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Development
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Updated Urban Development Area Shows Current, Proposed Developments |
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 Take a close look at the updated Urban Development Area map for updates on current and proposed developments in Rockingham County's "Urban Development Area" just southeast of the City of Harrisonburg. Completed Projects:
Construction Underway:
Construction Pending:
Under Review:
Download a PDF of the map here. | |
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Senior Living Facility To Be Built at Preston Lake? |
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 It looks like the triangular-ish portion of the Preston Lake mixed use development shown below outlined in red may end up being a senior living facility instead of simply an apartment complex.  The details of what exactly that would mean are not clear -- perhaps there will be services and amenities geared towards seniors? The Rockingham County Board of Supervisors approved the developer's request to waive a public hearing for this change as the land was to be used for a 168-unit multi-family apartment complex and now will be used as a similarly (identically?) dense senior living facility. Read more in the DNR article or download the updated master plan. | |
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Some Student Housing Eventually Becomes Affordable (Non Student) Housing |
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   Sometimes it seems CRAZY how much NEW, NICE, EXPENSIVE student housing is being built in Harrisonburg - and now even in Rockingham County. So what happens to all of that older student housing stock when the newer student housing becomes available to students? Quoting fellow Realtor, Ritchie Vaughn (thanks Ritchie!) from a Facebook dialogue a few days ago... "Many of the most affordable spots for working families in Harrisonburg today are complexes that were initially build for students, like Madison Manor, Camden Townes, Hunters Ridge, South Ave condos, etc, so we have some robust historical support that the student complexes of today will likely turn into affordable housing in the future." The neighborhoods that Ritchie references are the ones I have pictured above, and indeed, while they were originally built as student housing complexes, I don't think any of them are "mostly students" any longer. 1. Does anyone know/believe any of these complexes to really still be mostly students? (It's not my understanding, but I welcome other perspectives.) 2. What other complexes in Harrisonburg were built to be student housing and now are not? | |
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67 Four Bedroom Townhouses on Lucy Drive Instead of 107 Apartments, Retail, and Office Space? |
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 The owner of two parcels on Lucy Drive applied for a rezoning in mid-2018 to allow for a mixed use development that was to include (4) three to four level buildings with retail and offices on the first level and apartments on the upper levels. The (107) proposed apartments were intended to be (57) four-bedroom apartments, (37) three-bedroom apartments, (10) two-bedroom apartments and (3) one-bedroom apartments. That proposal was denied by City Council after 90 people showed up in opposition to the project. Now, the owners/developers are back with a new proposal -- 67 four bedroom townhouses.  Here's the full packet of information that will be considered by the Harrisonburg Planning Commission this evening, Wednesday, March 13 at 7:00 PM. This property is zoned R-3, which allows for townhouses to be built -- but the zoning ordinance requires that each townhouse lot have frontage on a public street, and the owner is applying for a variance to allow 32 of the planned 67 townhouses to not have frontage on a public street. Basically, if all townhouses need to have frontage on a public street, they could only build half as many townhouses. If the City allows them to have a private street for access to the townhouses they can build many more (67?) townhouses on the same amount of acreage. In the information packet linked above you'll note that City staff points out that there have been quite a few townhouse developments approved in the past 20 years with private streets -- but almost all of those variances that were granted were for subdivisions that were conforming to the Comprehensive Plan's Land Use Guide and planned densities - while this land is intended (per the Comprehensive Plan) for "limited commercial use". Bottom line - City staff is recommending that the request for the variance (and thus the preliminary subdivision plat) be denied. If the Planning Commission makes a decision as to a recommendation to City Council at the meeting this evening, this proposal will then go before City Council on April 9 -- without a public hearing, since it is a request for a variance, not a rezoning. Read the Daily News Record article (from yesterday) about this topic here. | |
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49 More Detached Homes Coming To The Crossings |
