Harrisonburg Planning Commission Zoning Ordinance Update Work Session - July 27, 2026

The Harrisonburg Planning Commission held a work session on the Zoning Ordinance Update Project on the supplied date of July 27, 2026. The meeting convened at 6:00 p.m. in Room 011 at City Hall, 409 South Main Street, and adjourned at 8:00 p.m. Commissioners Richard Baugh, Laura Dent, KC Kettler, and Randy Seitz were present; Shannon Porter, Heja Alsindi, and Rob Jezior were absent. Staff present included Adam Fletcher, Thanh Dang, Wesley Russ, Tyler Blanks, Nyrma Soffel, and Meg Rupkey. No public comment was received and no formal votes were taken. The commission reviewed draft Article C Use Regulations, draft Sections 10-3-53 through 56 of Article D, draft Section 10-3-11 Definitions, the draft Zoning Map, and Zoning District Breakdowns. Note: The agenda and minutes in the record list the meeting date as July 21, 2026, which differs from the supplied date used here.

Draft Zoning Map Demonstration

• Staff demonstrated the online draft zoning map, including layers for the draft ordinance, current zoning, and the Comprehensive Plan Land Use Guide, a swipe tool to compare current and proposed zoning, and filters to isolate districts such as R-2 and R-3.

District Names and Neighborhood Residential Mapping

• Staff said two mixed-use district names were refined: Mixed-Use Center became Mixed-Use Downtown and Mixed-Use Neighborhood became Mixed-Use Urban Village.
• Staff reported about 265 acres of land currently zoned R-2 or R-3 are proposed for the Neighborhood Residential district, with a large share described as institutional. The transcript also contains a reference to about 300 acres of James Madison University property and about 15 acres of city school property; those figures are not included in the written minutes and appear inconsistent with the 265-acre total.
• Larger undeveloped tracts intended for residential use in the Comprehensive Plan were assigned to Neighborhood Residential, which would still allow by-right single-family detached lots at smaller lot sizes. Staff stated potential developers would likely seek rezonings, which staff see as opportunities to address traffic mitigation and encourage a mix of housing types.
• For developed R-3 areas proposed as Neighborhood Residential, including Bluestone Hills Drive and nearby streets dominated by single-family homes, staff said the rationale is to make districts reflect what is actually on the ground and reduce confusion about zoning labels.
• Staff also noted some existing R-1 neighborhoods have nonconforming lots because lot sizes are smaller than current R-1 requirements.

Child Care and Daycares

• The draft ordinance proposes small home-based daycares, allowing up to four children, and large home-based daycares, allowing up to 12 children, mirroring current minor and major family day homes and state regulations.
• Commissioners discussed whether standalone child daycare centers should be allowed by right in more residential districts. Staff described them as commercial enterprises similar in size to office buildings with parking, citing Tots N' Toyland, Learning Paths Academy, and Generations Crossing as examples.
• A commissioner suggested child daycare centers might be more appropriately located on the fringes of neighborhoods in the Neighborhood Commercial district rather than in the middle of a residential area. Staff said form, design, parking, and whether centers serve nearby residents or a larger region should be explored before deciding.

Religious Assemblies, Community Centers, and Downtown Residential Uses

• Under the draft, religious assemblies would be allowed by right in all residential districts, while nonreligious community centers would require a special exception; staff said this reflects the current ordinance from a use perspective.
• For the B-1/downtown district, the draft would remove single-family detached homes and duplexes as by-right uses but allow townhomes and apartments by right. Staff said the rationale for keeping townhomes is that they are currently allowed by right and can work downtown, citing townhomes on North Liberty Street across from Magpie.

Congregate Housing and Drive-Throughs

• Staff acknowledged a concern that the congregate housing definition included transitional housing linked to support services; transitional housing is a separate category, and staff said the definition would be fixed.
• Drive-throughs generally are not allowed in the Neighborhood Commercial district, but the draft permits pharmacy drive-throughs by right. Commissioners generally agreed pharmacies should be allowed drive-throughs by right in Neighborhood Commercial.

Apartment Density and Commercial Frontage

• Staff said the Garden Community district's apartment density is consistent with current R-3, and greater density could be explored later.
• For the Auto-Urban Commercial district, apartment density is based on the current B-2 requirement of a minimum of 1,200 square feet of lot area per unit. Discussion noted that not requiring subdivision could allow density to be inflated by keeping one large parcel with the commercial use; some localities focus on building height rather than density limits.
• The Neighborhood Commercial district requires commercial space on the first floor. Commissioners discussed whether the 75% commercial ground-floor requirement leaves enough room for management offices and tenant amenities in taller, narrower apartment buildings; smaller buildings may not have such spaces.

Subdivision Access and Easements

• Staff explained that the current ordinance has no minimum lot sizes or widths for commercial districts, which can lead to multiple subdivisions, separate owners, and multiple curb cuts. The draft would require shared-access or cross-access easements as part of subdivision. Staff said they will identify local examples for the Commission, including possibly the Mount Clinton Pike/Acorn Drive industrial area.

Family Definition and Accessory Dwelling Units

• The draft Family definition includes four parts. Part C addresses recovery residences of up to eight adults plus dependents, and Part D references Code of Virginia Section 15.2-2291. Staff said they will evaluate whether the definition can be made clearer.
• Staff noted Code of Virginia Section 15.2-2292.4 takes effect July 1, 2027, requiring single-family residential districts to allow accessory dwelling units as a permitted accessory use. Staff plan to address that requirement in early 2027 after the current zoning update.

Townhomes, Accessory Structures, and Home-Based Businesses

• The draft would let townhomes front along a private street, shared drive aisle, or alley without the subdivision ordinance variations or exceptions currently required; the front yard would be measured from the edge of the parking lot or shared drive.
• Staff said the draft proposes allowing accessory structures in the side yard of residential structures, but not in the front yard or side street yard of corner lots. The current 30% rear-yard occupancy limit was discussed; staff said how much it matters depends on lot size and proportions, and related accessory dwelling unit changes will be considered later.
• The draft continues the current prohibition on customers visiting homes for home occupations or home-based businesses. Staff said expanding home-based business regulations to allow limited customers was explored but became complicated, so it should be considered in a future phase; fire and building code review may apply.

Existing Uses, Proffers, and Next Steps

• Staff said most current uses will remain allowed; some nonconforming uses may become conforming. They are considering laptops at public engagement meetings and online property lookup information to help residents check current and proposed rules.
• Properties mapped as 'Maintains Current Proffers and Entitlements,' including properties in the Institutional Overlay, will keep existing zoning and proffers until the owner obtains approval of a new rezoning.
• Staff will provide the full list of zoning district intent statements and examples for shared-access requirements.

Key Outcomes

• No formal votes or motions were made; the session was a discussion work session.
• Staff agreed to fix the congregate housing definition to remove transitional housing from it.
• Commissioners expressed general agreement to allow pharmacy drive-throughs by right in Neighborhood Commercial.
• Staff will provide district intent statements, shared-access examples, and further evaluation of the Family definition.
• The next Planning Commission work session will be held Tuesday, August 18, 2026.