[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6149658,"mediaKeyId","5511089-b7d04d7ecbfdefe54bc6cd890c878ea9","parentId",5511089,"title","Residents, CRHA staff raise concerns about 12-story student housing proposed beside West Haven","audioSeconds",355,"startMs",3045000,"endMs",3400000,"viewUrl","/Search/View?dp=1&key=5511089-b7d04d7ecbfdefe54bc6cd890c878ea9&start=3045&end=3400","thumbnailUrl","https://assets.pipeline.soar.com/5511089-b7d04d7ecbfdefe54bc6cd890c878ea9/thumbnail_3045000.jpg","articleUrl","/articles/6149658/Charlottesville/Albemarle-County/Virginia/Residents-CRHA-staff-raise-concerns-about-12-story-student-housing-proposed-beside-West-Haven","mediaUrl","https://secure.pipeline.soar.com/6149658-bedd9b0f84ec3a825c6113380f320abb/orig.mp4?Expires=1773782355&Signature=FfQUF1qryttDqAg3oT1Xju40zYGAibLF27pw-0lggQ6iGsLdgtl7CNv8GKviaNd4AJ~NoYq1Sl1mggCdS5-Aml2Vc2M7KtrDwLNyx2lBTY8hD7JCCJJPMwkAKsrXi2y11WPgMOCKQ0OrlZb3WUN9Iif8zjLKvoiPtAGkLhRaUIaslbF7mmJ-w9F87SgCc5jg8prUc7C0UinANeXo5zQdRDecfcqcZ~vR8Y7qMFtgUkdNyr9~lugwTKpp0LuQwZxZ00tCnScHNYDCRbu0fTHxc4WY3rv3fxILpWKqY-rbpykYKbyTQpBQlcJ7uWURzwl4BgBfPVOqgjYT9FQZRoE-LQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Charlottesville","date","2025-07-29T17:54:48Z","article","Brandon Collins, CRHA redevelopment coordinator, told the board that resident planners object to a proposal by LV Collective to build a 12‑story student housing project on two parking lots adjacent to the West Haven basketball court.
Collins said the resident-developed master plan for West Haven included a plaza, two community centers and an accessible switchback ramp to reconnect the neighborhood to West Main Street. He said the proposed building “would be a 12 story wall” that undermines those plans and could affect safety, lighting and access.
Collins asked the board to support residents’ concerns and noted LV Collective is scheduled to meet with West Haven resident planners and the Tenth Page Neighborhood Association at 6 p.m. Thursday at Jefferson School Auditorium. He urged board members and residents to email city council and attend upcoming zoning and small-area-plan discussions, because recent zoning changes expanded so-called “x districts” that allow seven or more stories with limited discretionary review.
Why it matters: Collisions between large market-rate developments and resident-driven redevelopment plans raise questions about neighborhood access, safety and the level of local review available when zoning allows by-right high-rise construction.
Zoning and review context
A board discussion noted the city’s new zoning ordinance expanded “x districts” and removed some discretionary review tools — such as special-use permits and negotiated benefit agreements — leaving the Board of Architectural Review as one of the few remaining discretionary processes. Commissioners said that change reduces the leverage available to negotiate site-level mitigations with developers and urged public engagement in upcoming city-council zoning reviews.
