Harrisonburg City Council Meeting - April 8, 2025

The Harrisonburg City Council met on Tuesday, April 8, 2025, at 7:00 PM in Council Chambers. The meeting covered a wide range of topics including several rezoning and special use permit requests, a presentation on the FY2025-26 budget, a regional housing study, and various administrative items. Key decisions included approving a zoning amendment to allow cat adoptions downtown, rezoning for a church and a supportive housing project, and tabling a proposed rezoning on Smithland Road for further discussion.

Consent Calendar

• Minutes from March 25, 2025 – Approved.
• Rezoning (amend proffers) for 210, 290, and 280 West Mosby Road – Approved on second reading.
• Ordinance enactment of Chapter 6 Article F – Private Towing Advisory Board – Approved on second reading.
• Supplemental appropriation of $300,000 for the Central Garage Fund – Approved on second reading.
• Amendment to Zoning Ordinance Article E – Nonconforming Structures and Uses – Approved on second reading.
• Special event application for EMU Spring Commencement (May 4, 2025) – Approved.
• Special event application for Judge Paul Marker Dedication Ceremony (May 17, 2025) – Approved.
• Special event application for Harrisonburg Downtown Renaissance’s Best.Weekend.Ever (June 14, 2025) – Approved.

Public Comments & Testimony

• CDBG Action Plan (6.a): Joyce Nussbaum, program director for Valley Program for Aging Services, expressed full support for the CDBG funding request for Meals on Wheels, which provides 5,000 meals to 43 individuals in the city. She thanked Council and staff for their support.
• Cat’s Cradle Zoning Amendment (6.b): Sherri Heishman, executive director of Cat’s Cradle, stated the organization does approximately 600-650 adoptions per year overall but cannot perform adoptions at their downtown storefront due to current ordinances. She said the amendment would allow direct adoptions and reduce volunteer transport needs.
• Smithland Road Rezoning (6.c):
  • David Gast of The Riverbank Companies, developer, argued against keeping the land as R-1, stating it would yield only 20-25 homes priced around $850,000–$900,000, whereas R-8 would allow 46 homes priced around $400,000, addressing workforce housing needs.
  • Jack Scanlon of Land Design, civil engineer, explained the revised conceptual layout seeks to meet city codes and proffers, though detailed engineering will follow approval.
  • Coner O’Donnell of Gentry Lock Attorneys, land use planner, noted they have been working with staff for nine months and have accepted every staff suggestion for proffers. He urged Council to approve the rezoning and trust the site plan process.
  • Dan Rublee, 1251 Smithland Road, spoke against the rezoning, citing changes to neighborhood character, traffic safety, environmental concerns, tree preservation, and inconsistency with the Comprehensive Plan. He noted a petition signed by 29 neighbors.
• Divine Unity Community Church Rezoning (6.d): Pastor Gabe Kreider, applicant representative, stated there are no set expansion plans yet but they hope to hold youth activities in the additional space.
• Hawkins Street Rezoning (6.e):
  • Gil Coleman of Coleman Engineering, applicant’s representative, said the intent is to utilize the tight property fruitfully, and the planned use is perfect for this site.
  • James Herr, applicant, thanked Council and stated the need for affordable housing; the property would support the mission of Bridge of Hope.
  • Heidi Hoover, executive director of Bridge of Hope, explained the planned use is for rental units for single-parent families with minor children, as part of a program to help them get back on their feet. She said 96% of program graduates maintain stable housing.
• Boulder Ridge Special Use Permit (6.f): Seth Roderick of Monteverde Engineering & Design Studio, applicant representative, stated the request is part of a larger project in Rockingham County and allows for 24 units per building instead of 12, improving construction efficiency and open space.

Discussion Items

• Smithland Road Rezoning (6.c) – Detailed Discussion:

  • Adam Fletcher, Director of Community Development, presented the request to rezone 10+ acres from R-1C to R-8C. He noted the applicant had reduced density from 70 to 55 units and duplex percentage from 25% to 20% since the Planning Commission meeting. Staff and Planning Commission (3-2) recommended denial, citing concerns with the conceptual layout and design criteria.
  • Council Member Dent expressed that the rezoning vote is on the zoning, not the layout, and that the developer has been responsive to staff concerns.
  • Council Member Alsaadun spoke in favor, noting the need for this type of housing and the developer's willingness to respond.
  • Vice Mayor Fleming emphasized the importance of this 10-acre tract as a gateway to future development and supported giving staff more time.
  • Council Member Robinson agreed, stating what is done with this tract is important and she favored tabling until the next meeting.
  • Mayor Reed said decisions should not be rushed and she favored tabling.
  • The item was tabled until April 22, 2025, by a unanimous voice vote.

• Cat’s Cradle Zoning Amendment (6.b) – Staff Presentation:

  • Adam Fletcher explained the amendment would add definitions for “pet adoption” and “pet shop” and allow pet adoptions limited to cats in the B-1 district, while clarifying the use in B-2. He stated staff and Planning Commission (5-0) recommended approval.
  • Council discussion focused on the number of adoptions and the difference between Cat’s Cradle and SPCA.

