Planning commission backs Attain on Fifth Phase 2 rezonings; affordable-housing commitment contingent on ARHIP award

The Albemarle County Planning Commission on Oct. 28 recommended approval of two related rezonings for the Attain on Fifth Phase 2 project, forwarding the items to the Board of Supervisors.

Staff summary: Senior planner Sid Shoaf told the commission the 14.5-acre parcel (tax map parcel 76-54A1) sits between I-64 and Old Lynchburg Road with access from Fifth Street. The applicant seeks to rezone the property from R-10 to Planned Residential Development (PRD) to add 165 multifamily units in five new buildings, bringing the site to a maximum 309 units (about 21 dwelling units per acre). The proposal would reduce on-site parking from 660 spaces to 460 spaces; that parking reduction is part of a requested special exception the Board will consider.

The applicant is proposing new pedestrian and bicycle connections, including a shared-use path along Fifth Street frontage and improvements to the existing bus stop at Wahoo Way. Staff noted the shared-use path would end at an existing substandard facility on the adjacent property; VDOT has raised concerns about a new path terminating at that substandard segment, though staff and the applicant said adding the path is an improvement over existing conditions.

Housing and ARHIP: Shoaf summarized Housing Albemarle—s guidance recommending 20% of new units be affordable. The county—s Affordable Rental Housing Incentive Program (ARHIP), established in 2024, provides a property-tax rebate if 20% of the total units on a parcel are affordable at 60% Area Median Income (AMI) for 30 years. For Attain on Fifth, 20% of the new units would be 33 affordable units; if the applicant wins ARHIP approval, the program would require 62 affordable units (20% of the total 309 units). Senior housing staffer Stacy Pathea confirmed ARHIP adjudication is a separate action by the Board of Supervisors and applications are reviewed by county housing staff.

Applicant presentation: Valerie Long of Williams Mullen, representing Bonaventure Holdings, said the applicant is renovating the existing Phase 1 student-suite buildings and plans to convert many 3- and 4-bedroom student suites into 2- and 3-bedroom multifamily units. Long provided a bedroom-count comparison: the site previously had about 528 bedrooms in student-suite configuration; after Phase 1 renovations the bedroom count is about 384 and the Phase 2 new units would add 250 bedrooms for a total estimated bedroom count of 634.

Traffic and stormwater: The applicant—s traffic study indicates fewer vehicle trips under the proposed configuration than under the prior student-suite use. Stormwater treatment and detailed stormwater design will be handled at site-plan stage; the applicant said they expect to use underground chambers with sediment-capture filters in many places, and pervious pavement or other green infrastructure could be considered though cost and soil conditions may limit options.

Commissioners— concerns and suggestions: Commissioners asked whether more density or height could be moved to areas that would be more visually buffered (for instance, near the pond and steeper slopes) rather than inserting buildings into the middle of existing parking; they urged the applicant to consider design/layout options that would improve livability and add units without creating a poor microclimate in the middle of large paved areas. Several commissioners emphasized the importance of the ARHIP award to obtain deeper affordability at 60% AMI and asked that the applicant submit the ARHIP application and coordinate its timing so the county can evaluate the ARHIP decision before the Board—s public hearing on the rezonings.

Path connectivity: Commissioners and staff discussed the substandard segment of path where the proposed shared-use path would end; staff said VDOT has flagged concerns about constructing a standard shared-use path that terminates at a substandard facility, but the county position is that partial improvements are better than none. The applicant committed to build the shared-use path along its frontage and to upgrade the existing bus stop with a shelter and bench.

Public comment: Michael Monaco, speaking for Livable Seaville, said the group supports the rezoning and the applicant—s commitments to improved walkability, transit amenities and affordable units if ARHIP funds are awarded.

Outcome: The commission voted unanimously by roll call to recommend approval of ZMA2025-4 (R-10 to PRD) and ZMA2025-5 (steep-slopes preserved to managed). Both recommendations will be forwarded to the Board of Supervisors. If the Board approves the rezonings, the site-plan process will address final building design, stormwater treatment, sidewalk/path grading and the dam-break inundation/DCR review for portions of the site.

"The applicant is proposing that 20% of the total unit count between Phase 1 and Phase 2 would be affordable," Valerie Long said during her presentation. County housing staffer Stacy Pathea told commissioners: "The ARHIP application is a separate action by the Board and the rebate is contingent on approval of the program benefits." Commissioners pressed for the ARHIP application and decision to be timed so the Board has that information when considering the rezoning recommendation.