Harrisonburg Planning Commission Meeting - August 12, 2026
Harrisonburg Planning Commission Meeting - August 12, 2026
The Harrisonburg Planning Commission met on Wednesday, August 12, 2026, at 6:00 PM in City Council Chambers. Six of seven members were present (Commissioner Al Cindy absent). The Commission approved minutes from July 8 and July 21, 2026, and conducted public hearings on four items and one variance request. All items received favorable recommendations to City Council for the September 8, 2026 meeting.
Consent Calendar
- Minutes from July 8, 2026 Planning Commission Meeting – Approved unanimously by voice vote (motion by Vice Chair Porter, second by Commissioner Kettler).
- Minutes from July 21, 2026 Planning Commission Meeting – Approved unanimously by voice vote (motion by Commissioner Seitz, second by Councilmember Dent).
Public Comments & Testimony
- Item 4a (Short-term rental at 387 Monticello Ave): Dave McCarty (366 Monticello Ave) opposed the special use permit, citing concerns about parking on a narrow street, transient guests, and enforcement. Heidi Klem (418 Monticello Ave) opposed, questioning the tipping point for neighborhood stability from short-term rentals.
- Item 4b (Indoor recreation at 291 W Wolfe St): Mary Boynott (55 Northbrook Ave) opposed, citing inadequate parking based on her experience working at the former plant. Karina Young (29 Shenandoah Ave) supported the proposal, expressing excitement for pickleball and rock climbing.
- Item 4c (Northeast Neighborhood Small Area Plan): Karen Thomas (Northeast Neighborhood Association) and Councilwoman Robinson (Harrisonburg) spoke in support, emphasizing community engagement and trust-building. A caller, Panayoti Sianakur, expressed concerns about goal 8.5 (proactive code enforcement) potentially enabling displacement similar to urban renewal.
- Item 5a (Variance at 704 N Liberty St): A caller (Panayoti Sianakur) supported the variance, arguing that the city should not impose sidewalk costs on a small affordable housing development, noting the city had recently given away land for affordable housing.
Discussion Items
- 4a. Special Use Permit – Short-Term Rental at 387 Monticello Ave: Planner Meg Rebke presented the request. The applicant, Kate and Peter Denby, plan to rent a small accessory structure (casita) with no kitchen, limited to 2-4 guests, exceeding 90 nights per year. Staff recommended conditions limiting use to the accessory structure, 2 accommodation spaces, and no more than 4 guests. Commission discussion focused on parking, neighborhood compatibility, and affordability. Commissioner Kettler noted the unit adds housing without removing existing units. Commissioner Seitz raised the state-mandated allowance of accessory dwelling units by 2027. The Commission voted 6-0 to recommend approval with staff conditions.
- 4b. Special Use Permit – Indoor Recreation at 291 W Wolfe St & 336 W Market St: Planner Rebke presented the project to convert a vacant industrial building into a self-storage facility and an indoor recreational facility (rock climbing gym or pickleball). Staff recommended three conditions: all activities indoors, limited to rock climbing/pickleball or substantially similar uses, and no non-transient dwelling units. Applicant Benjamin Ho requested broader language to allow other indoor sports (e.g., basketball, volleyball) without returning for a new permit. Commission discussed whether to limit by exclusion or inclusion, eventually voting to approve with condition 2 modified to allow broader indoor recreational uses as determined by the zoning administrator. Vote: 6-0.
- 4c. Comprehensive Plan Amendment – Northeast Neighborhood Small Area Plan: Planner Nira Massafa presented the plan, developed through a Smart Growth America grant over three years. The plan addresses past urban renewal, proposes strategies for community ownership, and includes an implementation matrix. The Commission debated the plan’s impact on future CIP projects and zoning updates. Staff confirmed the plan would guide future decisions. The Commission voted 6-0 to recommend approval of the resolution incorporating the plan as Appendix A of the Comprehensive Plan.
- 4d. Zoning Ordinance Amendment – Poultry Hatchery Definition: Zoning Administrator Tyler Blanks presented the amendment to codify poultry hatcheries as a by-right use in M1 districts, correcting an unintentional non-conformity. The definition excludes slaughtering and processing. The Commission had no questions and voted 6-0 to recommend approval.
