Harrisonburg Planning Commission Meeting - March 11, 2026
Harrisonburg Planning Commission Meeting - March 11, 2026
The Harrisonburg Planning Commission met on Wednesday, March 11, 2026, at 6:00 p.m. in the City Council Chambers, 409 South Main Street. Six of seven members were present (Chair Richard Baugh, Vice Chair Shannon Porter, Councilmember Laura Dent, KC Kettler, Rob Jezior, and Randy Seitz); Heja Alsindi was absent. After a quorum was established, Fire Chief Matthew Tobia reviewed emergency procedures. The meeting included two rezoning requests, one special use permit, a major rezoning for The Link Apartments, annual reports, and committee reports. The meeting adjourned at 11:31 p.m.
Approval of Minutes
- The Planning Commission unanimously approved the February 11, 2026 meeting minutes by voice vote (6-0) on a motion by Commissioner Kettler, seconded by Vice Chair Porter.
New Business - Public Hearings
4.a 361 Franklin Street - Proffer Amendment Rezoning
- Staff Planner Nyrma Soffel presented a request from Katherine S. Moran and Marcie E. Harris to amend proffers on a +/-10,269-square-foot vacant parcel zoned R-8C (Small Lot Residential District Conditional). The property was rezoned in 2023 to allow a single-family dwelling with a proffered 20-foot setback along Franklin Street.
- The applicant sought to allow a proposed porch roof to project up to 5 feet into the 20-foot setback. Staff noted the Zoning Ordinance generally permits architectural projections up to 2 feet 8 inches into a required yard setback, and open uncovered porches may project up to one-third of the front setback (about 6 feet 7 inches for a 20-foot setback). The proposed uncovered deck projects 6 feet 4 inches.
- The amended proffer would keep the one-dwelling limit and add a specific exception for the porch roof. Staff recommended approval. Applicant representative Matthew Robertson of The Stratford Companies said the design aligned the porch roof with the balcony plane. Councilmember Dent recalled the 2023 rezoning rationale included one-floor living for aging in place.
- No members of the public spoke. The Commission voted 6-0 to recommend approval to City Council, with the item due back on April 14, 2026.
4.b and 4.c 851 Madison Street - Rezoning and Special Use Permit
- Staff presented a request from the Center for Health and Human Development to rezone a 12,944-square-foot property from R-2 to R-8 and to obtain a special use permit. The applicant proposed subdividing the parcel and constructing a duplex, while retaining an existing non-conforming two-story dwelling.
- Staff noted a significant portion of the property is in the 100-year floodplain, requiring floodplain development permits and elevation certificates. The special use permit would reduce the required parking from one space per dwelling to zero, with equivalent open space reserved. Staff recommended approval of the rezoning and approval of the special use permit with a condition limiting the permit to the two planned dwellings.
- Applicant representative Sam Nichols said the organization intended to provide affordable, low-cost housing through the duplex and noted the foundation would be two feet above flood stage. Multiple commissioners praised the project for providing housing for formerly homeless individuals and for reducing parking requirements.
- No members of the public spoke. The Commission voted 6-0 to recommend approval of both requests to City Council, due back on April 14, 2026.
4.d The Link Apartments - Rezoning of South Main and South Liberty Streets
- Staff Deputy Director Thanh Dang presented a request from Trenton Inc. and Bernard LC to rezone a 2.75-acre, 10-parcel site currently zoned R-3 to B1-C (Central Business District Conditional). The site, housing Lindsay Funeral Home, had been the subject of a prior rezoning request that City Council tabled in August 2025 after an advertising error; staff then facilitated community engagement.
- The applicant proposed a six-story apartment building with proffered limits of 250 apartment units, 555 total bedrooms, at least 110 studio or one-bedroom units (44% of maximum units), and no more than 85 four-bedroom units. The proffers also included 2,000 to 5,000 square feet of commercial space, 480 structured parking spaces, 65 parking spaces reserved for municipal/public use, fifth- and sixth-floor stepbacks, a new Paul Street extension, sidewalk improvements, and cash proffers of $30,000 for traffic calming, $30,000 for parking enforcement, and $93,738 for affordable housing.
