I just turned the microphones on.

Okay.

All right.

I will call to order the June 11th, 2025 meeting Harrisonburg Planning Commission.

All seven commissioners are present, so we have definitely have a quorum, which will move us to item 3A, uh review and approval of minutes of A14, 2025 meeting.

Since no one is uh making a move to approve, I'll move to approve it.

You know, anyone can make that that motion.

Anyone can make that motion.

All seconded.

Moved by Vice Chair Finnegan seconded by Port Mr.

Well I couldn't get Shannon out of my head.

That was a little bit.

Um roll uh actually uh voice vote all in favor say aye.

All right.

All right, minutes stand approved, which gets us on to the next item.

Uh new business 4A could first is consider a request for special use permit to allow restaurants at 201 South Avenue.

Good evening.

Um so the first item before you all today is a special use permit to allow a restaurant or in this situation a food truck um on a V1 zoned parcel.

The property is identified as limited commercial in the comprehensive plan.

These areas are typically identified as areas that are typically identified as limited commercial are suitable for commercial and professional offices um development, but typically in a less intensive approach than a commercial a typical commercial designation.

Um elements such as landscaping and buffering, parking, and setbacks should be considered when reviewing these changes.

And then here is aerial of the site.

Um a little bit of background.

Um in March 2025, staff had become staff had become aware of a mobile food truck operating on the site illegally and had issued and violation to the property owner.

Um after that notice of violation had been issued, we had worked with them to apply for the special use permit.

Um, reviewing the site staff became aware of a couple other issues that are existing um regarding the electoral permits and a building permit um issue that was to be resolved.

For the electrical permit, the applicant had not applied for their existing um electrical permit correctly.

Um they had applied for the electrical permit and installed the electoral service on the property address at 1105 South High Street, which is located next door, and are providing the power to the food truck located on 201 South Avenue, which is the subject parcel that we're talking about tonight.

Um with this information, um HEC does not allow the electrical service to go over the property or to share go over pro uh parcel lines.

So HEC is requesting that if the special use permit is approved, that the property owner apply for a new electrical permits on 201 South.

Sorry, 201 South Avenue should have its own electrical service within 60 days of the if this is approved.

And then the additional other issues regarding there was an existing deck at one point, the applicant had removed that unpermitted standing platform and has installed a retaining wall, which would not require building permits.

And then for parking, while there is not a requirement for off-street parking for mobile food uh vendors or trailers, um any area that is used for parking must apply must comply with section 103 30.1 of our zoning ordinance.

Um I put together that the applicant has graveled a portion of the property to provide parking and will be required to meet landscaping requirements for this area.

Um these requirements include a 10-foot landscaping border or a three-foot fence um between the parking area and side and rear property lines shown on the green on the screen up in front of you.

And then additionally, they would have to have a 10-foot landscaping border that includes trees between the parking area and public sh in the public street shown and shown as red on the screen.

The site today has um currently two existing entrances, one on South Avenue and one on South High Street.

Um the one on South Avenue is page or screen north, page north, and South High Street is to the south, or page screen south.

Um regarding the entrance on South Avenue, the design and constructor design and construction standards manual DCSM is how I'll likely refer to it, um, requires that commercial entrances be a minimum of 30 feet wide to allow for two-way traffic to maneuver in and out of the site safely.

Um the existing entrance today is measured on GIS about 10-ish feet.

Um we don't without a proper measurement, I can't give you the exact number.

But um staff would like to condition that if this is approved that the existing entrance on South Avenue would be um built to meet the minimum standard entrance requirements in the DCSM with length.

And then additionally, there is an entrance on located on South High Street.

The DCSM also states that um for new development typically direct uh sorry.

The DCSM also states that property direct property access will be restricted along arterials and collectors whenever reasonable access can be provided provided on a lower class roadway.

In this situation, there is an entrance on South High Street, which um falls into that category of RTO or collector, and then they do have the access on South Avenue, that is the lower class street in this situation.

So there is that ability to access the site from South Avenue and the existing and the fact that the existing entrance on South High Street is near the existing signalized intersection.

Staff is recommending a condition to permanently close the South High Street entrance and replace it with um curb and gutter and the correct sidewalk.

And if these if this is approved and these conditions are included, the applicant has been made aware that any work within the public right-of-way will require a public access permit by the the Department of Public Works, so they would still need to get permits to do those that work.

Staff leaves with the appropriate changes to the intersections and referring to those conditions that are on the screen before you that a mobile food truck use could be um have no adverse effect on this area.

Um staff recommends the special use permit for approval with um five uh conditions.

The first one that the special use permit is limited to one food truck.

Uh the second is within 60 days of approval, the special use permit of the special use permit, the applicant shall permanently close the South High Street entrance and rebuild the carbon gutter.

Condition three within sixty days of approval of the special use permit entrances along or the entrance along South Avenue must be rebuilt to meet the commercial entrance standards with standards width of a minimum of 30 feet, and then condition number four, within 60 days of approval of the special use permit, the property owners shall um ensure that the 201 South Avenue would have its own electric meter and service.

And then the condition five, if any of these conditions are not met within that 60 days of approval, then the operation of the trailer must cease until the conditions are met.

Any questions?

Yes, I think you said that it was B1 district, but I think it's a good one.

M1.

M1.

If I said B1, I apologize.