Harrisonburg Planning Commission Meeting Summary – September 9, 2026

The Harrisonburg Planning Commission met at 6:00 p.m. on Wednesday, September 9, 2026, in City Council Chambers, 409 South Main Street. Five members were present: Chair Richard Baugh, Vice Chair Shannon Porter, Commissioners KC Kettler and Rob Jezior, and City Council Representative Laura Dent. Heja Alsindi and Randy Seitz were absent. The commission approved minutes, held four public hearings, initiated a zoning amendment, appointed a deputy secretary, discussed bylaw changes, heard public comment, and received staff and committee reports. All four public hearing items were recommended to City Council on October 13, 2026, each by 5-0 votes.

Consent Calendar

• Approved the August 12, 2026 Planning Commission minutes by a 5-0 vote.
• Approved the August 18, 2026 Planning Commission minutes as amended to correct two heading dates from July 21 to August 18, by a 5-0 vote. The final written minutes contain a typo in item 3.b referring to the August 12 minutes, but the transcript confirms the August 18 minutes were approved.

Eastern Mennonite School – Off-Street Parking and Master Plan Amendment

• Staff reviewed two requests for the approximately 26.3-acre Eastern Mennonite School (EMS) campus at 701 and 801 Parkwood Drive and 1251 Virginia Avenue, zoned R-3/I-1 and B-2/I-1.
• EMS requested Planning Commission approval of 200 minimum off-street parking spaces for school use, calculated using the Virginia Department of Education's Guidelines for School Facilities in Virginia's Public Schools (2021), including staff, visitors at a 10% rate, and student parking equal to one-third of enrollment.
• The 2026 master plan amendment would supersede the 2002 I-1 master plan and the 2016 amendment, maintain a 10-foot exterior campus setback, and allow up to 435 total campus parking spaces. The additional 235 spaces above the school requirement would serve church services, athletic events, and special events.
• The applicant requested flexibility from parking lot landscaping and separation standards, including allowing landscaping within 15 feet of parking lots and reducing the five-foot separation between nonresidential parking and adjoining residential property.
• Applicant representatives Gil Colman of Colman Engineering and Paul Leaman, EMS Head of School, said the requested flexibility is mainly needed for one area adjacent to Eastern Mennonite University, that no residential use currently surrounds EMS, and that parking is frequently shared with EMU and VMRC.
• The master plan also identifies access easements affecting Virginia Mennonite Missions/Anabaptist Mission Partners and a potential future connection to Mount Clinton Pike whose final design remains subject to City approval.
• No public comments were made during the public hearing. A motion by Vice Chair Porter, seconded by Commissioner Jezior, to approve both the parking requirement and the master plan amendment passed 5-0.

Manufactured Homes in Single-Family Dwelling Definition

• Planner Nyrma Soffel presented a Zoning Ordinance amendment to comply with Virginia SB346/HB655, effective July 1, 2026, which requires localities to allow qualifying manufactured homes in all zoning districts where site-built housing is permitted.
• The amendment would add manufactured homes to the definition of Dwelling, single-family if the home is converted to real property under Va. Code §46.2-653.1, receives its certificate of occupancy within five years of the date of manufacture, and is placed on an individual lot.
• Commissioners discussed the state mandate, improved manufactured housing quality, and the potential to lower housing costs. No public comments were made. A motion by Commissioner Kettler, seconded by Councilmember Dent, passed 5-0.

R-8 Minimum Lot Width Reduction

• Ms. Soffel presented an amendment to reduce the minimum lot width for single-family detached dwellings in the R-8 district from 35 feet to 30 feet, based on Virginia HB1212 and new Code of Virginia Section 15.2-2286.2.
• The new state law requires localities with populations of 50,000 or more to maintain at least one zoning district permitting single-family dwellings on lots no larger than 3,000 square feet and no wider than 30 feet. R-8 already permits 2,800-square-foot lots but currently requires 35 feet of lot width.
• Staff and Deputy City Attorney Wesley Russ noted that 50- to 60-foot lot widths are standard in most by-right urban districts, that few R-8 lots currently exist, and that properties become R-8 through spot rezoning rather than by city initiative.
• Commissioners discussed driveway feasibility, infill potential, and the proposed Urban Neighborhood District in the upcoming zoning rewrite. No public comments were made. A motion by Commissioner Kettler, seconded by Vice Chair Porter, passed 5-0.

