Harrisonburg City Council Meeting - August 11, 2026

Meeting called to order at 7:00 PM by Mayor Deanna Reed with all five council members present. Agenda included consent agenda, five public hearings (rezoning and special use permit, subdivision ordinance amendment, disposition of city property for affordable housing, and a rooftop lease with Verizon Wireless), a regular item on building code appeals, a supplemental appropriation for public works, and a board appointment. All votes were unanimous (5-0) unless noted.

Consent Calendar

• Approved minutes from the July 28, 2026 City Council meeting.
• Adopted an amendment to City Code Section 7-2-19(b)(7) regarding water conservation during emergencies or drought (second reading).
• Approved a supplemental appropriation for the Harrisonburg City School Board (second reading).

Public Comments & Testimony

• Items 6.a and 6.b (Rezoning and Special Use Permit at 704 N Liberty Street):
  • Gil Coleman (Coleman Engineering) and applicant Jose Lopez spoke in favor, stating the project would allow up to three additional families and provide workforce housing. Mr. Coleman argued that requirements like sidewalk construction and sewer extensions add significant costs that hinder affordable housing, and urged council to look at the bigger picture of housing affordability.
  • Rachel Smallwood (1144 Nelson Drive) questioned why the lot was subdivided into four instead of three lots and argued that a sidewalk should be required for pedestrian safety, especially for students.
• Item 6.d (Disposition of Neff Avenue Property to Pennrose, LLC):
  • Caylin Murray (1191 Westmoreland Dr.) expressed concerns about increased population and traffic, safety issues, and potential parking problems. She asked what the city would do to protect homeowners' safety and property, referencing past issues at the Lineweaver property.
  • Rachel Smallwood again spoke, citing traffic studies showing congestion and a 51% increase in crashes since 2021 at the Port Republic/Neff intersection. She noted that the proposed 200 units could add up to 440 cars and that planned infrastructure improvements are site-specific, not addressing regional traffic.
  • Matt Tibbles (Our Community Place) spoke in strong support, highlighting that many low-wage workers (earning $14–$16/hour) cannot afford market-rate housing and often do not own cars. He stated that 49% of U.S. renters are cost-burdened and this project would provide critical affordable options.
  • Dean Cocking (1189 Nelson Drive) acknowledged the need for affordable housing but questioned whether dense development fits the character of the Ashby Heights neighborhood and would worsen already congested traffic on Port Republic Road.
  • Gil Coleman (also as housing authority commissioner) expressed support, calling the project a great use of city land and noting that neighbor concerns are valid but must be weighed against housing needs.
  • Mary Monts (1221 Woodcrest Cr.) raised concerns about density (200 units on 8.25 acres), traffic, overcrowding at Dream Come True Playground, and that such a large complex would isolate low-income residents rather than integrate them into the community.
  • Jerry Lon Monts (1429 Devon Lane) echoed traffic concerns, noting that many people avoid the area when JMU is in session due to congestion.
• Item 6.c (Subdivision Ordinance Amendment): No public comment.
• Item 6.e (Verizon Wireless Lease): No public comment.
• Item 9.a (General Public Comment): None.

