Board approves Attain at Stafford rezoning for 300‑unit mixed‑use village center with added proffers

The Stafford County Board of Supervisors on June 17 approved a rezoning and proffers for "Attain at Stafford," a 24.273‑acre mixed‑use project along Richmond Highway that will allow up to 300 multi‑family residential units and about 57,000 square feet of commercial and office space.

The project was presented by Amy Taylor of Planning and Zoning and by attorney Charlie Payne for the applicant, BRG Stafford LLC. The master plan shows two four‑story residential buildings, a clubhouse with a fitness center and pool, two pickleball courts, a dog park and on‑street parking, with commercial pads fronting Richmond Highway. The proposed gross density is about 14.97 units per acre, slightly above the courthouse targeted development area guidance.

School and fiscal mitigation: Planning staff noted the development would generate students but recommended the applicant’s lower site‑specific student generation factors could be accepted because the project proposes only one‑ and two‑bedroom units (no three‑bedroom units). The developer proffered approximately $2.3 million for school mitigation, including $1 million payable at first occupancy and the remainder paid per unit; additional proffers include roughly $508,000 for public safety and transportation commitments including right‑of‑way dedications and turn‑lane construction.

Supervisor questions prompted the applicant to add four commitments on the meeting floor: a minimum of 25 percent brick on building facades, a 3 percent rental discount for Stafford County employees, a $10,000 payment to parks and recreation at first certificate of occupancy, and installation of a wind/noise screen around the pickleball courts. Payne said the project’s total proffers exceed $2.8 million and that the development would be expected to net an estimated $519,000 annually for the county at full build‑out.

Board action: The board approved the rezoning with the added on‑the‑record proffers by a 6‑1 vote. Supporters said the project provides housing and commercial density consistent with the county’s targeted development area; opponents cited concerns about density, school impacts and design. Planning staff noted VDOT had concurred with the applicant’s transportation impact analysis.

Ending: The project now moves to site plan and permit review. The developer said it will construct pedestrian links and work with county staff on design and off‑site improvements while marketing the commercial pads to prospective retail and restaurant tenants.