- Staff reviewed an updated Traffic Impact Analysis accepted in January 2026 and a Paul Street cut-through analysis. The TIA found minimal increases in delay and queuing and did not require mitigation from the development. Public Works Director Tom Hartman explained the standard TIA methodology and said existing failing movements at Grattan Street/South Main and Grace Street/South Main were not made substantially worse by the project. Staff recommended approval.
- Applicant attorney Todd Ray said the project aligned with the Downtown 2040 Plan, represented the largest economic investment in downtown, and would provide dense housing near JMU and downtown. He noted changes made after community feedback, including redesigned exterior materials, stepbacks, and an increased share of one-bedroom units.
Public Comments & Testimony - The Link Apartments
- Many residents and property owners opposed the rezoning. They said the six-story building was out of scale with the historic gateway to downtown, would overshadow Old Town, increase traffic on Paul and Franklin Streets, worsen parking, harm the character of the neighborhood, and create a precedent for future large developments. Several speakers questioned the TIA methodology, arguing the project should have been analyzed as off-campus student housing rather than standard multifamily housing, and said the $93,738 affordable housing cash proffer was too small to meaningfully address affordability. Speakers also cited concerns about student noise, trash, property management after a future sale, loss of the church steeple view, and historical comparisons to urban renewal. One speaker said the opposition petition had more than 1,500 signatures.
- Supporters of the project said Harrisonburg has an acute housing shortage, downtown needs more residents to support businesses, and the project would provide walkable, bikeable housing near campus and downtown. A downtown bakery owner said 10 downtown businesses had closed in the past two years and that downtown rental vacancy was near 2%. A JMU student said his rent had increased 47% in three years. Other supporters argued that new housing supply, even if not deeply affordable, reduces pressure on lower-cost housing through filtering. One speaker analyzed opposition yard signs and said the strongest opposition came from a small area of long-term homeowners in higher-value homes, not the broader city.
Commission Discussion and Vote - The Link Apartments
- Chair Baugh said the Comprehensive Plan and Downtown 2040 Plan designate the area for mixed-use development and that all new housing helps address a pervasive housing shortage. He indicated he would vote yes.
- Vice Chair Porter said she appreciated the developer's changes but had significant concerns about the TIA, the absence of a proffer requiring professional property management in perpetuity, the level of affordable housing investment, and impacts on Harrisonburg Baptist Church parking. She said she would vote no.
- Commissioner Seitz supported the project but wished the traffic mitigation proffer were larger and expressed concern about the number of four-bedroom units. Commissioners Kettler, Jezior, and Councilmember Dent supported the project, citing density, walkability, housing supply, and downtown vitality.
- The Commission recommended approval by a recorded roll call vote of 5-1, with Vice Chair Porter voting no. The recommendation will go to City Council on April 14, 2026.
Annual Reports
- The Planning Commission approved its 2025 Annual Report by voice vote (6-0) on a motion by Commissioner Seitz, seconded by Commissioner Jezior, to forward it to City Council.
- The Planning & Zoning Division Annual Report 2025 was presented as an informational item; no vote was needed.
Reports of Secretary and Committees
- Commissioner Seitz reported on the March 3, 2026 Rockingham County Planning Commission meeting: a rezoning of 2.381 acres from R-2 to A-2 was approved (3-0), and The Ponds of Island Ford proffer amendment was denied (3-0).
- Councilmember Dent reported on City Council actions from February 24, 2026: a special use permit at 660 Walnut Lane was approved, rezoning at 2600 and 2580 South Main Street was approved, the Capital Improvement Program for FY 2026-2027 through 2030-2031 was approved, and a special use permit at 380 Sunrise Avenue was approved. At the March 10, 2026 City Council meeting, there were no Planning Commission public hearing items, but a subdivision ordinance variance for Franklin Street extended (The Edge) was considered.
Other Matters - Next Month's Applications
- Staff reviewed items anticipated for the April 2026 agenda: a rezoning and special use permit at 1351 and 1361 Peach Grove Avenue; a special use permit at 140 East Wolfe Street; a special use permit at 165 South Main Street; the Collicello North R-7 Master Plan amendment; and a request to initiate Zoning Ordinance amendments. Staff recommended one meeting.
