Harrisburg Planning Commission Meeting - July 8, 2026

The Harrisburg Planning Commission held its regular meeting on Wednesday, July 8, 2026 at 6:00 PM in the City Council Chambers. The Commission voted on several land-use items including a rezoning and special use permit for 704 N. Liberty Street, amendments to the Subdivision Ordinance, and a controversial rezoning request for The Lindsey Apartments (South Main Liberty Street properties). After a 3-3 tie vote, the Commission did not recommend approval of The Lindsey Apartments rezoning. The meeting adjourned at 9:47 PM.

Roll Call and Virtual Participation

• Councilmember Laura Dent participated remotely from Charlottesville after a 5-0 vote to allow virtual attendance.
• Commissioner Heja Alsindi was absent.
• Quorum: 6 members present.

Approval of Minutes

• June 10, 2026 Planning Commission minutes approved (5-0 voice vote).
• June 16, 2026 Planning Commission minutes approved (5-0 voice vote).

Public Comments & Testimony

• Item 4.d (The Lindsey Apartments): Over a dozen residents spoke. Positions included:
  • David Bernstein (521 Ot St) opposed, citing JMU's plan to increase on-campus housing to 60%, reducing off-campus demand by 4,700–7,300 bedrooms.
  • Lynn Adams (906 Circle Dr) opposed, concerned about future building condition, parking overflow, and lack of workforce housing.
  • Todd Alexander (Paul St) opposed, cited 120 parking space shortfall, water supply concerns, and lack of affordability. He asked the commission to protect quality of life.
  • Carl Larson (47 S Mason St) opposed, arguing the proposal contradicts the Downtown 2040 Plan (scale, historic preservation) and lacked community support (1,600 petition signatures). Proposed alternative uses: expanded park or context-sensitive 3-story development.
  • Sierra Lambert (E Elizabeth St) opposed, calling the development a negotiation tactic and noting JMU's on-campus housing expansion eliminates need; criticized parking and traffic.
  • Sarah Baker McEwley (business owner 157 N Main St) supported, emphasizing the need for downtown housing to support businesses; said housing supply helps affordability; warned that delay hurts small businesses.
  • Keith May (broker) supported, arguing all new housing contributes to affordable housing via increased supply.
  • Aaron Garber (Paul St) opposed, stating the JMU president has a proven track record of building on-campus housing, making the project obsolete; questioned trickle-down affordable housing.
• No public comment was made on other items.

Discussion Items

• 4.a & 4.b: 704 N. Liberty Street Rezoning and Special Use Permit:

  • Proposal: Rezone a 13,495 sq ft parcel from R-2 to R-8C (conditional) and allow reduced side-yard setbacks (5 ft) via SUP. Planned: retain existing house, add a duplex along N. Liberty and a new single-family home along W. Washington.
  • Staff recommended approval with a modification to Proffer #1 (removing language that implies the City would build the sidewalk). The applicant had submitted a separate variance request for sidewalk construction.
  • Commissioners expressed strong support, calling it appropriate infill and workforce housing. Applicant's representative Gil Colman said the development would provide housing for nearby plant employees.
  • Vote on rezoning (4.a): 6-0 in favor, with proffer language deletion.
  • Vote on SUP (4.b): 6-0 in favor, with condition: side yard setbacks no less than 5 ft. Both recommendations move to City Council on August 11, 2026.

• 4.c: Subdivision Ordinance Amendments:

  • Purpose: Comply with 2025 Virginia State Code changes (HB 2660, SB 974) effective July 1, 2025. Changes include: replacing "Director" with "Designated Agent"; ending exemption for lots >5 acres; eliminating Planning Commission review for subdivisions with ≤50 lots; shortening review timelines (40 days for final plat, 45 days for preliminary); adding an administrative waiver process for public utility easements; renaming "variances" to "variations and exceptions" for subdivisions.
  • Staff recommended approval.
  • Commissioners voted 6-0 to recommend approval to City Council on August 11, 2026.

