Commission backs amendment to Bluestone Town Center proffers to broaden homebuyer income eligibility

Planning staff presented a proposed proffer amendment for the Bluestone Town Center (about 87 acres) that would revise the income limits for initial purchasers of for-sale units. The 2023 proffers had required initial purchasers to be limited to households at 80% AMI; the amendment would allow for-sale units to be sold to households below 120% AMI and the developer indicated finance mechanisms and pricing could allow some units to be affordable to buyers at about 60% AMI.

Michael Wong, representing the co-developers and the Harrisonburg Redevelopment Housing Authority, said the project has lined up financing and tax-credit support. "We have received approximately about $11,000,000 in soft monies, grant funds to support this project, and that's and received 9% credits, for the senior housing," he said. Staff told the commission the amendment does not change planned land uses, projected school enrollment or utility and transportation needs; staff recommended approval. Commissioners asked about builder quality, phasing and odor concerns from nearby agriculture; developers said townhomes would likely be built first and that a national builder's pricing and financing power would keep costs low. The commission voted unanimously to forward the proffer amendment to City Council with a favorable recommendation for the Oct. 14 meeting.