Zoning
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Where Are All Of These New Proposed Residential Developments Located? |
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There are approximately 1,700 new homes being built or to be built in active residential developments... ...and approximately 4,400 new homes planned or proposed in residential developments that are not yet actively being developed. Where are they all located? You'll find an interactive map of them here... You'll find additional details about the developments here... Let me know if I missed anything on the list. | |
Rezoning Requested for 48 Apartments on Chicago Avenue, Behind La Morena |
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The City of Harrisonburg Planning Commission will consider a rezoning request and special use permit request this week (3/9/2022) to allow for the construction of 48 apartments on 2.32 acres on Chicago Avenue behind La Morena. City staff recommends the approval of the rezoning request and special use permit. Download all the pertinent documents from the City here. In other apartment related news, City Council will review a request for a 156-unit apartment complex called The Edge on East Market Street today. | |
156 Apartments Proposed at The Edge in Harrisonburg on East Market Street |
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The developer of The Colonnade (intersection of E Gay St and Mason St) and Preston Lake Apartments (still under construction adjacent to Preston Lake) is requesting a rezoning to allow them to build 156 apartments in the City of Harrisonburg on East Market Street across from Ciro's. This development would tie in the the eastern end of Franklin Street (which is not directly connected to the main portion of Franklin Street that you're likely thinking about) to East Market Street. Portions of the property are currently zoned B-2 (for business) and portions are zoned R-2 (for lower density residential development) but the developer would like all of it to be rezoned R-5 to allow or this high density residential development. They are also then requesting a special use permit to build apartments in buildings with more than 12 apartments per building. They plan to build 156 apartments in eight buildings -- so almost 20 apartments per building. A few details of note from the proposal...
The City of Harrisonburg Planning Commission will consider this proposed rezoning and special use permit on Wednesday, February 9th. City staff recommends approving the request with a few conditions. You can download all of the related documents here. | |
73% Of Homes Being Planned or Proposed for the City of Harrisonburg Are... Apartments! |
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There are lots of new residential communities being planned, discussed or proposed in the City of Harrisonburg. As shown above, most will be apartments. Below is a brief overview of planned or proposed residential housing developments in the City of Harrisonburg. Keep in mind that some of these proposals are quite recent and some have been around as possible developments for quite a few years. It is uncertain or when any of these will actually take shape and be developed.
Did I miss anything? What should be added to the list, updated on the list or removed from the list? You can find more details about most of these developments (and about many in Rockingham County) in list form here and map form here. | |
111 Affordable Housing Apartments Proposed on Lucy Drive |
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The Woda Cooper Companies, out of Ohio, are requesting the rezoning of a 4.731 acre parcel on Lucy Drive to allow them to build affordable workforce apartments. The apartments would be targeted to households that have incomes between 30% and 70% of the Area Median Income. This apartment complex would not have any market-rate apartments (normal market rent) and would not have any student housing apartments. A few other details from the proposal include:
The buildings would include:
For this development to move forward, the parcel (which is currently zoned R-3) would need to be rezoned to R-5. The parcel in question is situated between B-1 zoned land and townhouses. City staff recommends the approval of this rezoning, and next it will go before the Planning Commission for their review and consideration. Download a full packet of information about this proposal here. Here's another view of the site plan of the proposed development... | |
274 Apartments Plus a Parking Garage Proposed For Regal Cinemas Parking Lot |
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The owner of the 9.5 acre parcel on which Regal Cinemas (and it's enormous parking lot) are situated is requesting a change in the Harrisonburg zoning ordinance, and the approval of a special use permit, to allow them to build two apartment buildings and a parking garage. Rest easy, though, movie fans -- they do not have any intentions of modifying the existing Regal Cinemas structure. The apartment building is intended to be approximately 72.5 feet tall -- with the parking deck being 54 feet tall. Here's the planned site plan... Click on either of the images above in this article and you can access a larger version of the image. You can see a few additional renderings of the parking garage, etc. by downloading the full Special Use Application Packet from the City. | |
Updates On Rezoning Proposals For Several Proposed Residential Communities |
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A few updates today on proposed residential communities in Harrisonburg and Rockingham County... Harrisonburg's City Council approved the development of a six story apartment complex on Peach Grove Avenue. The prior approval allowed for one level of commercial space which was converted to more apartments in the updated approval. This development is now planned to be a 460 bedroom apartment on 5.44 acres. The Rockingham County Board of Supervisors tabled a request for a rezoning that would have allowed for 95 townhouses at Massanutten Resort. The intended developer of a proposed 155 home neighborhood in McGaheysville withdrew their request for a rezoning to allow for the development. The Rockingham County Board of Supervisors approved a rezoning request to allow for an additional apartment building at the Altitude apartment complex. | |
102 Apartments Proposed On Apple Valley Road |
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Driving down Port Republic Road, from the County towards the City, you'll spot a tall apartment building on the left side of the road where you'd turn to go to Moe's Southwest Grill. This apartment complex -- Altitude Apartments -- opened in 2019 and features 140 apartments and a clubhouse. The current owner of Altitude Apartments is asking the County to rezone 2.7 acres of adjacent land to allow for an additional apartment building with 102 apartments on five levels. This new apartment building is planned to include:
