HARRISONBURG, Va. — The Harrisonburg Planning Commission on Oct. 8 recommended approval of a rezoning request for 2410 Reservoir Street that would allow Valley Housing Trust to buy city-owned land and build five one‑bedroom or efficiency affordable housing units.

Staff planner Nirma Soffel told commissioners the property and surrounding parcels are zoned R‑3 (medium‑density residential) and that the city’s comprehensive plan designates the site for mixed use; the city has identified surplus parcels for residential development following a 2021 housing assessment.

Valley Housing Trust trustee Frank Gordon proposed purchasing the lot for $74,600, below the assessed value of $108,700, in exchange for a 30‑year affordability commitment keeping rents below 80% of area median income. The sale is contingent on land‑use approvals and the developer securing needed funding.

"If State funding is not pursued or is not obtained, Valley Housing Trust has the funds on hand to complete this project," Gordon said, describing the group’s proof of funds and plans to apply to the Virginia Department of Housing and Community Development in a spring funding round.

Commissioners discussed vehicle access and parking. Soffel explained that VDOT’s road design manual treats an entrance serving more than five residences as a commercial access that must align with the median; the applicant’s proffers cap the number of units and restrict unit type to avoid reclassification of the entrance and to reduce parking requirements.

Under the city’s ordinance, one‑bedroom multifamily units typically require 1.5 off‑street parking spaces per unit; the applicant’s proffer would allow a reduction to one space per unit. Soffel also said if the proposed disturbance is under 10,000 square feet a comprehensive engineered site plan review would not be required, though building permits will be reviewed for safety and access details.

Commissioners praised the small‑scale affordable housing approach, thanked Valley Housing Trust and the city for making city land available at a discount, and noted the development fits recommendations in the regional housing study to leverage state funds.

The commission moved, seconded and voted unanimously to recommend approval; the item will be considered by City Council at its Nov. 12 meeting.

Clarifying details discussed at the hearing include the sale price ($74,600), assessed value ($108,700), a 30‑year affordability covenant at under 80% AMI, a maximum of five dwelling units restricted to one‑bedroom or efficiency units, and the applicant’s statement that they have proof of funds to proceed if other grants are not obtained.

Next steps: the rezoning recommendation goes to City Council for final action; council may approve, deny or amend the agreement and any funding plan reported by the applicant.