy priorities, such as code changes. Education can also help interested parties understand the planning process so they know when it is appropriate and effective to connect with elected officials or civil servants. Discussions with their planning departments can help people understand what is allowed and feasible.
Cities can also meet community members where they are to make sure they are listening to a variety of voices and having genuine conversations. To foster collaboration, staff and elected officials can build relationships with local universities, advocates, and nonprofit leaders in the affordable housing space. Finally, cities can encourage developers to proactively seek feedback from the community in the early stages of development, including listening to pro-housing voices, to serve the community’s needs.
Related resources
- Letter from Livable Cville. This letter urges the Charlottesville City Council to approve the planned development at 2117 Ivy Road. It notes that Charlottesville must build more housing to address its housing affordability crisis. It also notes that the land parcel is one of very few remaining on the corridor that UVA does not own, and that if this development is not approved, it will likely be sold to UVA, causing the city to lose potential tax revenue and the required developer contribution to the affordable housing fund.
- Letter from the Office of the Architect for the University of Virginia regarding 2117 Ivy Road. In this letter, the university opposed moving forward with the development at 2117 Ivy Road, citing concerns from the community, traffic impacts, and the “scale” of the project.
- City Council meeting minutes from December 18, 2023. During this meeting, members of the public issued public comments in support of and opposition to the planned development of The Verve and 2117 Ivy Road.
References
Pendall, R. (1999). Opposition to housing: NIMBY and beyond. Urban Affairs Review, 35(1), 112-136. https://doi.org/10.1177/10780879922184310