The four-level townhomes with rooftop patios are planned to have three floors of living space above garages. (Images courtesy Jeremy Connell)
After multiple looks as a site for apartments or condos, a hillside property at the eastern end of Tobacco Row is now planned for a handful of high-end townhomes.
Local developer Jeremy Connell is moving forward with a plan to build five four-level townhomes that he expects to price between $1 million and $1.5 million apiece.
He said the units would be similar to the 7west townhomes he developed across the river in Manchester but with facades reflective of the former tobacco warehouses nearby instead of 7west’s modern-industrial look.
Connell is seeking city approval to subdivide the 0.3-acre site into six lots, with the sixth to be set aside for future development or amenity space. That lot would be closer to Dock Street, downhill from the townhomes that would front Cary Street at its intersection with Pear Street.
The 0.3-acre site is across from the Lucky Strike building at the eastern end of Tobacco Row.
The project is a pivot from previous plans for taller buildings that would have housed apartments or condominiums. In 2015, a group of developers proposed an 11-story tower that would have housed 15 high-end condos but abandoned that project two years later.
Then, in 2021, Connell pitched a plan for a seven-story apartment building – five stories facing Cary Street – that would be filled with 47 apartments above structured parking.
While he said he gave the apartment building a good look, Connell said he had townhomes in mind when he exercised his contract to purchase the property in late 2021, paying $775,000 to an LLC tied to David White of development firm Historic Housing. The land was assessed by the city that year at $311,000 and is now assessed at $623,000.
Jeremy Connell
Thinking it was worth vetting “a smallish apartment concept” on the site, Connell said he worked with two separate design groups and “came up with some awesome apartment building concepts in 2022 and 2023.”
“Despite having great plans on paper, financing challenges, ever-increasing construction costs and an apparent softening in the apartment market (meant) the notion of doing apartments had to be set aside,” he said. “In the end, I’m back to my original idea: townhomes. I’m glad I took the time to consider the various options.”
Connell is working with Mario DiMarco Architects, which designed 7west and several other of his projects, including his Manchester Pie Factory redevelopment.
Called The Terraces at Shiplock, the townhomes will rise three stories facing Cary Street and four stories on the river-facing side, with three levels of living space above three-car garages. The units will be upward of 3,500 square feet, with three bedrooms, 4½ bathrooms, rooftop patios and five-stop garage-to-rooftop elevators.
The rooftop patios will be partly roof-covered to provide shade and weather protection, and the open-concept third levels with kitchen, dining and living areas will have balconies overlooking The Low Line and Great Shiplock Park. Units also will have a flex studio or office space.
A view of the townhomes as they would appear along Cary Street.
Connell said he considered two rows of townhomes with twice as many units but decided that was too many to fit properly on the site. He said the single row of five units fits “very nicely, allowing for optimal sizing, siting and function of all of the homes.”
He said he expects to receive final subdivision approval from the city in two to three months, after which site and building permits would be sought. Baker Development Resources is representing Connell as the project’s land-use consultant.
Connell said he is aiming for construction to start early next year with completion anticipated by the end of 2025. He said a contractor has not been lined up but he’s in discussions with a builder active in the city that he said might do a joint venture with him on the project.
An eastward view along Cary Street, with the Shiplock Views apartments visible in the background.
Connell said he will be listing the units along with Patrick Sullivan of Samson Properties’ One South Realty Group, where Connell also is an agent. Sullivan also listed the homes at 7west. 3DI Studio is handling graphic imaging and renderings for Terraces at Shiplock.
Connell did not disclose a cost estimate for the project but said he’s comfortable that the townhomes will be financially feasible. He said the project does not yet involve a lender.
Located across Cary from the Power Plant at Lucky Strike building, the site is catty-corner across Pear Street from the recently constructed Shiplock Views, a 180-unit apartment building by Guy Blundon’s CMB Development. Across Dock Street, the James River Association’s James A. Buzzard Education Center is currently taking shape.
The four-level townhomes with rooftop patios are planned to have three floors of living space above garages. (Images courtesy Jeremy Connell)
After multiple looks as a site for apartments or condos, a hillside property at the eastern end of Tobacco Row is now planned for a handful of high-end townhomes.
Local developer Jeremy Connell is moving forward with a plan to build five four-level townhomes that he expects to price between $1 million and $1.5 million apiece.
He said the units would be similar to the 7west townhomes he developed across the river in Manchester but with facades reflective of the former tobacco warehouses nearby instead of 7west’s modern-industrial look.
Connell is seeking city approval to subdivide the 0.3-acre site into six lots, with the sixth to be set aside for future development or amenity space. That lot would be closer to Dock Street, downhill from the townhomes that would front Cary Street at its intersection with Pear Street.
