Harrisonburg Planning Commission Meeting - February 14, 2024
Harrisonburg Planning Commission Meeting - February 14, 2024
The Harrisonburg Planning Commission met on Wednesday, February 14, 2024, at 6:00 PM in City Council Chambers, with Vice Chair Adriel Byrd presiding. The meeting lasted until 9:08 PM. The commission considered the FY2025-2029 Capital Improvement Program, five rezoning and special use permit requests, a preliminary subdivision plat, and an update on public notice signage. All recommendations approved by the commission will be forwarded to City Council on March 26, 2024.
Consent Calendar
- Minutes Approval: The minutes from December 19, 2023, and January 10, 2024, were approved by a voice vote (5-0, with Chair Finnegan absent).
Discussion Items
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Capital Improvement Program (CIP) FY2025-2029: Staff presented the five-year planning document. Commissioner Baugh praised staff's thorough work. The commission voted 6-0 to recommend approval to City Council. (The CIP may appear on City Council's March 26 or April agenda.)
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Major Family Day Home at 1451 College Avenue (Item 5a): Applicant Flor Asuzena Bautista requested a special use permit to operate a major family day home for up to 12 children, Monday-Friday, 7:30 AM-4:30 PM. Staff recommended approval with no conditions. The commission voted 6-0 to recommend approval, citing the need for such facilities.
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Rezone 705/707 North Main Street (Item 5b): Applicant Edwin Joya sought to rezone a 2,338 sq. ft. portion from M-1 (General Industrial) to B-1C (Central Business District Conditional) to allow a duplex. The property had an illegal residential use. The applicant offered proffers limiting traffic, prohibiting drive-throughs, and restricting parking between buildings and North Main Street. Staff recommended approval. The commission voted 6-0 to recommend approval.
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Rezone and SUP for PRR 1 LLC at 1211-1261 Port Republic Road (Items 5c & 5d): The applicant proposed rezoning from R-1 to a conditional district and a special use permit for townhomes, with a maximum of 128 units (58% townhomes). Staff recommended denial, citing the Comprehensive Plan's Low Density Mixed Residential designation (targeting ~7 units/acre) and the existing pipeline of 589 approved townhome units since 2021. The applicant argued the plan met density targets and provided much-needed housing options. Public testimony included concerns from neighbors about water runoff, traffic, and density. After debate, the commission approved the rezoning 4-2 (Commissioners Baugh and Armstrong dissenting) and the SUP 4-2 (same dissent).
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Rezone for Aldi (N.C.) LLC at 2028 East Market Street (Item 5e): The applicant requested to rezone a 1.68-acre portion and amend 2016 proffers to allow vehicle repair (specifically for a Discount Tire store). The existing proffers prohibited vehicle repair. The applicant argued Discount Tire is a retail business, but staff classified it as repair. A new Traffic Impact Analysis required improvements at Country Club Road and East Market Street. Staff recommended approval. The commission voted 6-0 to recommend approval.
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Preliminary Subdivision at 44 and 81 Wilson Avenue (Item 6a): Northside Development Partners LLC requested to create 58 townhome lots, one multifamily parcel (34 units in three buildings), and two common area parcels. The preliminary plat included variances from the Subdivision Ordinance (public street frontage, utility easements, and street design standards). Staff supported all variances and recommended approval. The commission voted 6-0 to approve.
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Public Notice Signage Update (Item 9a): Staff presented a redesigned sign with a red background, QR code, and bilingual text. Discussion focused on font sizes, the prominence of “Public Hearing or City Action,” color connotations, and QR code accessibility. Commissioners expressed varied opinions on the red color and wording. No vote was taken; staff will continue refining the design.
Key Outcomes
- Votes: Items 5a, 5b, 5e, and 6a passed unanimously (6-0). Items 5c and 5d passed 4-2 (Baugh and Armstrong opposed). The CIP passed 6-0.
- Next Steps: All recommendations (except the signage update) will go to City Council on March 26, 2024. The CIP may be scheduled for March 26 or April.
- Future Meeting: Staff recommended a single meeting for the next month's nine-item agenda; the commission concurred.