Next steps
Collins said residents and staff will attend the LV Collective meeting and encouraged board members and the public to attend the city-council zoning review sessions and the upcoming West Haven Community Day.","mediaType","Video","parentTitle","Charlottesville Redevelopment and Housing Authority Board Meeting (7/28/2025)","oneSentenceSummary","A redevelopment coordinator and resident planners warned the board that LV Collective’s proposed 12‑story student housing near West Haven would block a planned accessible connection to West Main Street and urged board support for residents ahead of a community meeting.","taxTitle","Charlottesville, Albemarle County, Virginia","taxId",4418,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6149663,"CRHA reports higher vacancies, $338,000 delinquent balance and plan for write-offs",455,4104000,4559000,"/Search/View?dp=1&key=5511089-b7d04d7ecbfdefe54bc6cd890c878ea9&start=4104&end=4559","https://assets.pipeline.soar.com/5511089-b7d04d7ecbfdefe54bc6cd890c878ea9/thumbnail_4104000.jpg","/articles/6149663/Charlottesville/Albemarle-County/Virginia/CRHA-reports-higher-vacancies-338000-delinquent-balance-and-plan-for-write-offs","https://secure.pipeline.soar.com/6149663-48e3b5affe7025dcefd38163e9fadb6a/orig.mp4?Expires=1773782355&Signature=cIBVkkNqmrQQ07j~R6UeP07k1qGUZ9U8HHXnWz64OzycoYiqSHEB9eStkd8aXI4MoZgl0qqKWDE0uCr9DySMQaiqAJutgO00b2PavcMKiHRgmjoDtNEWPuto2RgjNZrOrMfGTkC3Ha~NvB5yzvhQbIlHXfACgqonwwEPoue-nkgjbh4m7bxw-wgiaittUUsvF3slWv8oD1EXf9lbhEtr3586LCQYivoLf7UCVV6WcEzRIbQoeLhKBcoxf84vy2itT7c2~lVyKOcp7HMfDJxChQ8zHX45gRScvPoghaVwEI8n9eKMy7KgTciXykGYLvbx6Hn5gUBUl~PWrBK0mA7PaA__&Key-Pair-Id=KUT5TJCACFTXG","CRHA’s property management report to the board showed a notable number of vacant units and a delinquent account balance that staff said includes accounts unlikely to be recovered.
A staff presentation listed 30 vacant units across the portfolio, with 12 at Greenleaf/Dogwood (including one building scheduled for a full gut renovation and conversion to bedroom-by-bedroom leasing), 6 at Mickey/Madison/Riverside/scatter sites, 4 at West Haven, 3 at Crescent Hall and 5 at South First Street.
Collections and delinquent balances
Property-management staff reported about $15,000 in collections during a recent month and a delinquent balance of roughly $338,000 when including accounts for residents who have moved out. Staff said they will bring a recommendation in coming months to write off amounts for moved-out families that staff judges unlikely to be collected. The agency has enrolled in a tax-intercept program for debts with a judgment; staff said those judgments will be submitted for collection where applicable.
Parallel Track renovation and vacancies
Staff described a “parallel track” renovation program for complete unit upgrades (bathroom, kitchen, HVAC, flooring) and said three vacant units are being held for that work. Greenleaf/Dogwood contains units that were vacant on acquisition and others that require substantial work; staff said they plan to lease renovated units as they are completed.
HUD performance and TARs
In later discussion staff and commissioners linked the delinquent balance to the agency’s tenant account receivable ratio (TAR). Property-management and resident-services staff said the TAR rate is approximately 15%, far above the HUD target of about 2.5–3%. Staff said the high TAR rate prevents the authority from achieving HUD “high performer” status and the additional capital-fund bonus that high performers receive.
Why it matters: Vacancies and delinquencies affect operating cash flow and capital funding eligibility. Staff asked the board to expect a future write-off recommendation and said the agency is pursuing multiple collection paths.
Ending
Staff said they will proceed with collection efforts where judgments exist, enroll judgments in the tax-intercept program, and return to the board with a write-off recommendation for moved-out accounts.","Property-management staff told the board of 30 current vacant units across the portfolio, a delinquent balance that includes moved-out accounts, and plans to submit some accounts for tax intercept and recommend write-offs for uncollectible debts.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6149668,"CRHA outlines 'Residents First' strategic plan and three-year trauma-informed transition",785,984000,1769000,"/Search/View?dp=1&key=5511089-b7d04d7ecbfdefe54bc6cd890c878ea9&start=984&end=1769","https://assets.pipeline.soar.com/5511089-b7d04d7ecbfdefe54bc6cd890c878ea9/thumbnail_984000.jpg","/articles/6149668/Charlottesville/Albemarle-County/Virginia/CRHA-outlines-Residents-First-strategic-plan-and-three-year-trauma-informed-transition","https://secure.pipeline.soar.com/6149668-ec3eda0920bf95e39331ef81e822714b/orig.mp4?Expires=1773782355&Signature=WKf9eITYGr9BumVWwebk~gSdM0cudg2p3eHWsCel2sl-j4sSGdtMW7iFzl7F-ERtcVU8eVjj8Uzy5s9bt8TZI8gi4hrxgH6Aw7w7G9CAxXbl97oYNZeL-Jcu5wssEQaswBI~LjeKTukMDgiWQkY-jueqktYBnNtbsL9JmfPJ4A0O4Fhl-TNl3BghdXzxvjozyYDMFaMbzwiXMFLnW-OEyaB6T7bHvl8qnArFdDlNdebSBccKdNdG4EPrSAtwT7jILahlGADoyd9wYZFLqo~6GTK4DoSsj9gU-x7aiEZEyTJ0QPuucK3HmfUKms9YSmrnGOD~bRbUH0gxqFWx2DmjZA__&Key-Pair-Id=KUT5TJCACFTXG","CRHA staff reported the authority is advancing a multi-year strategic plan focused on three priorities — Resident First, community building and organizational capacity — and said the agency is initiating a three-year transition to trauma-informed operations.