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 The Crossings, a neighborhood of detached homes straddling the City/County line, will be expanding - from 35 homes to 84 homes - after a slight rezoning of the land by Rockingham County. The first phase of the neighborhood included 35 building lots, most of which have been built upon and the homes sold. The new phase will include 49 home sites, with 40 of them in the County and nine in the City. Here's the site plan for the new phase...  Here is a somewhat recent aerial view of the area -- from about two years ago -- when many but not all of the homes had been built...  Dick Blackwell with Blackwell Engineering works with the developer and indicated at the Board of Supervisors meeting that the houses will cost about $200,000. That does seem possible given recent sales at The Crossings, many of which have been close to $200K...  Looking a bit further at the metrics, we find that the median sales price of homes at The Crossings in 2018 was $226K...  After lots of news of new rentals, condos and townhouses, it's nice to hear that some modestly sized/priced detached homes will be built in the near future as well! | |
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Rezoning Requested For 86 Condos on Boyers Road |
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 Randy Cosner (Cosner Investments, LLC) is requesting the rezoning of 5.9 acres of a 10 acre parcel on Boyers Road to allow for 86 condominiums to be built. The property is currently zoned A2, and the proposed zoning is Planned Multi-Family. This would allow for 86 condos with 1, 2 or 3 bedrooms, for a total of 186 bedrooms in four separate buildings surrounding common areas. The full rezoning request can be found here. Here's what the proposed site plan would look like...  Per the rezoning application, the development would be called Locust Grove Village and would "provide a unique living opportunity for those inclined toward the beneficial aspects of community and socialization in a rural setting." Here is a rendering of what the buildings might look like...  A few details from the developer's narrative include... "Specifically, Locust Grove Village will house no more than 86 individual condominiums containing a mixture of 1-, 2-, and 3-bedroom units. Units will be clustered into four buildings of 20-22 units apiece, with a majority of these units having a ‘townhouse' style and appearance. Building ‘corners' will be comprised of six condominium units served by a common entry and stairwell. Each pair of buildings will encircle a central green, with each townhouse-style condo having direct access through their own private courtyard. Half of the corner units will have balconies/courtyards that face the common green (interior), while the other half will face the exterior." "The central greens will be improved with tasteful landscaping (mixture of trees and shrubbery), paved walkways, a central gazebo, charcoal grills, and benches, intended to promote resident interaction and sense of community. If desired by residents, allowances will be made for community gardens, to be maintained by the residents themselves, and thereby promoting a sense of pride and ownership within the community. Pedestrian connectivity between the greens will be provided through walkways and a mid-block crosswalk through the parking area." "In sum, Locust Grove Village is intended to serve a growing desirability for attractive, communal living opportunities within a rural setting. Through emphasis of common areas and promotion of interaction between residents, Locust Grove Village will position itself as the premier condominium-based community within Rockingham County." The Rockingham County Planning Commission reviewed this rezoning request at their January 2019 meeting. Their main concerns, per the minutes, seemed to be:
The rezoning request was unanimously tabled at the Planning Commission meeting. We'll have to wait and see if the request will be reviewed and discussed again, but at this point these condos "might be" built -- because the rezoning has not yet been approved. | |
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32 Townhouses To Be Built on Boyers Road |
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 Randy Cosner is planning to build 32 townhouses on 2.741 acres on Boyers Road as shown above. Below is the intended site layout, which includes common areas with a fenced tot lot playground and a picnic area with benches and a fire pit.  The townhouses are to be built similar to the rendering below. Of note -- it is not clear whether these townhouses will be sold to individual buyers, sold to investors to then be rented, or retained by the builder to be rented. The townhouses pictured below are located on Leslie Court, located off of Vine Street, near its intersection with North Main Street. All 24 townhouses built on Leslie Court were purchased by investors (a total of perhaps four entities) and all 24 townhouses are now rented.  If you have driven by this location (Boyers Road) anytime recently you will have seen that all of the trees have cleared to prepare for construction. | |
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156 Apartments To Be Built on Reservoir Street |
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 Well, it looks like another 156 apartments will be built on Reservoir Street, just outside of the City limits in Rockingham County. The Board of Supervisors recently approved a rezoning of this 6.302 acres to essentially be a second phase of the Robinson Park apartments immediately adjacent to this new project. Per the Daily News Record the 156 apartment complex will be comprised of:
Apparently, the complex will also include a clubhouse and outdoor pool.  Further review of the minutes from the January 23, 2019 meeting of the Board of Supervisors offers these insights...
