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Commission recommends proffer amendment at Bluestone Town Center to expand for-sale affordability pool
Summary
The commission recommended approval of a proffer amendment for Bluestone Town Center that broadens the income range for restricted for-sale units (from 80–120% AMI to below 120% AMI) and noted developer claims that Ryan Homes may enable units affordable near 60% AMI; staff said the amendment does not change planned land uses or service impacts.
The Harrisonburg Planning Commission voted Sept. 10 to send a favorable recommendation to city council for a proffer amendment at the 87-acre Bluestone Town Center development that will alter income restrictions on for-sale housing.
Staff explained the amendment affects Proffer 1A(2) of the Bluestone master development plan adopted with the original rezoning in 2023. Under the original proffer language, 100% of the for-sale units were to be initially restricted to households with incomes between 80% and 120% of area median income (AMI). The proposed amendment removes the lower bound and instead restricts units to households “below 120% AMI,” and the developer added that Ryan Homes (the proposed homebuilder/financing partner) believes it can construct product affordable to households at about 60% AMI.
City planning staff said the amendment does not change planned land uses, does not alter expected needs on transportation facilities, public utilities or school enrollment, and therefore recommended approval. The staff presentation noted that other components of the Bluestone master development plan remain in force and that some clerical edits were made to the proffer package to reflect proffers that city council did not adopt in 2023.
Michael Wong, speaking for Hillsborough Redevelopment Housing Authority (named in the transcript as co-developer with Equity Plus LLC), told commissioners the change is intended to expand access to homeownership for lower-income households. Wong said the team has approximately $11 million in soft grant financing for the project and had secured 9% tax credits for senior housing; he said Ryan Homes can offer financing and national-scale procurement that could lower construction costs and permit sale prices that would translate to monthly mortgage payments the presenter estimated could be roughly $1,600 for the townhome product priced in the mid-$200,000s.
Commissioners asked about odor concerns from nearby agricultural operations and about the planned phasing (townhomes and infrastructure first, then multifamily and senior housing). Michael Wong said the poultry operation that sometimes causes odor is unlikely to remain long term and that townhomes will likely be built first once infrastructure is in place.
Commissioner Alcindi moved approval; Commissioner Porter seconded. The roll-call vote recorded Vice Chair Porter, Commissioner Kettler, Commissioner Alcindi, Council Member Dent, Commissioner Sites and Chair Paul voting aye. The commission’s favorable recommendation sends the proffer amendment to city council with the staff report noting that the amendment may allow a larger pool of buyers to purchase in the subdivision.
