[{"_1":2,"_100":-5,"_101":-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",[32,76,88],{"_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":72,"_73":74,"_75":74},"mediaId",6505590,"mediaKeyId","5610217-bff5e881284c0ba8cc62120f2249f582","parentId",5610217,"title","Harrisonburg Housing Authority authorizes Bluestone Town Center and Line Weaver financing; board approves erosion bond and loan resolutions","audioSeconds",1415,"startMs",2962000,"endMs",4377000,"viewUrl","/Search/View?dp=1&key=5610217-bff5e881284c0ba8cc62120f2249f582&start=2962&end=4377","thumbnailUrl","https://assets.pipeline.soar.com/5610217-bff5e881284c0ba8cc62120f2249f582/thumbnail_2962000.jpg","articleUrl","/articles/6505590/Virginia/Harrisonburg-Housing-Authority-authorizes-Bluestone-Town-Center-and-Line-Weaver-financing-board-approves-erosion-bond-and-loan-resolutions","mediaUrl","https://secure.pipeline.soar.com/6505590-e220a6ef96ac822400eb68cdd0c0f21d/orig.mp4?Expires=1770438213&Signature=ELiLxR1cKt11RPBX6nGMZ6VSInB--qQKFgwCNLcrWuRUMcaPZ29nYrEBsKHa3MTaguFvE8E~oVEVhe0L~PX2179RZ9T77L2gsqLJ9TPKU~eLwQyzURUEEwI6ewsEqEkKXwoG0Eb0CAIndv-H-z96V3~jExUc~PHN4BreXmLJZFmLWb9eENqO0jHfSO66o52gxBVG3o1xsKB9GbxR8S4-413z8uv8z8U8En0zDyUk8kApLt4z1~saU77S70n9yhYnTESxB8Lasho2P7y2ihnVLnhDSqjFvZ2XMrqSrPPEwlBeGLINimYGLRr2S6t5F7eAPOQagfQe-c2OSs2pUCaP6A__&Key-Pair-Id=KUT5TJCACFTXG","author","Harrisonburg","date","2025-08-20T00:00:00Z","article","The Harrisonburg Housing Authority on Aug. 20 approved a set of financing resolutions that the agency said are critical to moving Bluestone Town Center and the Line Weaver renovation toward construction.

For Bluestone Town Center, staff described a layered financing structure: a construction line of credit to support infrastructure and site work, a separate permanent loan expected from Atlantic Union Bank for senior housing, and repayment of prior owner financing. The board voted in favor of a resolution authorizing the authority to enter into the loan transaction with Unite Bank for construction financing; commissioners approved the motion on a roll call of present members.

Staff cautioned that taking ownership of the senior and multifamily components will increase the housing authority’s guarantees: although an equity partner (referred to as Equity Plus) has agreed to capped participation of up to $4,000,000, the loan documents allow lenders to rely on the authority for full performance if necessary. Executive Director Michael said the authority needs to be prepared to “make the project work” and that the agency’s responsibility could be “100%” for loans even where an equity partner shares risk on paper.

The board also approved a resolution authorizing issuance of an erosion and sediment (E&S) bond tied to Phase 1 site work. Staff said the E&S bond has an estimated principal amount of $4,000,000 with an associated premium/fee of about $60,000, which the authority would pay to secure the bond. The E&S bond covers land disturbance and related erosion controls needed to start infrastructure work on the approved site plan (Phase 1 includes townhomes, single‑family units, senior housing and multifamily units).

Separately, the board approved a financing resolution under which the authority would pursue approximately $10,000,000 in construction financing for the Line Weaver project (staff used the phrase “Line Weaver Annex/Lineweaver” in the packet). Staff said they expect to work with bond counsel to determine whether tax‑exempt financing is available; if bond counsel does not approve tax‑exempt issuance, the authority may accept a taxable rate estimated in staff materials (the staff presentation described a taxable interest example of 6.75 percent). The motion included language allowing staff to accept tax‑exempt terms if counsel approves; the motion passed on roll call.

Board members asked about schedule and contractor readiness. Staff said closing on infrastructure financing would allow site construction to begin; contractors cited as familiar with similar work include AJ Excavating and local builders who participate in affordable‑housing projects. Staff estimated model units and home construction could be underway in mid‑summer of the next construction season, with ground work beginning sooner once closing occurs.

Commissioners discussed opportunities to coordinate with the city on grants for traffic improvements, stormwater and Safe Routes projects that could reduce Bluestone’s capital burden. Staff said the mayor had signaled support for the project and that the authority would continue outreach to city staff about potential grants and contributions.