The complex will be marketed towards undergraduate students, graduate students and young professionals. Below you'll see the existing building in yellow and the proposed new building in red... Finally, here's a rendering of what it will look like if you're standing next to the first building, looking down the road towards the new building... Find out more about this proposed development in the County's full rezoning packet here. | |
95 New Townhouses Proposed At Massanutten Resort |
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view a larger image here Great Easter Resort Corporation, the developer at Massanutten Resort, has requested a rezoning of a parcel of land just under 10 acres to allow for 95 townhouses to be built near the intersection of Bloomer Springs Road and Resort Drive. Here's the proposed site layout... view a larger image here Find out more about this proposal by downloading the full rezoning request packet here. | |
Further Details Of Cobblers Valley, The Latest Ryan Homes Community In Rockingham County |
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Ryan Homes is currently building duplexes in McGaheysville (South Peak) and single family homes and townhomes in Grottoes (Shady Creek) and now they will be building more single family homes and townhomes in Harrisonburg and Rockingham County. Here's what we know so far... Here's the original (perhaps now out of date) plat of the neighborhood... view a larger jpg here The Ryan Homes website indicates that the single family homes will have garages... and yards... and will start in the low $300K's. TBD if that's $305K or $349K. ;-) Ryan Homes (via the current landowner) is asking the City approve a rezoning to allow for up to 40 townhomes to be built on the City's portion of the development. Here's the plat from the City Planning Commission's packet... view it larger here The full packet of information from the City Planning Commission can be downloaded here. In the County, Ryan Homes (via the current landowner) is asking permission to only limit their construction to 80 homes per year (instead of 40 homes per year) -- and they would not be planning to build townhomes until July 2022. You can see a bit of the site plan from Ryan Homes here... view it larger here You can download the full packet from the County Planning Commission here. | |
22 Townhouses Proposed For Suter Street In Harrisonburg |
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A property owner on Suter Street, in the City of Harrisonburg, is proposing to build 22 townhouses on a 2.03 acre parcel of land zoned R-2. The City of Harrisonburg Planning Commission will review this requested rezoning (R-2 to R-8C) on August 11, 2021. City staff recommends that this rezoning be approved. The owner of the property, Philip Yutzy, purchased the two acre tract of land and wants to develop the property into "an attractive family oriented neighborhood" with primarily duplexes and one triplex. The owner sites a lack of "affordable housing" and they plan to address it by building these townhomes to be priced between $200K and $270K. They anticipate that families earning $40K - $60K would be able to purchase these homes. Read all about this proposal in the City Planning Commission's packet here. | |
460 Bedroom Student Housing Complex Proposed For Neff Avenue |
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On August 11, 2021 the City of Harrisonburg Planning Commission will consider a request from Forbes Development to amend the proffers for a 5.44 acre parcel on Neff Avenue near its intersection with Port Republic Road. The property is currently zoned R-5C and the developer previously planned to build one, six-story mixed-use building with non-residential and multi-family residential units. The plan was for the building to include 16,000 SF of retail space such as restaurants, coffee shops, bookstores, clothing retailers, convenience stores, etc. When the developer had gone through the process of rezoning the property to R-5C and obtaining special use permits to allow for the construction of the above referenced project, the developer had referenced the building including a mix of (20) one bedroom apartments, (20) two bedroom apartments, (30) three bedroom apartments and (50) four bedroom apartments - which presumably might be student housing, or possibly not... Within a year of the rezoning and special use permits being approved, the developer began the further planning of the project but began to only reference including (100) four bedroom units -- which would clearly be designed to be entirely student housing. Now, however, the developer does not want to build the project as previously planned as a multi-family development -- with apartments over top of commercial / retail space. The developer is now asking the City for permission to amend the proffers to allow for the project to be a single six-story apartment building without any commercial or retail uses and they want the project to allow for more bedrooms in the apartments. The original proffers would have allowed for 400 bedrooms and the developer is now requesting permission to have 460 bedrooms in total. The developer indicates they are requesting the removal of the commercial/retail space because of changes in the commercial real estate market due to Covid. The developer does not seem to have spoken to their pivot from having 1, 2, 3 and 4 bedroom apartments -- to having almost all (104 of 126) four bedroom apartments. City staff does not recommend that these changes be approved because they do not believe more student housing is needed at this time. Planning Commission will now review this request and will forward their recommendation to City Council who will make the final decision about whether to allow these changes for another 460 bedrooms of student housing on Neff Avenue. Read up on more details of these proposed changes in the City Council packet here. | |
155 Single Family Homes Proposed In New Neighborhood, Peak Mountain, In McGaheysville |
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view a larger plat here We might see up to 155 detached single family coming to McGaheysville soon, located between McGaheysville Road, Power Dam Road and Three Leagues Road. Four tracts of land totaling 41.99 acres are currently zoned A-1 and A-2 but the owner is proposing that the County rezone them PSF-C... Planned Single-family Residential with Conditions. This neighborhood of detached homes is planned to include 155 homes...