So, there you have it. More apartments coming soon on Resevoir Street... which may or may not make Harrisonburg a place young alums can call home for decades... | |
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Making Harrisonburg A Place Young Alums Can Call Home For Decades |
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 I recently lamented that most new housing that is being built is student housing or rentals -- as opposed to homes that can be purchased by homeowners. And the "why" is because of the highest and best use for development land... "So long as there are student housing, rental housing or mixed use developers willing to buy land at a high price/acre AND/OR as long as owners of development land are willing to hold out for that high price/acre -- then land is not likely to be sold to developers or builders at a price/acre that would allow them to build homes for buyers to buy." Katherine took it one step further (thanks Katherine!) to draw home the "so what" of my observation... "Students are a lucrative and seemingly inexhaustible market, but it's short-sighted not to give some thought to how we can keep more young alumni in the community after graduation. Attractive, affordable starter homes are a piece of this puzzle, as are businesses and services geared toward professionals rather than college students. (And good jobs are, too, of course.) Excessive catering to the student population will make Harrisonburg a town people "remember fondly," not one they call home for decades." I agree wholeheartedly with this sentiment -- I want Harrisonburg to be a town that young alums can call home for decades. As Katherine points out, this is not just about housing - but housing is certainly a big part of it. It is not immediately clear what this could / should mean for the City of Harrisonburg -- but I do think we could look back 10 years from now and lament the fact that there weren't enough new developments built to allow for young alums to settle into jobs, buy their first home, and start establishing this as their home for decades. | |
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Harrisonburg, The City With The Planned Future, Plans Their Future |
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 City Council members and top City administrators and planners invested time in planning a future for the City of Harrisonburg at a three day retreat last weekend, with an eye towards Harrisonburg 20 years from now -- in 2039. That vision includes establishing Harrisonburg as the "capital of the Shenandoah Valley". Extensive conversations took place about education (including the new high school) and a comprehensive housing plan (including affordable housing and homelessness). Read much, much more about the retreat, conversations, outcomes and priorities over at The Citizen... If you care about the future of the City of Harrisonburg, read the article above, and give some thought to how you can be an active part of making the future of Harrisonburg brighter. | |
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107 Apartments, Retail, Office Space Proposed on Lucy Drive |
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 The owners of two parcels on Lucy Drive are applying for a rezoning to allow for a mixed use development to be built on the corner of Lucy Drive and Deyerle Avenue. Here is the intended site plan...  Here are some basic details, per today's Daily News Record article (see below) and from the rezoning application:
Read today's Daily News Record article about this potential development here. Review the full rezoning application packet to be reviewed by the Planning Commission on Wednesday here. The public hearing for this rezoning will take place on Wednesday, August 8th at 7:00 PM in City Council chambers. | |
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Lots (and lots) of High End Apartments Being Built |
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 In addition to the 168 apartments about to be built at the intersection of Stone Spring Road and East Market Street (near Preston Lake) -- there are already hundreds now complete at The Reserve at Stoneport. Per my earlier research, it seems this community may contain 408 apartments, with rental rates from $1000 - $1800. How many high end apartments are needed in this area? While only a few years ago no high end apartments existed in our local market, now I believe Stoneport is already nearly entirely leased. How much unmet demand is there for these apartments? Apartment developers don't seem to have met the demand yet. Oh, and also of note in the aerial image above, it seems Dupont Community Credit Union put some solar panels on the roof of their new bank. Nice!  | |
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College Student Housing Under Construction on Port Republic Road |
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 If you've driven on Port Republic Road lately, near Bojangles, you might have noticed construction starting to peek over the top of Port Republic Road. Above is an photo of the construction progress. And here are some images of the planned 425-bed college student housing community...    | |
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Land for New High School Was To Be Student Housing, then Convocation Center |
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 Have you heard Harrisonburg needs a second high school? The current (only) high school in the City is beyond capacity. As such, the City has been evaluated various pieces of land to find a suitable new site for the new high school -- and now they have made a decision. Background... Owners of median priced City homes might have to pay $26 more per month to fund new City high school So, back to the location... The parcel of land shown above is 60 acres located between South Main Street (Route 11) and Interstate 81. The City intends to purchase this land for five million dollars from JMU. But JMU has actually owned it for a few years. You see, this land was actually originally slated to be used for college student housing! More background... So... the land was originally going to house 466 apartments for college students...  And then it was to be the site of JMU's new convocation center...  And now, the site of Harrisonburg's second high school. Read today's Daily News Record article for further context... | |
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Grading Under Way For For High End Apartments, Gas Station |