Refuse Collection Facilities Zoning Amendment – Initiation

• Deputy Director Thanh Dang requested initiation of amendments to Zoning Ordinance Section 10-3-110(h) to expand screening and location requirements for private refuse collection facilities to include public refuse collection facilities not associated with single-family detached and duplex dwellings.
• The change complements a proposed Title 6 solid waste amendment that would allow City toter service for multifamily developments of 6 to 11 units.
• Discussion clarified that residents would pull toters to the public street because City sanitation crews do not enter private property. Vice Chair Porter, who noted her day job is with Habitat for Humanity, expressed strong support for the added flexibility.
• A motion by Commissioner Kettler, seconded by Commissioner Jezior, to initiate the zoning amendment passed 5-0.

Deputy Secretary Appointment and Bylaws Discussion

• The commission appointed Nyrma Soffel as Deputy Secretary by voice vote during the current secretary's absence, with no opposition.
• Staff previewed a future bylaw amendment to Section 4.4-1 that would allow the Director of Community Development to designate a City employee as secretary. Draft amendments will be presented at the October 14, 2026 meeting, with possible adoption at the November 12, 2026 meeting under the 28-day notice requirement.

Public Comments & Testimony

• Ron March, owner of Sit Means Sit dog training franchise, requested that professional dog training without boarding be separated from kennel use in the Zoning Ordinance. He said he does not operate a kennel or daycare, does not house dogs overnight, has struggled since December to find a suitable M-1 space, and considers B-2 more appropriate for his low-impact business.
• He asked to work with the zoning team to create a draft amendment. Staff said the Zoning Ordinance update team is already reviewing animal-related uses and would continue exploring the issue, with a goal of bringing a proposal forward in the shorter term rather than waiting for the full rewrite.
• Commissioners expressed general support, noting that B-2 already permits veterinarians, groomers, retail pet training, and puppy sales, and that the current use list may be overly restrictive.

Reports and Other Matters

• Commissioner Kettler reported on the September 1, 2026 Rockingham County Planning Commission meeting, including a Cobblers Valley master plan amendment of approximately 11 acres, a 1.738-acre rezoning from R-2 to PSF, a 19.518-acre rezoning from R-3 to A-2C, and a biomass conversion facility ordinance amendment; all were recommended for approval.
• Councilmember Dent reported on City Council actions, including approval of The Lindsey Apartments rezone, special use permits at 387 Monticello Avenue and 291 West Wolfe Street/336 West Market Street, the Northeast Neighborhood Small Area Plan, and a poultry hatchery definition. City Council denied a sidewalk-related variance at 704 North Liberty Street by 4-1 despite a 4-2 Planning Commission recommendation to approve it.
• Vice Chair Porter asked staff to explore possible ordinance tiering for sidewalk infrastructure requirements on small subdivisions, citing the Liberty Street variance. Staff agreed to research the issue and return with a recommendation.
• Councilmember Dent and Commissioner Kettler discussed passenger rail advocacy, noting 680 comments in favor had been submitted to DRPT by the September 30 deadline and that City Council directed the City Attorney to prepare a letter or resolution in support.
• Commissioner Kettler requested a future update on the housing fund; staff agreed to coordinate with the Housing Coordinator.
• Staff previewed the October 14, 2026 agenda: Subdivision Ordinance Variations and Exceptions – The Lindsey, and a Zoning Ordinance Amendment on Shopping Center Parking.

Key Outcomes

• Recommended approval to City Council for EMS approval of 200 minimum off-street parking spaces and the 2026 master plan amendment: 5-0.
• Recommended approval to City Council for the manufactured homes definition amendment: 5-0.
• Recommended approval to City Council for the R-8 lot width reduction to 30 feet: 5-0.
• Initiated the Zoning Ordinance amendment on refuse collection facilities: 5-0.
• Appointed Nyrma Soffel as Deputy Secretary by voice vote with no opposition.
• Directed staff to continue exploring dog-training zoning and sidewalk-infrastructure ordinance issues; no formal motions were made on those topics.
• The City Council-bound recommendations are due back on October 13, 2026. The meeting adjourned at 7:47 p.m.