Roll‑call votes on the Bluestone loan, the E&S bond authorization and the Line Weaver financing passed with the same four commissioners recorded as voting yes (Gil Coleman, Kevin Kaufman, Luciana Benjamin and Amanda Leach); several commissioners were absent for those roll calls. No recorded no votes were cast at the roll calls provided in the transcript.","mediaType","Video","parentTitle","Harrisonburg - Harrisonburg Redevelopment and Housing Authority on 2025-08-20 4:00 PM","oneSentenceSummary","The Harrisonburg Housing Authority on Aug. 20 approved loan and bond resolutions to finance Bluestone Town Center infrastructure and the Line Weaver renovation, while discussing increased financial guarantees the agency will carry as a principal owner of parts of the development.","taxTitle","Harrisonburg (Independent City), Virginia","taxId",9561,"location","Virginia","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6505594,"Harrisonburg Housing Authority opens 45‑day public comment on annual and five‑year plans; proposes MTW payment‑standard changes",505,1015000,1520000,"/Search/View?dp=1&key=5610217-bff5e881284c0ba8cc62120f2249f582&start=1015&end=1520","https://assets.pipeline.soar.com/5610217-bff5e881284c0ba8cc62120f2249f582/thumbnail_1015000.jpg","/articles/6505594/Virginia/Harrisonburg-Housing-Authority-opens-45day-public-comment-on-annual-and-fiveyear-plans-proposes-MTW-paymentstandard-changes","https://secure.pipeline.soar.com/6505594-24fa35039a7f7552798b3b47a2d70c2c/orig.mp4?Expires=1770438213&Signature=RiFEjWqS9cYUDf3L~7~ogqs7nuy1P493dRAPgKeZ8CaaRonWGtCFJhjaYfJF4qOKYQZUHbE1tsP49M4iRS5iE~GuKKqH9~3htFvghJEA3UlZ3JY1mc1FxK3Frphz4uAZJ9UcmqXLhRkXxPkFB6b3MN2bFVSQELLtZIooN9VbyjtXyBWikWOEgDfio9xAM~rnxrSRpbpa~w9VrISBliWystmmBat5kJelNu7B5Lr~7-fUSivJRE9GpbFFLhZv6pH-2OUY38b8lvHUOPY3XvNU-4XmLFKddfUmUcmmmG-d0lYZ2zSg57jgcJ8m6ClBpZdwUiFG1ouY90brkSyZPk0~hg__&Key-Pair-Id=KUT5TJCACFTXG","The Harrisonburg Housing Authority on Aug. 20 officially opened the 45‑day public comment period on its 2025 annual plan and five‑year plan, and staff walked commissioners through substantive proposed changes in the MTW supplement and the administrative plans.

Staff said the public comment period opened when the documents were posted on the authority website and will remain open for about 45 days, closing in early October. Staff also said they posted an ad in the Daily News‑Record and will include notice in the agency’s quarterly newsletter and outreach to the community advisory board.

The most notable programmatic change staff previewed was a planned adjustment to Housing Choice Voucher payment standards. The MTW supplement proposes lowering payment‑standards from 120 percent of Fair Market Rent (FMR) to 110 percent for typical units, while maintaining a higher standard (proposed 120 percent) for accessible units. Previously, the agency had used a 120 percent standard and up to 140 percent for accessible units.

Executive Director Michael said the change is intended to help reduce Housing Assistance Payments (HAP) expenditure growth; he emphasized that reasonable accommodations would be honored and that staff expect no immediate lease‑up problems under current market conditions. Commissioners asked whether other housing authorities use “length of stay on the waiting list” as a preference; staff and commissioners said they had not seen that commonly used and noted it does not reliably indicate need.

Staff also described a standardization of waiting‑list preference point systems across the authority’s properties rather than customized rules by property, and an increase in preference points for households with children after analysis showed single‑parent families make up a large share of applicants. The authority said it retained local residency and walk‑in preferences as priorities.

Staff outlined public comment logistics: the authority will compile any comments received and report back in September; if extensive comments prompt modifications, staff will adjust before final submission to HUD. The authority also invited community advisory board members to circulate the materials and asked commissioners whether they wished to amplify public notice; none volunteered additional actions at this time.

