Harrisonburg Planning Commission Meeting - May 13, 2026

The Harrisonburg Planning Commission held its regular meeting on Wednesday, May 13, 2026, at 6:00 PM in City Council Chambers. All seven commissioners were present. The commission considered seven public hearing items, received a presentation on the Zoning Ordinance Update project, and initiated amendments to the Zoning and Subdivision Ordinances. Recommendations on all public hearings were forwarded to City Council for its June 9, 2026 meeting.

Consent Calendar

• Approval of Minutes (April 8, 2026): Passed 7-0 after an amendment to change the word "like" to "unlike" on page five.

Public Comments & Testimony

• Panayotis Giannakouros (on 4a, 4b, 4c/4d, and general): A city resident who called in multiple times. On 4a, he urged the commission to rethink zoning categories, arguing that zoning has historically separated people by race and that the short-term rental process highlights the need for a comprehensive public input-driven rewrite of the ordinance. On 4b, he urged the applicant to ask for exactly what they needed, stating City Council would approve it, and criticized R-8 as a developer-driven process that created lots too small for what people want, while acknowledging the side effect of making lots usable for homeowners. On 4c/4d, he compared the project to the Bluestone Town Center and Lynx proposals, argued the current Comprehensive Plan is stale and lacked adequate public input, and urged the commission to wait for a new comp plan and the Lynx proposal before approving large projects. In general comment, he called for a thorough review of zoning goals.
• Randy Hoffman (on 4c/4d): Asked whether the commission considers requirements for solar panels and electric vehicle charging stations in large projects.
• Warren Coleman (on 4c/4d, JMU Foundation representative): Expressed support for the Landmark Properties proposal, stating the foundation and university support the developer and that the project would create an aesthetic community meeting student and community needs.
• Suzanne Federline (on 4e/4f/4g, neighbor at 28 Hedgelong Drive): Appreciated the applicant’s adherence to 2017 proffers but raised concerns about worsening traffic on Weaver Avenue and the inability to exit the neighborhood due to existing congestion, especially with the Kids Castle opening. Noted that students from fraternities already park on the street and that the development would add more traffic.
• Randy Hoffman (on 4e/4f/4g, neighbor at 25 Edge Lawn Drive): Expressed disappointment that the applicant did not engage the neighborhood directly. Noted the removal of the South Main Street entrance (now only off Weaver) will push traffic onto narrow Edge Lawn Drive, which cannot accommodate two-way traffic. Requested a taller fence (more than six feet) to block views from apartments into his backyard, raised concerns about the dumpster location, and asked for limits on business hours (24-hour operations not proffered). Stated he would support approval if concerns are addressed.
• Tom Templeton (on 4e/4f/4g, neighbor at 131 East Weaver Avenue): Described dangerous traffic conditions at the intersection of Weaver and Crawford, difficulty exiting the neighborhood, and fear that the development would worsen congestion and parking issues caused by existing student rentals.
• Dave Pruitt (on 4e/4f/4g, neighbor at 28 Edge Lawn Drive): Urged the commission to preserve neighborhood integrity, noted constant pressure from JMU expansion and commercial creep, and suggested townhomes or duplexes as better alternatives. Thanks the developer for considering some neighborhood concerns but wished they had spoken directly to residents.

Discussion Items

• 4a – Special Use Permit at 1315 Carrera Lane (Short-Term Rental): The applicant, Denise and Kevin Goertzen, sought an SUP to operate a short-term rental for more than 90 nights per year in an R-1 district. Staff noted a gas stove was installed without a permit and would need to be removed; the applicant agreed to replace it with a hot plate. The property had been operating as a registered homestay. Commissioners asked about neighbor support and registration requirements. The motion to recommend approval with staff conditions passed 7-0.
• 4b – Rezoning at 850 Canterbury Court (R-1 to R-8C): Applicant Robin Lake sought to rezone to allow a larger front porch to avoid rock and structural issues. Staff recommended approval but preferred a proffer for a minimum 20-foot front setback. The applicant was reluctant due to unknown design constraints. Commissioners debated whether R-8C was being used as a loophole for setbacks and discussed flexibility. After public comment, the commission voted 7-0 to recommend approval as presented.
• 4c & 4d – Rezoning and Special Use Permit at 1351 & 1361 Peach Grove Avenue (Student Housing): The applicant (Skylar & Talli LLC and JMU Real Estate Foundation, represented by Landmark Properties) proposed to rezone and obtain an SUP to develop 739 beds in townhomes and apartments, reducing density from previously approved plans. Staff recommended denial, citing concerns about location (over a mile from campus), limited walkability, predominance of four-bedroom units (79%), traffic impacts on the already congested Port Republic/Peach Grove intersection, and the need for workforce housing over student housing. The applicant argued the project would reduce traffic by 18.5% compared to previous approvals and include pedestrian connections. Commissioners extensively discussed student housing demand vs. community need, the area’s dangerous traffic, and the lack of mixed-use integration. The motion to recommend disapproval passed 7-0 for both items.
• 4e, 4f, 4g – Rezoning and Two Special Use Permits at 1340 South Main Street (Mixed-Use): Applicant Mike Hendrickson proposed a proffer amendment to reduce commercial space from 10,000 to 5,000 sq ft, allow apartments on all floors (26 units: max six two-bedroom), and update fencing and landscaping. Staff recommended approval. Neighbors raised traffic concerns on Weaver and Edge Lawn, parking, noise, and privacy. Commissioners noted the development is consistent with the site’s mixed-use designation and that the previous approvals had expired. The motion to recommend approval with conditions passed 7-0.
• 5a – Presentation on Zoning Ordinance Update Project: Staff (Russell, Dang, Fletcher) presented a phased approach: Phase 1 focuses on reorganizing, modernizing language, and realigning zoning districts (e.g., consolidating residential districts, creating new commercial and mixed-use categories). More substantive changes will follow in Phase 2 after robust public engagement and the Comprehensive Plan update. City Council endorsed the approach and designated the Planning Commission as the primary review body, despite two council members dissenting regarding disbanding the Ordinance Advisory Committee. Commissioners discussed the need for public input, efficiency, and proactive planning.
• 5b – Initiation of Zoning and Subdivision Ordinance Amendments: Following the presentation, the Commission voted unanimously (7-0) to initiate amendments for the Zoning Ordinance Update and to update the Subdivision Ordinance to comply with 2025 state law changes and minor revisions.

Key Outcomes

• 4a (SUP 1315 Carrera Lane): Recommended approval (7-0) to City Council, due back June 9, 2026.
• 4b (Rezoning 850 Canterbury Court): Recommended approval (7-0) to City Council, due back June 9, 2026.
• 4c (Rezoning 1351 & 1361 Peach Grove Avenue): Recommended disapproval (7-0) to City Council, due back June 9, 2026.
• 4d (SUP 1351 & 1361 Peach Grove Avenue): Recommended disapproval (7-0) to City Council, due back June 9, 2026.
• 4e (Rezoning 1340 South Main Street): Recommended approval (7-0) to City Council, due back June 9, 2026.
• 4f (SUP for multifamily >12 units at 1340 South Main Street): Recommended approval (7-0) to City Council, due back June 9, 2026.
• 4g (SUP for commercial uses at 1340 South Main Street): Recommended approval (7-0) with conditions, due back June 9, 2026.
• 5b (Initiation of Ordinance Amendments): Motion passed (7-0) to direct staff to prepare draft amendments for public hearings.
• Other: The Board of Zoning Appeals will meet June 1, 2026; the next Planning Commission meeting will include a work session on the Zoning Ordinance Update on June 16, 2026.