Harrisonburg Planning Commission Meeting - October 8, 2025
Harrisonburg Planning Commission Meeting - October 8, 2025
The Harrisonburg Planning Commission held its regular meeting on Wednesday, October 8, 2025, at 6:00 PM in Council Chambers. The Commission considered three public hearing items: a rezoning for affordable housing at 2410 Reservoir Street, a rezoning to allow parking flexibility at 320 South Main Street, and a zoning ordinance amendment to regulate inpatient substance use disorder treatment facilities. All three items were recommended for approval to City Council. The meeting also included a public comment period and reports from the Rockingham County Planning Commission and City Council.
Consent Calendar
- The minutes from the September 10, 2025 Planning Commission meeting were approved by a voice vote (6-0).
Public Comments & Testimony
- Panayotis Giannakouros (City resident) – Commented on the 320 South Main Street rezoning, arguing that reducing parking minimums stems from an ideological commitment to privatizing public spaces and that public notice errors represent a fundamental failure. He also commented on the zoning ordinance amendment, urging consideration of the impact on housing availability and cautioning against discrimination against those in treatment facilities. Later, during general public comment, Giannakouros criticized the City's restart of proactive zoning enforcement, stating it creates a chilling effect on residents' ability to live flexibly and steward their land, and that it has led to wildlife removal.
Discussion Items
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Item 4a: Rezoning of 2410 Reservoir Street – The City of Harrisonburg requested rezoning a ±20,479 sq ft parcel from R-3 (Medium Density Residential) to R-5C (High Density Residential Conditional) to allow development of five affordable housing units. The applicant, Frank Gordon (Trustee, Valley Housing Trust), proposed to purchase the property for $74,600 (below the assessed value of $108,700) in exchange for a 30-year affordability commitment below 80% of Area Median Income. Proffers restrict units to one-bedroom or efficiency, occupancy to two individuals per unit, and a maximum of five units. Commissioner Seitz raised safety concerns about left turns from the property; staff noted signage may be used. Dr. Gordon explained that rezoning is necessary to access state funding (DHCD) which requires a minimum of five units. Commissioners expressed strong support for the affordable housing project, noting the need for such developments. The recommendation passed (5-0, with Chair Baugh recused) and will go to City Council on November 12, 2025.
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Item 4b: Rezoning of 320 South Main Street – The applicant (Ed Price, Elm Properties, LLC) requested rezoning from B-2 (General Business) to B-1C (Central Business District Conditional) to address parking issues and allow continued office/commercial use. Proffers prohibit drive-through facilities, prevent parking between the building and South Main Street, and cap peak-hour trips at 100. The property currently has a 22-space angled parking lot that lacks a turnaround, requiring vehicles to back into Federal Street. The applicant will remove two spaces to improve safety. Commissioner Porter noted the flexibility benefits downtown. Public comment from Mr. Giannakouros criticized reducing parking minimums. The Commission voted 6-0 to recommend approval to City Council (November 12, 2025).
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Item 4c: Zoning Ordinance Amendment – Inpatient Substance Use Disorder Treatment Facility – Staff proposed to define the term, separate it from other medical uses, and allow it only by Special Use Permit (SUP) in the R-3 and B-2 districts. Currently, such facilities are allowed by right in R-3. A building permit application was filed on September 15, 2025, which may establish a nonconforming use before the amendment takes effect. The amendment also includes adding definitions for hospital and institutional care facility, modifying existing definitions, and clarifying medical clinic terminology. Vice Chair Porter supported the need for case-by-case evaluation of such facilities. Commissioner Seitz asked about existing facilities like Arbor House (mental health, not substance use). Public comment from Mr. Giannakouros urged considering housing impacts and avoiding discrimination. The Commission voted 6-0 to recommend approval to City Council (November 12, 2025).
Key Outcomes
- Item 4a (2410 Reservoir Street) – Motion to recommend approval passed 5-0 (Baugh recused). Will go to City Council on November 12, 2025.
- Item 4b (320 South Main Street) – Motion to recommend approval passed 6-0. Will go to City Council on November 12, 2025.
- Item 4c (Zoning Ordinance Amendment) – Motion to recommend approval passed 6-0. Will go to City Council on November 12, 2025.
- Next Meeting – The November 2025 Planning Commission meeting is scheduled for Thursday, November 13, 2025, at 6:00 PM, with a site tour on Wednesday, November 12 at 4:00 PM. The agenda includes a rezoning on Chicago Avenue and a zoning ordinance amendment related to setbacks in the R-8 district.
Meeting Transcript
Right. All right, we ready. And I will call to order the October 8, 2025 meeting the Harrisonburg Planning Commission. All six of the currently serving commissioners are present. We're still waiting. Council to fill one vacancy for us. We'll think about it. Well, we have some applications. Just noting it for the record, doesn't it? No, that was that was neither a complaint nor a criticism. Thank you. All right. So our next item of business is review and approval of the minutes from the September 10th meeting. I'll make a motion to accept the minutes as submitted. Second. All right. Moved by uh Vice Chair Porter and uh we'll give the second to Commissioner Seitz, the room first. Um other comments? Ready to vote on it? All in favor say aye. Aye. Opposed, no. All right. Minute stand approved. All right. Uh first item 4A public hearing consider request to rezone 2410 Reservoir Street. And before we go to this, I need to read this into the record. Virginia State and Local Government Conflict of Interest Act requires that I make disclosure to be recorded in the city documents in any matter in which I am prohibited by law from participating. Therefore, I make the following disclosure. One, the transaction involved is the item taken up on the October 6th, 2025 Planning Commission agenda as a request for a rezoning for property located at 2410 Reservoir Street. Two, my personal interest in this transaction relates to the ethical requirements to which I must adhere as a licensed member of the Virginia Bar, and three, I affirmatively state that I will not vote or in any manner act on behalf of the planning commission in this matter. Hi. See you in a bit. And I guess this is my first chance to drive. So we'll go ahead and start the public hearing and staff. Staff first. Excuse me. The proposed rezoning conforms to the comprehensive plan land use guide, adding to the variety of housing types in the area. And there is existing bicycle and pedestrian infrastructure along the frontage, and uh it is along transit route three, providing uh access to amenities, jobs, uh, and commercial areas. This is the aerial view. Uh the site is currently vacant. It is surrounded by housing of various types to the north. Uh there are townhouses, to the east, uh vacant property and a variety of um apartments and townhomes to the south, a single family residence and to the west apartments. The 2021 comprehensive housing assessment and market study recommended identifying suitable city-owned parcels for affordable and mixed income residential development. The city assessed several vacant city-owned parcels, and after determining there was no further public use for these properties, established a process to sell the surplus parcels for residential development. Under program guidelines, offers below the assessed value could be considered if the discount was this was tied to housing affordability. Five parcels were listed for sale in February of 2025. Applicants were considered based on established evaluation criteria, uh including readiness, feasibility, experience and qualifications, and community value. Frank Gordon, trustee of the Valley Housing Trust, proposed to purchase 2410 Reservoir Street for 74,600, which is below the assessed value of 108,700 in exchange for creating five housing units with a 30-year affordability commitment below 80 percent of area median income. The sale is contingent on securing uh land use approvals, so this rezoning and the necessary funding to support the development.
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