Key Outcomes
- Approved February 11, 2026 minutes (6-0).
- Recommended approval of the 361 Franklin Street proffer amendment to City Council (6-0), due April 14, 2026.
- Recommended approval of the 851 Madison Street rezoning and special use permit to City Council (6-0), due April 14, 2026.
- Recommended approval of The Link Apartments rezoning to City Council (5-1, Porter no), due April 14, 2026.
- Approved the 2025 Planning Commission Annual Report for forwarding to City Council (6-0).
- Received the 2025 Planning & Zoning Division Annual Report as information.
- No public comments were offered during the general public comment period.
Meeting Transcript
In fact, we're at 6 o'clock, so I will call to order the March 11, 2026 meeting at the Harrisonburg Planning Commission. I will note the presence of everybody on the commission except for Commissioner Alcindy, so we have six of the seven presents and therefore have a quorum. And with that, because we've got a little larger crowd tonight, we've got a little special rules that we're the setup will be a little different. So I'm going to invite Chief Tobia to come forward and tell everybody what we're going to be expecting when we get to the part of the evening where we expect there'd be significant public comment. Great. Thank you, Chairball. Appreciate it. Good evening, ladies and gentlemen. My name is Matthew Toby. I am your city fire chief. My job here this evening is to ensure everyone's safety as we conduct this business before the city. Couple of extremely important things. First and foremost, we want to make sure that if anything were to happen that we can safely uh leave the building. If the fire alarm sounds, we will all exit the structure. We'll go outside and we'll assemble on the sidewalk outside near South Main Street and allow the firefighters to respond, determine whatever emergency may be existing, resolve it, and then allow everyone to come back in. Otherwise, assuming that we have just our regular meeting, it's important to remember a few things. People will be arriving and they may want to have a we they may want to find a seat, make a new friend, uh welcome people to sit near you, and we will fill this space up to capacity, which is everyone in seats. That's 162 approximate seats in this room. And then we have arranged for additional overflow seating in the lobby of City Hall. Um there will not be any standing allowed in this space along the walls or in the back area, those doorways need to remain open. Uh during public comment, uh, if chairball is amenable to it, uh it is acceptable for people to line up a single file in the middle. Um, and then after you are done speaking, you are free to depart or return to your seat. Um, and then there will be, if we get into an overflow capacity, there will be people who will come in, be coming in from the overflow area after everyone in this space has had a chance to speak. Um if you have a medical emergency for whatever reason, just signal myself or the police officer at the back of the room, and we'll we will be a we will be happy to provide whatever services are needed. All right. Thank you, Chair. Thank you, sir. All right, our next order of business is review and approval of minutes of our February 11th meeting. Motion to approve. Second. Motion to approve by Commissioner Kettler, seconded by Vice Chair Porter. We're just getting started. I know. Uh all in favor say aye. Aye. Aye. Opposed, no. All right, minutes stand approved. Gets us to our first item under new business public hearings. Uh item 4A, a request to rezone a proffer amendment for 361 Franklin Street. Good evening. I am Nirma Soffel, a planner with community development. So the plus or minus 10,269 square foot property is zoned R8C. In 2023, City Council will approve the applicant's request to rezone the property from R1, single family residential district to R8C small lot residential district conditional to construct uh construct a single family home that would exceed the R1 district setback requirements. The rezoning including proffers to uh limit the property to only one dwelling and to establish a 20-foot setback along Franklin. The comprehensive plan designates this site, this site as low density residential, which consists of single-family detached dwellings in and around well-established neighborhoods with a target density of about four dwelling units per acre. The number of dwellings and density conform with the low density residential designation, and the R8 occupancy is the same as for the R1 district. The parcel is vacant, and the applicant continues to propose constructing a single family residence. In November of 2025, the applicant submitted a building permit request to build the proposed dwelling. During building permit review, it was determined that the proposed porch roof would require an amendment to the 2023 proffers.
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