Harrisonburg Planning Commission Meeting - September 9, 2026
Harrisonburg Planning Commission Meeting - September 9, 2026
The Harrisonburg Planning Commission met on September 9, 2026, at 6:00 PM in Council Chambers. Five members were present, with Commissioner Seitz absent due to illness and Commissioner El Cindy unavailable overseas. The Commission approved minutes from two prior meetings, conducted four public hearings, and addressed several other business items including zoning ordinance amendments and a public comment on dog training classification.
Approval of Minutes
- August 12, 2026 Minutes: Motion to approve passed unanimously.
- August 18, 2026 Minutes: Approved unanimously after a correction to the date heading from July 21 to August 18.
Public Hearings
Eastern Mennonite School – Parking Spaces and Master Plan Amendment (Items 4a & 4b)
- The Commission considered a request from Eastern Mennonite School (EMS) to establish 200 required off-street parking spaces for school use and to amend its institutional overlay master plan at 701 and 801 Parkwood Drive and 1251 Virginia Avenue.
- Staff planner Meg Repkey presented: EMS calculated a need for 200 spaces using Virginia Department of Education guidelines (staff, visitor, and student parking at one-third of enrollment). The master plan identifies up to 435 total parking spaces, with 200 for school use and 235 for additional campus events (church services, athletic events). The applicant requested flexibility from parking lot design standards (buffers and landscaping) to allow final lot designs later.
- Gil Coleman (Queman Engineering, representing EMS) and Paul Lehman (Head of School) answered questions. They explained that existing parking already meets needs; additional spaces are for future reconfiguration and events. The master plan also addresses drive circulation, access easements, and potential future connections.
- No public comments were received. The Commission discussed the reasoning for requiring planning commission approval for parking numbers and noted possible future streamlining. A motion to approve both requests passed unanimously on roll call.
Definition of “Dwelling, Single-Family” – Inclusion of Manufactured Homes (Item 4c)
- Planner Nyrma Soffel presented a zoning ordinance amendment required by Virginia SB 346/HB 655 to allow manufactured homes in all districts where site-built homes are permitted, provided the home is converted to real property (removal of mobility equipment, title surrender) and receives a certificate of occupancy within five years of manufacture.
- The Commission noted that the amendment is mandatory under state law and brings the city into compliance. Commissioner Kettler expressed support for the change, noting improved quality of manufactured housing. A motion to recommend approval passed unanimously.
Minimum Lot Width in R-8 District (Item 4d)
- Planner Cain Masseau presented a zoning ordinance amendment required by Virginia HB 1212 to reduce the minimum lot width for single-family detached dwellings in the R-8 district from 35 to 30 feet. The R-8 district already allows 2,800-square-foot lots; this change aligns with state requirements for cities over 50,000 population.
- Discussion noted that the practical effect is minimal because R-8 is only achieved through spot rezoning and side setbacks effectively limit narrow lots. Staff confirmed the amendment is mandatory. A motion to recommend approval passed unanimously.
Other Business Items
Initiate Zoning Ordinance Amendments – Refuse Collection Facilities (Item 5a)
- Planner Nyrma Soffel explained that a separate solid waste ordinance amendment (pending) would allow developments of 6 to 11 townhome or apartment units to request city toter service. Concurrently, the zoning ordinance would be amended to apply screening and location requirements for toter storage. Commissioner Kettler moved to initiate the amendment, citing benefits for small developers (e.g., Habitat for Humanity). The motion passed unanimously.
Appointment of Deputy Secretary (Item 5b)
- The Commission appointed Nyrma Soffel as Deputy Secretary to serve during the absence of the regular secretary. The motion passed unanimously.
Discussion of Planning Commission Bylaws (Item 5c)
- Staff proposed amending Section 4.4-1 to allow the Community Development Director to designate a city employee as secretary. The Commission agreed to consider the proposal and any additional amendments at the next meeting.