The neighborhood would also include a shared-use path. View all of the details in the Rezoning Case Report here. | |
265 (More) Apartments Planned For Stone Spring Road |
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Harman Realty and Stone Spring Holdings LLC are proposing to build 265 apartments in a development to be called EPOCH on Stone Spring Road, between The Overlook at Stone Spring and Squire Hill Apartments. These apartments would be built on the 17 acres shown above. The proposed site plan references cottages, townhouses and apartments -- but they all seem to be multiple dwelling units per building, so they might all feel like apartments? City staff recommends approval of this proposal, as does the Planning Commission. City Council will have the final say on the matter in the near future. | |
34 Single Family Home and Duplex Lots Planned At Highview Estates, Just North of Harrisonburg City Line |
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view a larger map here Per recent versions of the Rockingham County Planning Commission meeting packets, a new development is being planned for Route 42 North -- just barely outside the City of Harrisonburg, The site plan currently on file with the County is shown below, though it is likely not the final site plan. Per the County's notes it is "awaiting corrections and resubmittal." The current version of the site plan shows (18) single family home lots and (16) duplex lots -- for a total of 34 homes. view a clearer plan here This is one of the many new residential developments in Harrisonburg and Rockingham County that are under construction or in planning phases as outlined here. | |
New Residential Developments In Harrisonburg, Rockingham County |
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As I hear about new developments being planned or proposed or approved, I'll add them to the list below. What am I missing or forgetting? CITY OF HARRISONBURG - PLANNED / PROPOSED Two41 (Blue Ridge Drive)
Stoney Ridge (South Main Street)
Juniper Hill Commons (Keezletown Road) ROCKINGHAM COUNTY - UNDER CONSTRUCTION Congers Creek Townhomes (Boyers Road)
Congers Creek Apartments (Boyers Road)
Crescent Ridge (Taylor Spring Lane)
Bridgewater Fields (Bridgewater)
Locust Grove Village (Boyers Road)
Preston Lake Apartments (Boyers Road)
Senior Living Facility (Boyers Road)
South Peak (McGaheysville) ROCKINGHAM COUNTY - PLANNED / PROPOSED Wingate Meadows (Pleasant Valley Road)
Boyers Crossing (Boyers Road)
Stoney Ridge (South Main Street)
Crownpoint Independent Living (Apple Valley Road)
Overbrook (McGaheysville)
The Ponds of Island Ford (McGaheysville)
Highview Estates (Harpine Highway)
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29 More Townhouses Likely Coming To Vine Street |
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view a larger map here The Harrisonburg Planning Commission recommended the approval of the rezoning of a 2.25 acre parcel on Vine Street to allow for 29 townhouses to be built as per the proposed site plan below... view a larger site plan here This is one of the many new residential developments in Harrisonburg and Rockingham County that are under construction or in planning phases as outlined here. | |
54,270 SF of Self Storage Planned For Stone Spring Road |
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view a larger version of this map here Is there a shortage of available storage units? Later this month the Rockingham County Board of Supervisors will consider a rezoning request for a proposed development on the corner of Port Republic Road and Boyers Road that includes, among other things, 91,000 SF of storage units. But wait, there's more... The site plan is currently under review by the County for a development less than a mile from this site, off of Stone Spring Road, for 54,270 SF of self storage in three buildings... download the proposed site plan here So, there must either be an extreme need for self storage right now -- or we are potentially going to see a significant excess of available storage if both of these developments are built out. | |
How Do YOU Think Downtown Harrisonburg Should Look in 2040? |
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The City of Harrisonburg and Harrisonburg Downtown Renaissance (HDR) have launched Harrisonburg Downtown 2040, a community-driven plan for our beloved Downtown Harrisonburg, Virginia. Above is a snapshot from the collaborative map that the community is building showing... Special Places (stars) - important places in Downtown and stories about why these places matter Ideas (light bulbs) - ideas for improving Downtown including places to be change or preserve, things that are missing from Downtown, etc. Problems (cones) - problems or concerns to be fixed View (and contribute to) the collaborative map here. Read more about the Downtown 2040 project here. | |
337 Homes To Be Built On Pleasant Valley Road |
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A new neighborhood is coming to Pleasant Valley Road, across the street from The Springs at Osceola. Way back in 2009, this land was rezoned as a part of the 282.86 acres of land that was to be developed as The Springs at Osceola. Now, however, the developer plans to develop the 71.502 acres on the west side of Pleasant Valley Road as a separate neighborhood, Wingate Meadows subdivision. Wingate Meadows would consist of 337 homes, including...
County staff recommended approving this rezoning on January 28, 2021. The Planning Commission recommended approving this rezoning on February 2, 2021. The Board of Supervisors approved the subdivision on February 24, 2021. You can download the rezoning packet here, and this is the proposed layout... view a larger version here | |
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Scott Rogers
Funkhouser Real
Estate Group
540-578-0102
scott@funkhousergroup.com
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