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 view high resolution photo here If you have drive by the intersection of Route 33 East and Stone Spring Road anytime recently you have likely seen the mass grading that is under way. In the photo above:
Flipping the view around to the other direction -- below is my understanding of the intended use of the space....  download a larger version of this photo here My understanding of this intended usage of this land is based on the Preston Lake master plan as shown below, updated as of December 2016....  The area that is currently being graded will include the area shown below surrounded by a dashed line. This will include 168 apartments in 12 buildings, as well as a clubhouse and pool.  Part of the land being graded in the aerial photo at the top of this post is intended to be used for future commercial development. Read more about the ownership of the land, and the apartments here. | |
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Where Will Recent JMU Graduates, Staying In Harrisonburg, Buy Houses? |
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 It's a numbers games, folks.... Some percentage of each graduating class at JMU (and EMU, and Bridgewater College) will decide they want to stay in Harrisonburg and make it their home. These three institutions seem to graduate around 6,000 students each year. How many might decide to stay in Harrisonburg? In chatting with several folks about this yesterday, I pondered aloud whether enough new "for sale" housing is being built for recent grads to buy, once they decide they want to stick around and buy a home. Or, more broadly, is our housing stock growing as fast as our population. I suspect that it is not -- based on how quickly homes are selling and how low our inventory levels remain month after month. So, what are these recent (within the past few years) JMU grads to do? Perhaps make several offers on several properties, missing out on most because of multiple offer situations, and then eventually securing a contract to buy a home. Or, perhaps they just rent because there is so little to buy. But if many or most of them do rent, it is -- at least in the short term -- a net loss for our community. If they buy a home, they will be putting down roots, committing to stay in the area, investing even further in our local economy, etc. If they are renting, not so much on any of those fronts. Not so long ago (ok -- fine -- 16 years ago) I was a recent JMU graduate -- having just finished up my master's degree -- and my wife (fiancé at the time) and I decided we wanted to stay in this area. We were able to find a townhouse to buy, and were excited to make this our home. The landscape now, at least for recent graduates buying homes, is a bit different. | |
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220 Detached Homes, 175 Duplexes, 225 Townhouses To Be Built in County? |
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 Two rezoning proposals are going before the Rockingham County Planning Commission this week.... 54 Acres on Island Ford Road in McGahesyville (shown above)
Update after Planning Commission meeting.... Island Ford Road rezoning recommended by Planning Commission "In other business, the commission unanimously recommended approval of Gary Sandridge's request to rezone 54 acres on Island Ford Road in McGaheysville from agricultural use to planned single family. Sandridge plans to build 220 units that would connect to the existing Whispering Springs subdivision, which is at the intersection of Island Ford Road and McGaheysville Road." Pear Street rezoning tabled by Planning Commission "Commissioners Brent Trumbo, Rodney Burkholder and Keith Sheets voted to table the request. Commissioner Bill Loomis, who raised concerns over the density of the project and its compatibility with planned development in the city, abstained from voting. Commissioner David Rees was absent." Read more here.... County Planning Commission Tables Housing Request | |
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Sunnyside Retirement Community Makes Plans For Newly Acquired Land |
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 Back in 2015, Lakeview decided to sell off as much as 75 acres of their land, moving from a 36 hole golf course to a 27 hole golf course. Many (myself included) speculated that this land would be purchased by a developer or builder as the land is located in the midst of many upper end single family home neighborhoods. We were all wrong. Fifty acres (as shown above) were sold by Lakeview to Sunnyside Retirement Community in January 2017, for $1.2M. So, it seems, you will not see new roads going in and houses built in that area in the near future. But now we know a bit more what Sunnyside is planning for this newly acquired land. Sunnyside plans to add 28 acres of the newly acquired land to their master plan, to include:
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How should land in Harrisonburg be used in the future? |
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 There's a map for that, it seems! Check out the Draft Comprehensive Plan (chapters) for the City of Harrisonburg where you'll find all sorts of interesting maps, including:
The Land Use Guide (draft for inclusion in the 2019 comprehensive plan is shown above) recommends future land uses, but is not regulatory. That is to say that if a piece of undeveloped land is zoned for residential use, but is shown in a "Mixed Use" area in the Land Use Guide map, then staff would likely look favorably upon a future request for rezoning to a mixed use designation. Check out all of the draft chapters of the Comprehensive Plan here. | |
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High Level Overview of Albert Long Park |
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 click here for a larger version of this image While you might not know it from driving by on Route 33 East, construction is steadily moving along on Albert Long Park, located on the North side of Route 33 just before Indian Trail Road / Cross Keys Road when heading away from Harrisonburg. I don't have any specific updates on the park plans or timeline other than having noticed (from Indian Trail Road) that the site work and development of the park is progressing nicely. Below is the Master Plan for the park as approved in 2014.  click here to download the Master Plan as a PDF | |
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Scott Rogers
Funkhouser Real
Estate Group
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scott@funkhousergroup.com
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