• Divine Unity Community Church Rezoning (6.d) – Staff Presentation:

  • Adam Fletcher presented the request to rezone from M-1 to B-2C, noting the property has been used as a church since 2009 under a special use permit. The church wants to expand children's ministry, community events, and develop a gym. Proffers prohibit certain uses and include dedication of 15 feet of right-of-way. Staff and Planning Commission (5-0) recommended approval.
  • Council discussion included tax implications of leasing space.

• Hawkins Street Rezoning (6.e) – Staff Presentation:

  • Adam Fletcher presented the request to rezone from R-3 to R-5C for a 9,100 sq ft lot, proposing four townhouse-style units for single-parent families through Bridge of Hope. Proffers limit occupancy to single-family or no more than three unrelated persons, and provide 1.5 parking spaces per unit. Staff and Planning Commission (5-0) recommended approval.
  • Council members praised the project as addressing a critical need in the housing continuum.

• Boulder Ridge Special Use Permit (6.f) – Staff Presentation:

  • Adam Fletcher presented the request to allow more than 12 units per building (from 12 to 24) within a planned 72-unit apartment complex in the city portion of a larger county project. Total units remain 72. Staff and Planning Commission (5-0) recommended approval.

• CDBG Action Plan (6.a) – Staff Presentation:

  • Kristin McCombe presented the 2025 CDBG Annual Action Plan, with an estimated allocation of $490,000 plus $108,600 in unspent prior year funds, totaling $598,600. Recommendations include $140,000 for Habitat for Humanity Critical Home Repair, city projects (Hillendale Park playground, Westover Park ADA sidewalk, Ralph Sampson Park basketball goals), and full funding for ARC and Meals on Wheels. The 30-day public comment period began that night.

• Regional Housing Study (7.a) – Presentation:

  • Jeremy Crute, Director of Planning at CSPDC, presented findings from the Central Shenandoah Planning District Commission Regional Housing Study. Key challenges include a very tight housing market (median days on market: 6), low rental vacancy rates, aging housing stock, need for more housing types, and 5,600 households (nearly one-third) cost-burdened. Priority solutions for Harrisonburg include evaluating density bonuses, exploring financing tools, ADU/short-term rental regulations, and preserving existing affordable housing. Council members asked about examples from other localities and discussed next steps.

• Proposed FY2025-26 Budget (7.b) – Presentation:

  • City Manager Ande Banks presented the $416.5 million budget. Highlights include no tax rate increases, $7.2 million for water/sewer infrastructure, $3.6 million for school facilities, 4% pay increase for city employees, $2.2 million for HVAC at Lucy Sims Center, and funding for city council priorities including housing policy assistance, childcare assessment, parks master plan, entrepreneurship, environmental action plan, and community survey. Utility rates for water and sewer will increase slightly; sanitation fee decreases from $24 to $21. Council praised the balanced budget and cautious approach given potential federal funding uncertainties.

• Supplemental Appropriation for General Capital Projects Fund (8.a):

  • Larry Propst, Finance Director, presented a request to appropriate nearly $4 million in grants for Public Works: $568,000 from VDOT for Gay Street reconfiguration, $1.2 million for pedestrian crossing improvements, and $2.2 million (of a $14.3 million RAISE grant) for Liberty Street improvements design work.

• Other Matters (9.b):

  • Council members reported on various community events attended. City Manager Ande Banks noted the city has been placed under a drought watch (no action required) and reminded of the Blacks Run Cleanup on April 12.

• Boards and Commissions (10):

  • Aaron Hewitt was appointed to the Parks and Recreation Advisory Commission (term to expire April 8, 2029).
  • Jeffrey Holsinger was reappointed to the Board of Zoning Appeals (first term to expire May 26, 2030).

Key Outcomes

• Consent Agenda – Approved unanimously via roll call vote.
• CDBG Action Plan – Received and filed; public comment period opened.
• Cat’s Cradle Zoning Amendment – Approved unanimously (5-0).
• Smithland Road Rezoning – Tabled until April 22, 2025, by unanimous voice vote.
• Divine Unity Community Church Rezoning – Approved unanimously (5-0).
• Hawkins Street Rezoning – Approved unanimously (5-0).
• Boulder Ridge Special Use Permit – Approved unanimously (5-0).
• FY2025-26 Budget Presentation – Received and filed; Council authorized advertising a real estate tax rate of $1.01 per $100 assessed value (no change).
• Supplemental Appropriation for General Capital Projects Fund – Approved unanimously (5-0).
• Appointments – Aaron Hewitt appointed to PRAC; Jeffrey Holsinger reappointed to BZA.
• Drought Watch – Notification received; no action required.
• Next Meeting – April 22, 2025, at 7:00 PM (includes resumed Smithland Road rezoning and public hearing on the budget).