- 5a. Subdivision Variance – Sidewalk Requirement at 704 N Liberty St: Planner Massafa explained that the applicant seeks to subdivide into four lots and requests a variance from the requirement to construct a sidewalk along North Liberty Street because a sidewalk exists on the opposite side and the cost burdens affordable housing. Staff recommended denial, citing the comprehensive plan’s goals for pedestrian networks. Applicant representative Gil Goldman and owner Jose Lopez argued the sidewalk is disconnected and the cost disproportionately impacts small developments. Commission discussion was extensive: Vice Chair Porter, Commissioner Seitz, Councilmember Dent, and Commissioner Jezior supported the variance, citing the unique small-scale nature and affordable housing benefits. Chair Baugh and Commissioner Kettler opposed, emphasizing the need to incrementally build sidewalk networks and preserve the tool. The variance was approved 4-2.
Key Outcomes
- Item 4a (Short-term rental): Recommended approval (6-0) to City Council for September 8, 2026.
- Item 4b (Indoor recreation): Recommended approval (6-0) with modified condition 2 to allow broader indoor uses; goes to City Council September 8.
- Item 4c (NE Neighborhood Small Area Plan): Recommended approval (6-0) to incorporate into Comprehensive Plan; goes to City Council September 8.
- Item 4d (Poultry hatchery definition): Recommended approval (6-0) to City Council September 8.
- Item 5a (Variance): Approved (4-2) to waive sidewalk requirement; goes to City Council September 8.
- Next Meeting: September 9, 2026, with items including a master plan amendment for Eastern Mennonite School, zoning ordinance amendments, and a work session on September 15 for the zoning ordinance update.
Meeting Transcript
Okay. We're good. All right. I will call to order the August 12th, 2026 meeting of the Harrisonburg Planning Commission. At this point, six of the seven members of Commission, uh, Commissioner Al Cindy is not present at this time, although we expect he may be here eventually, but at this point we have six of the seven members present and have a quorum. Uh first order of business is review of the minutes for July 8th meeting. I'll make a motion to accept the minutes to submit. Second. Motion made by Vice Chair Porter, seconded by Commissioner Kettler. Any discussion? All in favor say aye. Aye. Opposed no. Minutes stand approved. And then uh same uh review of the minutes of our July 21st, 2026 meeting. Move to accept as presented. Second. Alright. Um motion by Commissioner Seitz, seconded by Councilmember Kent. Discussion. All in favor say aye. Aye. Aye. Opposed, no. All right, minutes stand, those minutes stand approved, which gets us to the first order on a new business, a request for a special use permit at 387 Monticello Avenue. Good evening, Commissioners. My name is Meg Rebke. I am a planner with community development. The applicant this evening is requesting a special use permit to allow a short-term rental at 387 Monticello Avenue in the R1 district. The surrounding properties are also zoned R1. The comprehensive plan designates this project or the subject property as in the surrounding areas as low density residential. And then here is an aerial of the site. The applicant has recently purchased the property and is requesting to operate a short-term rental while continuing to live at the home. The applicant would serve as the operator and has indicated the intent to make the rental available most weekend weekends throughout the year. Because the proposed operation would exceed 90 calendar nights per year and would occur within an accessory building. The applicant states that the available rental area would be limited to the lower floor of the accessory building and would include a bedroom, a living room, and one full bathroom. The space could accommodate up to four guests, although the applicant has indicated it would be generally marketed to two to three guests at a time. The applicant has also recently installed a small driveway from the existing public alley to provide guest parking and guest parking access to the accessory dwelling. The zoning ordinance for reference provides two routes for short-term short-term transient lodging, a buy right homestead and the short-term rental authorized by special use permit. A buy-right homestay must be located at the operator's primary residence, may be operated for up to 90 nights in the calendar year, and may host no more than four guests, and it has to be located within the principal dwelling. As mentioned before, since this request is planning to operate more than 90 nights in a year and an accessory dwelling. And in it and in an accessory dwelling, a special use permit would be required. Staff recommends conditions limiting the short-term rental to the accessory structure as described in the application, and limiting it to two uh accommodation spaces, no and for no more than four guests at one time. And we would also like to uh suggest conditioning to not require off street parking to be delineated as required. Other conditions would include um requiring a pre-off pre-operation form and allowing planning commission or city council to recall the special use permit if it becomes a nuisance. After review of this request, staff believes that it share similar characteristics with other applications for short-term rentals that have received approvals and staff recommends approval of the special use permit with the conditions. Okay, thank you. Uh questions of staff. Thank you. Uh at this point we'll invite the appropriate representative to speak.
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