Discussion Items

• Items 6.a and 6.b (Rezoning and Special Use Permit at 704 N Liberty Street): Adam Fletcher (Director of Community Development) presented the request to rezone from R-2 to R-8C (small lot residential) and a special use permit to allow reduced side yard setbacks to 5 feet. The applicant proposes subdividing into four lots: keep existing home, build a new single-family home on West Washington Street, and a duplex on North Liberty Street. Staff and Planning Commission (6-0) recommended approval with a condition to strike a proffer clause obligating the city to construct a sidewalk; the applicant intends to seek a variance for sidewalk construction. Sewer service will require extension via gravity from West Washington Street. Council discussion focused on the project providing needed infill housing and the affordability benefits of reduced upfront costs. Councilmember Dent motioned to approve the rezoning with the staff-recommended proffer amendment; seconded by Councilmember Alsaadun. Councilmember Robinson motioned to approve the special use permit with the 5-foot setback condition; seconded by Vice-Mayor Fleming. Both passed 5-0.
• Item 6.c (Subdivision Ordinance Amendment): Adam Fletcher outlined changes to align with 2025 Virginia State Code: reducing review timelines from 60 to 45 days, shifting preliminary plat approval from Planning Commission to staff for developments under 50 lots, requiring city review for all subdivisions (closing a loophole), increasing the application fee to $200, and other housekeeping. Planning Commission recommended approval. Council discussion noted the changes would speed up development. Vice-Mayor Fleming motioned, seconded by Councilmember Dent; approved 5-0.
• Item 6.d (Disposition of Neff Avenue Property to Pennrose, LLC): Liz Webb (Housing Coordinator) and City Attorney Chris Brown presented the development agreement. The city will convey 8.2645 acres at $1 per closing (zero cost) in two phases (each 100 units, total up to 220 units) for affordable housing. The developer must secure financing, obtain rezoning, and complete infrastructure. Minimum 30-year affordability at 60% Area Median Income (AMI). Phase 1 must close by Dec 31, 2029; Phase 2 by Dec 31, 2031. Patrick Bateman (Pennrose) described flexible financing using 4% federal tax credits paired with competitive state credits. Council discussion highlighted the city's land contribution as key to affordability; City Manager Banks noted the city is pursuing Smart Scale funding for road improvements on Port Republic and Neff. Councilmember Robinson emphasized that affordable housing should be integrated throughout the city and cautioned against stereotypes about low-income residents. Vice-Mayor Fleming motioned, seconded by Councilmember Dent; approved 5-0.
• Item 6.e (Building and Rooftop Lease with Verizon Wireless): City Attorney Brown explained the lease for antenna space on the public safety building roof. Verizon will pay $24,000 per year with 1.5% annual escalation, with a 10-year guaranteed term and provisions for the city to reclaim space with notice. Engineering studies confirmed no interference with ECC equipment. No public comment. Councilmember Alsaadun motioned, seconded by Councilmember Robinson; approved 5-0.
• Item 7.a (Building Code Appeals Amendment): City Attorney Brown presented changes: reduce the appeal fee from $300 to $150 and provide a refund if the applicant substantially prevails. This was requested by council at a prior meeting. Vice-Mayor Fleming motioned, seconded by Councilmember Dent; approved 5-0.
• Item 8.a (Supplemental Appropriation for Public Works): City Manager Banks presented $3,149,410 for South Main Street repaving and Port Republic Road improvements. Funds from VDOT state of good repair funds and proffer from the Vista Townes project for a multi-use path and sidewalk. Councilmember Robinson motioned, seconded by Vice-Mayor Fleming; approved 5-0.

Key Outcomes

• Consent Agenda: Approved 5-0.
• Rezoning (6.a): Approved 5-0 with condition to strike the proffer clause requiring the city to construct a sidewalk.
• Special Use Permit (6.b): Approved 5-0 with condition allowing reduced side yard setback to 5 feet.
• Subdivision Ordinance Amendment (6.c): Approved 5-0.
• Disposition of Neff Avenue Property (6.d): Approved 5-0, authorizing execution of the development agreement and eventual conveyance to Pennrose, LLC.
• Verizon Wireless Lease (6.e): Approved 5-0.
• Building Code Appeals Amendment (7.a): Approved 5-0.
• Public Works Supplemental Appropriation (8.a): Approved 5-0.
• Parks and Recreation Commission Appointment: Jeff Williams appointed to an unexpired term ending December 31, 2027 (unanimous voice vote).
• Other: City Manager Banks reported that all Flock cameras went dark on July 31, 2026, and were removed by August 7, 2026. Council members discussed National Night Out, low voter turnout (5% in primaries), energy policy issues, and community events.