Commissioners closed the in‑room public hearing after staff confirmed there were no callers on the phone and noted staff will report any substantive comments in September.","The authority opened a 45‑day public comment period on its 2025 annual and five‑year plans and described proposed changes in its Moving to Work (MTW) supplement, including lowering payment standards and standardizing waiting‑list preferences across properties.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6505600,"Harrisonburg Housing Authority approves 2026 budget, hears updates on grants and unexpected repairs",163,389000,552000,"/Search/View?dp=1&key=5610217-bff5e881284c0ba8cc62120f2249f582&start=389&end=552","https://assets.pipeline.soar.com/5610217-bff5e881284c0ba8cc62120f2249f582/thumbnail_389000.jpg","/articles/6505600/Virginia/Harrisonburg-Housing-Authority-approves-2026-budget-hears-updates-on-grants-and-unexpected-repairs","https://secure.pipeline.soar.com/6505600-a8a4ee0bdf50ec49ade4b7808ce54499/orig.mp4?Expires=1770438213&Signature=NP~UQ1wkxiZWykjR7Al6wVEsNGaLaoBmBJI~HKapZMAHJT5cR08qHeABhdJOY~18W6kwPpIk1wHp5zvqAoJNAD5zSeaLDCXd2Z5ABVk2woL1IdH3T9dvzthon4VgiCCsRaX0Ct~eKwNRxwTW0aPaP6IN9Lkvbj7-7BquE64Phs1brwR7PiMPc~7Ll2wFXaim9n8LeUkg8BMnzRDG1RGpt6SGyVqI2z1zfjsl3khQO1DoqMG53CqWz6Xzmf-xLVK5b8VQzpHWuAkOTcKjB5XWSP6rdV3MQL7WdOC-5uz-jsbZpQ3omu9BaL5vCZXOKoISW7K8HbdU7BAESx8bSI8V4Q__&Key-Pair-Id=KUT5TJCACFTXG","The Harrisonburg Housing Authority on Aug. 20 approved its proposed 2026 budget and accepted the June and July financial reports, after staff described several unplanned costs and said federal housing funds and targeted grants are expected to increase revenue for upcoming programs.

The budget adoption authorizes the salary and operational plan for 2026 and was approved by voice vote after a motion and second. Executive Director Michael (last name not specified in the record), who presented the financial summary, told commissioners the agency’s reserves remain positive but would be reduced by several one‑time or near‑term expenses.

Michael said the authority has received unusually high Housing Choice Voucher (HAP) funding this year — HAP funding moved from roughly $6 million previously toward “almost $8,000,000” in anticipated HAP expenses — and that staff expect to continue replacement funding for vouchers as recipients turnover. He also said grant contracts for Virginia Homeless Solutions Planning (VHSP) funds and service‑coordinator grants were delayed at the state level but were expected to arrive “coming up.”

At the same time, Michael listed three unplanned costs that will be covered from reserves: an emergency HVAC repair at a Whichport building (about $30,000), a Microsoft 365 transition that requires new equipment and licensing (an estimated $30,000), and a sewer line collapse at the Roosevelt Street office that staff estimated at “about a 20‑some thousand dollar cost.” He said those charges will reduce unrestricted reserves but will not, in his view, create a structural budget problem.

Staff also described operational impacts: Roosevelt Street office staff have adjusted schedules and used the Kelly Street office because of limited restroom access while the sewer repair proceeds; staff reported the city agreed to cap a line but could not schedule the work fast enough, so the plumbing contractor proceeded with city permission. Michael told commissioners the sewer work should be completed “by the end of next week,” barring weather delays.

Commissioners asked whether the M365 migration has a line item; staff said the cost would be pulled from general reserves and that typical procedure is a budget revision if a large unexpected expense arises. Michael said unrestricted reserves were about $1.4 million in July (down from $1.85 million in June after a payment tied to Franklin Heights), and that from a practical cash‑flow standpoint the authority likes to retain at least about $500,000 in unrestricted funds to avoid shortfalls.

Commissioners approved the June 18 minutes and the financial reports by voice vote and then voted to approve the 2026 budget by voice vote; no roll call was requested for those votes. Following routine motions the board adjourned to other agenda items.

The authority also opened and closed required 45‑day public comment periods for the 2025 annual/five‑year plans and for the 2026 budget (staff said comments will remain open 45 days and close in early October). Staff said the agency posted the plans on its website, the minutes and the quarterly newsletter, and will present any public comments to HUD if substantive feedback is received.

The meeting packet and management reports show stable occupancy across properties: Commerce Village at full lease‑up, Franklin Heights near full occupancy, and the Lineweaver Annex at about 93 percent at the time of reporting. Staff flagged maintenance workload — HVAC calls and unit turnovers — but described timely turn‑around and relatively few emergency work orders.

The board approved the budget and management reports and asked executive staff to return with any substantive public comments at the September meeting.","The Harrisonburg Housing Authority approved its 2026 budget and accepted June/July financial reports, while staff warned of several unplanned expenses — HVAC, an office sewer collapse and Microsoft 365 migration — that will draw from reserves. Commissioners opened 45‑day public comment periods on the agency's annual and five‑year plans.","actionData","errors"]

Article not found

Harrisonburg Housing Authority authorizes Bluestone Town Center and Line Weaver financing; board approves erosion bond and loan resolutions

Harrisonburg Housing Authority opens 45‑day public comment on annual and five‑year plans; proposes MTW payment‑standard changes

Harrisonburg Housing Authority approves 2026 budget, hears updates on grants and unexpected repairs