The 0.3-acre site is across from the Lucky Strike building at the eastern end of Tobacco Row.
The project is a pivot from previous plans for taller buildings that would have housed apartments or condominiums. In 2015, a group of developers proposed an 11-story tower that would have housed 15 high-end condos but abandoned that project two years later.
Then, in 2021, Connell pitched a plan for a seven-story apartment building – five stories facing Cary Street – that would be filled with 47 apartments above structured parking.
While he said he gave the apartment building a good look, Connell said he had townhomes in mind when he exercised his contract to purchase the property in late 2021, paying $775,000 to an LLC tied to David White of development firm Historic Housing. The land was assessed by the city that year at $311,000 and is now assessed at $623,000.
Jeremy Connell
Thinking it was worth vetting “a smallish apartment concept” on the site, Connell said he worked with two separate design groups and “came up with some awesome apartment building concepts in 2022 and 2023.”
“Despite having great plans on paper, financing challenges, ever-increasing construction costs and an apparent softening in the apartment market (meant) the notion of doing apartments had to be set aside,” he said. “In the end, I’m back to my original idea: townhomes. I’m glad I took the time to consider the various options.”
Connell is working with Mario DiMarco Architects, which designed 7west and several other of his projects, including his Manchester Pie Factory redevelopment.
Called The Terraces at Shiplock, the townhomes will rise three stories facing Cary Street and four stories on the river-facing side, with three levels of living space above three-car garages. The units will be upward of 3,500 square feet, with three bedrooms, 4½ bathrooms, rooftop patios and five-stop garage-to-rooftop elevators.
The rooftop patios will be partly roof-covered to provide shade and weather protection, and the open-concept third levels with kitchen, dining and living areas will have balconies overlooking The Low Line and Great Shiplock Park. Units also will have a flex studio or office space.
A view of the townhomes as they would appear along Cary Street.
Connell said he considered two rows of townhomes with twice as many units but decided that was too many to fit properly on the site. He said the single row of five units fits “very nicely, allowing for optimal sizing, siting and function of all of the homes.”
He said he expects to receive final subdivision approval from the city in two to three months, after which site and building permits would be sought. Baker Development Resources is representing Connell as the project’s land-use consultant.
Connell said he is aiming for construction to start early next year with completion anticipated by the end of 2025. He said a contractor has not been lined up but he’s in discussions with a builder active in the city that he said might do a joint venture with him on the project.
An eastward view along Cary Street, with the Shiplock Views apartments visible in the background.
Connell said he will be listing the units along with Patrick Sullivan of Samson Properties’ One South Realty Group, where Connell also is an agent. Sullivan also listed the homes at 7west. 3DI Studio is handling graphic imaging and renderings for Terraces at Shiplock.
Connell did not disclose a cost estimate for the project but said he’s comfortable that the townhomes will be financially feasible. He said the project does not yet involve a lender.
Located across Cary from the Power Plant at Lucky Strike building, the site is catty-corner across Pear Street from the recently constructed Shiplock Views, a 180-unit apartment building by Guy Blundon’s CMB Development. Across Dock Street, the James River Association’s James A. Buzzard Education Center is currently taking shape.
Jeremy is a first class developer and a classy, creative person. These townhomes will reflect that.
Jeremy is extremely thoughtful about every project he does, and his successful experience in previous townhome projects speaks for his capabilities. Add that to a very interesting site, with views of Great Shiplock Park, the River, and the added interest of the trains passing by, this project will be spectacular for lucky buyers.
Looking forward to seeing this come to fruition.
Scott Boyers
I’ll echo these two posts regarding Jeremy and the site. Spectacular views. Five buyers won’t be too difficult to find for Patrick Sullivan. This is his forte. They’ll be sold before they are completed.
looks like a great project
Cool project. I hope they sound proof well, they’re right next to t he CSX tracks.
1.5 for a townhouse,, my my my how the world has changed.
Surely for that asking price buyers deserve more than constructivist austerity. My goodness it’s bland, monotonous, and passionless -Ellard experiment
I thought the same thing but kept it to myself until now.
I didn’t want to be the one to say it.
The whole parcel is in the 100-YR floodplain but it looks like they can maintain emergency vehicle access along E. Cary, which is a requirement by law.
But there are still laws about what the first floor elevation has to be in order to be the right elevation above the floodplain. It looks like the the garages are built into the hill at the lower level so that is good, but they should be careful that that is not considered a basement.
Beautiful views though.
Is this more of the affordable housing I keep hearing about?