Kathleen, resident services director, told the board the plan includes new hiring practices that increase resident participation, monthly site events and site beautification work, and standard operating procedures (SOPs) that went into effect this spring. “We’ve looked at having, increasing resident participation. One of the things we’ve been doing is increasing hiring of residents,” she said.
Trauma-informed transition
Staff said the trauma-informed conversion will take about three years. “Our resident service staff have all had this training, and we’re working on making sure all of our property management and eventually all of our staff have had access to that training,” Kathleen said. She gave examples of intended on-the-ground changes: staff training for maintenance and front-office personnel on how to interact with residents, redesigning office and community spaces to be welcoming, and applying a trauma-informed lens to notices and tenant communications.
Organizational capacity and partnerships
Staff described expanded capacity-building: three full-time resident-service coordinators, expanded ROSS and Family Self-Sufficiency (FSS) programs, Jobs Plus activities in West Haven, and new grant-development staffing (a grants and development coordinator hired in 2023). The agency said it has sent more than 25 staff to trainings on redevelopment and affordable-housing development and applied to seven grants.
Energy audits and redevelopment
The agency said it is pursuing energy audits and energy-efficient upgrades and is collaborating with local partners and LEAP on environmental work. Staff said a private donor recently funded a power-purchase agreement (PPA) for solar at Sixth Street South Hershey Phase II.
Nonprofit affiliate proposal
Staff noted the board that the next formal step to create a nonprofit affiliate would be a request to city council for permission; legal counsel would follow if council approves. Kathleen said a nonprofit could diversify funding in a time of uncertain public budgets.
Why it matters: The strategic plan sets operational priorities that affect resident services, redevelopment choices and grant strategy. Board members asked for periodic progress reports and emphasized capacity constraints as the main barrier to operationalizing the plan.
Ending
Staff said they will return with more detail on a trauma-informed care implementation guide and the nonprofit proposal in future meetings.","CRHA staff presented a strategic-plan progress report emphasizing a \"Residents First\" workplace culture, resident hiring, community-building, energy-efficiency work and a three-year shift to trauma-informed operations; staff also proposed pursuing a nonprofit affiliate and said city-council approval would be required.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6149673,"CRHA reports early gains but rising demand in eviction diversion program",387,2211000,2598000,"/Search/View?dp=1&key=5511089-b7d04d7ecbfdefe54bc6cd890c878ea9&start=2211&end=2598","https://assets.pipeline.soar.com/5511089-b7d04d7ecbfdefe54bc6cd890c878ea9/thumbnail_2211000.jpg","/articles/6149673/Charlottesville/Albemarle-County/Virginia/CRHA-reports-early-gains-but-rising-demand-in-eviction-diversion-program","https://secure.pipeline.soar.com/6149673-0b023cb0571a1e607e3ffc8808cb064e/orig.mp4?Expires=1773782355&Signature=Ha~d4QMxOJTkVFRlCnVs7My1aasAZCcnlzJqtYRlat9~BCunRAps4BscOn3SLZcsvfu6Oz8NgsR4ADQaN3Q2rtXgOwkDDPLuxveSqpSOVpzYCvEk~K1kPbTGEOT-SiugshvMpv9SKqc1CcWFm0ehFMEmnl8Ytb~ODVgks2Y~347iO7b7ED49flaVXn6TtZXDGlXY426CXjtSZaRqTOZHW0REwymyTIGIXgyoLOT1kARFiYgFA2FwMYzy91EMl-0CZyrIaXGvRQkfawv7EjRnmYfgVwDVCt7~Gc9QtEyQcWqL9b5u3Y5E6KYIJsmDmpeIubJYzbOBmGXcz8tJBqcECg__&Key-Pair-Id=KUT5TJCACFTXG","Commissioner meeting of the CRHA heard on Monday that the agency’s newly expanded eviction diversion program has produced early casework wins but faces persistent funding and service-capacity gaps that limit its scale.