Public Comment
- Ron March, owner of Sit Means Harrisonburg (dog training business), requested that the city separate non-boarding professional dog training from kennel use in the zoning ordinance. He noted that current classification requires his business to locate in M-1 zones, which are costly and impractical for small businesses. He asked to work with staff to develop a draft amendment. The Commission expressed support for exploring the issue through the ongoing zoning ordinance update process and asked staff to investigate other communities’ approaches.
Committee Reports
- Rockingham County Planning Commission Liaison (Vice Chair Porter): Reported on four agenda items including a townhome development, a rezoning, a zoning change due to topography, and a resolution of appreciation for a retiring commissioner.
- City Council Report (Councilmember Dent): Noted that City Council approved the Lindsay development (tied 2-2, mayor broke tie), passed subdivision ordinance amendments, held public hearings on CDBG CAPER and a short-term rental special use permit, discussed accessory dwelling unit implications, approved a comprehensive plan amendment for the Northeast Neighborhood Small Area Plan, and approved a variance denial on N. Liberty Street (sidewalk requirement). Council also directed participation in Dominion Energy/NextEra merger proceedings and directed drafting of an ALPR ordinance. The presentation on passenger rail service was deferred to a future meeting.
Key Outcomes
- EMS Parking & Master Plan: Approved unanimously; forwarded to City Council for October 13, 2026 meeting.
- Manufactured Home Definition: Favorable recommendation to City Council.
- R-8 Lot Width Reduction: Favorable recommendation to City Council.
- Refuse Collection Ordinance Initiation: Approved to initiate amendments; staff to draft.
- Deputy Secretary: Appointed Nyrma Soffel.
- Bylaws: Discussion continued; staff to return with proposed changes.
- Dog Training Classification: Staff to explore through zoning ordinance update.
Next Meeting Preview
- Subdivision ordinance variations and exceptions related to the Lindsay project.
- Shopping center parking ordinance (deferred from September).
- Potential further discussion on sidewalk ordinance exemptions for small developments.
Meeting Transcript
I remember the the metal tin thing. Whoa. Microphones are on. Yeah, okay. Oh, it's that time. All right, well, we'll we'll pick up this discussion later. Yeah, it's weird. Hello? Oh, okay. But might do it better. She's also trying to make some adjustments over here. Just let me know when you're ready. Um, is that better? I don't know. Yeah. It might be better. Yeah, I think so. It's not an movie. All right. With that, I will call to order uh the September 9, 2026 meeting Harrison Planning Commission. Uh we have a quorum, five of the members are present. Uh Mr. Seitz uh contacted us earlier today, said he's doing under the weather, so he's not here. And Mr. El Cindy is still in Iraq, and we were setting up for him to participate virtually, and then Miss Dun is ablely pointed out that uh oh yeah, our bylaws say you get to do this twice a year. Um with that we've got we've got the f other five of us here, so we have a quorum. Um first item then is review of the August twelfth minutes. I'd like to make a motion that we accept the minutes to submit it. Second. Seconded by Commissioner Kepler. Discussion? All in favor say aye. Opposed, no. All right, those minutes stand approved. Yes, thank you. So um for the August eighteenth meeting, I'd like to request one amendment to the draft minutes, which is the change in the heading, the date to reflect that it's a August eighteenth instead of uh July, I forget what date it is. Yeah, twenty-first there, which is incorrect. And then also there's another heading at the very top of the first page of the minutes also. Um at the very top of the paper. Right, just two spots on the first page that we were given to July twenty-one. Any other changes? Comments or motions. Discussion. All in favor say aye. Aye. Opposed no. All right, minutes August 18 minutes meeting are approved. All right, which gets us on the new business and I assume for A and B we're taking up together. Uh we've got a request from Eastern Mennonite School to approve a required number of all street parking spaces and to amend the master plan at seven oh one and eight oh one park with it drive from twelve fifty-one Virginia Avenue. All right, good evening, Commissioners.
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