• 4.d: The Lindsey Apartments Rezoning (435-495 S. Main St & 282-298 S. Liberty St):

  • Request: Rezone from R-3 to B-1C (conditional). Applicant (Trenton Inc./Bernard LC) proposed a 4-story, 180-unit multifamily building (max 440 bedrooms) with 5,000 sq ft non-residential space, 320 parking spaces, and a 52-ft height cap. Changes from prior iteration: reduced from 250 units/555 bedrooms; removed occupancy restrictions; reduced cash proffers; increased non-residential minimum from 2,000 to 2,500 sq ft.
  • Staff recommended approval, citing consistency with Comprehensive Plan and Downtown 2040 Plan. Staff noted JMU's strategic plan to build on-campus housing for 60% of students by 2040, but argued the site's walkability to JMU makes it appropriate for student housing.
  • Applicant's representative Todd Ray argued the project meets land use goals and provides needed tax revenue (~$500k/yr). He noted the removal of two stories and height reduction to 52 ft in response to community input.
  • Commissioners discussed: Several expressed concern about the high proportion of 4-bedroom units (85 of 171 units, 77% of bedrooms) making the building student-oriented. Commissioners Seitz, Porter, and Jezior voted against, citing the need for more workforce housing and better unit mix. Chair Baugh and Commissioners Kettler and Dent voted in favor, citing the project's fit with downtown expansion and the need for housing.
  • Motion to recommend approval failed 3-3 (Baugh, Dent, Kettler yes; Seitz, Porter, Jezior no; Alsindi absent). The application will go to City Council on August 25, 2026 without a favorable recommendation.

• 5.a: Initiate Zoning Ordinance Amendments on Manufactured Housing and R-8 Lot Width:

  • Purpose: Comply with 2026 State Code (HB 655 and HB 1212).
  • Manufactured housing: State prohibits localities from treating manufactured homes differently from site-built homes if certain conditions are met (converted to real property, issued CO within 5 years of manufacture, placed on individual lots). Staff will draft amendments to allow manufactured housing in appropriate districts.
  • Minimum lot width in R-8: State requires localities with over 50,000 population to have a zoning classification allowing single-family dwellings on lots ≤3,000 sq ft with ≤30 ft minimum width. Harrisonburg's R-8 district requires 2,800 sq ft but 35 ft width. Staff proposes reducing to 30 ft.
  • Motion to initiate the amendments passed 6-0. Staff will return draft ordinances for future hearings.

Key Outcomes

• 704 N. Liberty Street Rezoning: Approved 6-0, recommended to City Council (Aug 11, 2026).
• 704 N. Liberty Street Special Use Permit: Approved 6-0 with condition, recommended to City Council (Aug 11, 2026).
• Subdivision Ordinance Amendments: Approved 6-0, recommended to City Council (Aug 11, 2026).
• The Lindsey Apartments Rezoning: Motion failed 3-3, no recommendation. Proceeds to City Council (Aug 25, 2026) without a favorable recommendation.
• Manufactured Housing and R-8 Lot Width Amendments: Initiated 6-0; staff will draft ordinance amendments.

Other Reports & Matters

• Rockingham County Planning Commission Liaison: Commissioner Kettler reported on July 7, 2026 meeting; all items unanimously recommended.
• City Council Report: Councilmember Dent noted a presentation on the Zoning Ordinance update communications plan and the formation of a City-JMU working group.
• Housing Study Update: Staff announced a July 6 kickoff with HousingForward Virginia to study a housing fund and affordable dwelling unit program.
• JMU Non-Voting Member: Commissioners discussed adding a non-voting representative from JMU to the Planning Commission. Staff will explore and report back.
• Next Meeting: A work session on the Zoning Ordinance Update is scheduled for July 21, 2026 at 6:00 PM in City Hall Room 11. The next regular meeting is August 12, 2026.