Kathleen, resident services director, told the board the agency received 11 referrals for nonpayment last month and expects referrals to roughly double by the end of the current month as staff begin referring families as soon as they fall “out of good standing.” She said the agency collected about $15,000 in one recent month and “stopped at least 2 to 3 evictions that had sheriff dates for lockouts” in recent weeks.
The program, she said, aims to pair repayment agreements with individualized supports — for example referrals to the ROSS (Resident Opportunity and Self-Sufficiency) program and Family Self-Sufficiency (FSS) — and to keep tenants on site while they complete services. “We’re building a protocol for how to proceed once they make a referral, receive the referral, following up on the referral,” she said.
Why it matters: CRHA’s tenant account receivables (TARs) are a key HUD performance metric. Staff told the board high TARs have kept the agency from a “high performer” HUD rating that would boost capital funding; staff said CRHA’s TAR percentage is about 15%, well above HUD’s preferred 2.5–3% range.
What staff said about barriers and resources
- Kathleen attributed most eviction-related cases to three recurring problems: mental-health challenges, substance use, and elder/financial abuse. “When someone doesn’t pay their rent, the money went somewhere else,” she said, adding that some tenants lack literacy or regular, reliable supports.
- Staff emphasized that rental assistance funding is limited. Kathleen said city-provided rental-assistance funding this year was near $18,000, a “small fraction” of past allocations that sometimes reached about $250,000. That drop, staff said, forces intensive casework for small amounts and constrains long-term solutions.
- Operational changes: the agency now asks families to sign an authorization at move-in to allow referral to diversion services and is using a new Family Metrics case-management system to track cases. Staff said they created a confidential tracker with limited viewing access because the list includes people not only with past-due rent but also those with housekeeping or safety concerns.
Services and partnerships
- ROSS and FSS staff are actively handling referrals; staff reported several challenging cases were resolved after intensive assistance including rides to appointments and frequent meetings.
- CRHA is building MOUs with local providers, adding a clinical social worker from Region 10 on site for outreach, expanding services at the Creston Hall Clinic, and working with United Way’s Lyft program to address transportation barriers.
Limits and next steps
- Staff said many outside agencies have exhausted rental-assistance funds or impose eligibility rules (for example caps on lifetime assistance) that prevent help for some households.
- Next steps include immediate referral of all families once they fall out of good standing, an expansion of aftercare and education programs tied to repayment plans, and seeking more stable rental-assistance funding potentially through grants or a proposed nonprofit entity.
Discussion vs. decision
Board members asked for more data and for clarification of resource needs. Commissioners encouraged staff to pursue grants and outside partnerships; no new funding was approved at this meeting.
Ending
Staff asked the board to consider supporting increased funding and partnerships and to review monthly data as the program scales. The board scheduled continued updates and will discuss budget and partnership options at future meetings.","CRHA staff reported operational progress in a new eviction diversion program — including training, referrals and paused evictions — but said funding limits, high numbers of delinquent accounts and social-service gaps are constraining results.","actionData","errors"]

Article not found

Residents, CRHA staff raise concerns about 12-story student housing proposed beside West Haven

CRHA reports higher vacancies, $338,000 delinquent balance and plan for write-offs

CRHA outlines 'Residents First' strategic plan and three-year trauma-informed transition

CRHA reports early gains but rising demand in eviction diversion program