Meeting Transcript
Microphones are on. I see we have five. Yes, just uh I won't take up a lot of time here. Uh but I will just walk through just a few slides to talk about improvement program. I'm sorry. Did you vote on both of the minutes at one time? I moved, I moved on. I moved the both. Sorry, I missed that. I apologize. Yeah, no problem. As you all are aware, the capital program is an annual activity where we add one year falls off of the five-year horizon. We add another fifth year and we go through the cycle again every year, and you all have the opportunity to review the projects and to uh give any suggestions or comments to city council for their final adoption. This process uh is uh it personally feels like it never ends. Uh but we we begin in July typically, uh very preliminary review, and then we we begin to uh review very heavily in September and October, of course, during July and August, the departments are doing their own uh project evaluations and doing their financial uh lookouts for our outlooks for uh the cost of the the project. So uh we we uh work through projects uh giving priorities, giving justifications, and then we piece the whole document together and allow you all to evaluate it. Uh for the folks in the in the community, planning commission was provided with all of the draft projects back in December and had uh a little over a month to evaluate each of those projects and to offer comments. Uh written comments were submitted to us via email, and then we were able to reach out to different departments to get uh a more thorough response rather than just having them here this evening and just giving sort of on the spot questions uh and having their responses. So we put those comments together, put the questions together, sent those comments out, and then provided the responses to planning commission, and I'd be happy to answer any of the questions that might come up this evening. Uh but for those that are not familiar with the process, I just had just a few slides just to help folks understand exactly what the CIP is. So the draft CIP is for fiscal years 25 through 29. As noted it uh in the in the introduction and in the written form and early in the introduction of the CIP, it is not a budget but simply a planning tool, uh financial planning tool as well as an overall outlook as to what might be coming to us with projects and needs from the community for projects that we're planning for, and then you can really start to see as projects come up before you all for rezoning or preliminary platting. You might start to see some light bulbs go off and like, oh yes, of course I remember that there were planning for road improvements or sidewalk improvements or or what that whatever they might be. It's uh a multi-year, five-year scheduling, and to be included in the CIP, the project has to be at least $50,000 or greater. And of course, they can be quite expensive in the multi-million dollar project range. So I'll show you a project sheet here in a moment, but it is uh it outlines what the expenditures might be and then a potential financing plan, whether we're going to fund that through the general fund, whether it's through a capital uh fund itself, or for grants, bonds that need be, or for sharing costs with say the county, those are all demonstrated uh in the in the uh project sheets. An important component here really is that projects that are shown in the CIP will likely not be funded exactly as they're shown. I mean, these are projects that are sometimes way out into the future, and we're talking multi-million dollars, so we're not gonna know the exact cost on it, so they like won't be funded exactly as shown, and at times they won't be funded in the timeline shown. Uh we see opportunities as they arise. If we get grants, we might move move a schedule forward, or we may have to move a s uh a schedule back. Um, so just keep that in mind. And of course, every year the budget is what commits dollars towards projects. So it's the actual commitment for funds comes from the approval of city council through the annual budget process. So there are many, many projects uh listed in the CIP, and uh just to help folks as they evaluate this document, really kind of what they're looking for. I just like to walk people through the project sheet itself. So what we have is um a project title, which is really just telling you you know what the project is. Um there's priority codes and and so forth in here that's either priority one, priority two, or priority three. Typically, your priority ones are those that are legally required. These are the projects that there's some type of stipulation that we have to complete this project. Uh a benefit of seeing all of these projects outlaid uh in this outline is that you'll see there are very few priority one projects, and that's a good thing because that means that we are not obligated to pay for certain things. Um example of of a priority one project is the continual maintenance of the old landfill, and that's for constant monitoring to ensure that we're meeting uh regulations associated with the landfill. We have uh project type, so we're talking about replacements, improvements, new construction, renovations, just to give you an idea. And these are you gotta remember this is a one-sheet snapshot of projects that could be a binder in and of themselves. So we try to fit as much information on one sheet to summarize it as possible. We talk about the schedule, this the start and completion date, then there are descriptions, there are explanations, and then if there are any known alternatives. We uh give justifications for the projects, whether they are mandated, whether we're doing this to remove a hazard to increase efficiency or our services to increase revenues potentially, or uh or uh defining whether or not there's those justifications are in place. And then we refer these projects back to specific sections of the comprehensive plan. So we can point to this project is associated with uh goals and objectives that are identified, whether it's from chapter 10, 11, 12, and then any specific objective that we think that this project is really answering toward. And then in the bottom section, we show what the planned expenditures are and then what the funding source might be. So in this particular case, um the expenditures being in 27, and then it's all coming out of the general fund.
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