[{"_1":2,"_112":-5,"_113":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6647863,"mediaKeyId","3779517-74eb0d2811bd5f4859ad77e5284c9d43","parentId",3779517,"title","Planning commission backs amended proffers and special-use permits for Vista Forest Hills; one commissioner votes no","audioSeconds",2863,"startMs",3079000,"endMs",5942000,"viewUrl","/Search/View?dp=1&key=3779517-74eb0d2811bd5f4859ad77e5284c9d43&start=3079&end=5942","thumbnailUrl","https://assets.pipeline.soar.com/3779517-74eb0d2811bd5f4859ad77e5284c9d43/thumbnail_3079000.jpg","articleUrl","/articles/6647863/Virginia/Planning-commission-backs-amended-proffers-and-special-use-permits-for-Vista-Forest-Hills-one-commissioner-votes-no","mediaUrl","https://secure.pipeline.soar.com/6647863-63d7e522df112ac3788cb33cd8263d0d/orig.mp4?Expires=1770813735&Signature=aMI-a6Ig35LuN7u~F39RNjjKg3ZkiMJFeoAsDBBUdzG708bG2PWHCy4P2MCNX3Q090cMqITo4NQ4GQrBqWLJe22Wmj2-LUzAk6vQ1IWgJpNcwuS2RwhxT6ocuodnP2u2S7UEE2ISLkCYLcuWRaXspMTBvZ540d2eY8fXSe9wGDjtFFYDtc2GDtQWijIPDLXcaG2R6RujWvAuAu1bEBFkznYjS-MkozYfcKnj3DFyjBgAPxQAMhTe22eMa6OU7gcXHt1sIS-ThEhLDo8BjHBj0yncJ~Cz7GuJqfTeArHyzHI4zvkf08wjlsRrQRFxHUpBY3AY2Wvh0vHBYj1SACi8tA__&Key-Pair-Id=KUT5TJCACFTXG","author","Harrisonburg","date","2025-06-11T00:00:00Z","article","The Harrisonburg Planning Commission on June 11 recommended that City Council approve a proffer amendment and two special-use permits for the Vista Forest Hills development at 810 Port Republic Road, forwarding all three items with a favorable recommendation. The vote passed 6–1.

Staff described the requests as a proffer amendment to allow an additional story of residential on the rear portion of a previously approved building; a special-use permit to allow multifamily and/or mixed-use buildings in the B-2 conditional district; and a special-use permit to reduce a required side/rear yard setback from the ordinance-required 52 feet to 44 feet, but only for the specifically planned building shown on the submitted development plan. Staff noted that the 2023 approvals limited the total dwelling units to 119 and bedrooms to no more than 440; the amended proffers do not increase unit or retail square-foot totals.

Ed Blackwell, representing AES Engineering and the applicant, said architectural and structural design refinements and ADA considerations led the project team to seek the additional residential story in the rear where parking levels are terraced into the slope. He said the neighbor is willing to sell a small strip of land but prefers the setback variance; the applicant prefers the special-use approach since City Council adopted an ordinance permitting setback reductions for targeted buildings by special-use permit in January 2024.

Commission discussion ranged from parking and bedroom counts to site grading, fire-marshal review of steep slopes, EV-charging plans and how the development interfaces with planned public improvements on Port Republic Road. Staff recommended conditions including limiting the reduced setback to the planned building in the location shown and retaining the previously approved cap of 119 dwelling units and 440 bedrooms.

Commissioner discussion included concerns about the cumulative traffic and parking impacts of student-oriented multifamily housing on Port Republic Road. Vice Chair Finnegan cast the lone vote against the recommendation; other members voted aye. The commission’s favorable recommendation will be presented to City Council on July 8.

Key staff references and applicant commitments in the meeting: the development plan and proffer amendment specify the building massing (rear building: five residential stories above three parking levels; front portion: four residential stories above three stories of combined commercial/parking); no net increase in dwelling units or retail square footage compared with the 2023 approval; a proffered minimum parking ratio (staff noted a minimum proffered 1.355 spaces per dwelling unit); and project-level coordination with city public-works improvements on Port Republic Road, including a future signal at Bradley/Port Republic and multiuse-path provisions.

The formal combined motion as presented to the commission included the staff-recommended conditions for the rezoning amendment and both special-use permits. The roll-call vote recorded six ayes and one no; the recommendation advances to City Council on July 8.","mediaType","Video","parentTitle","Harrisonburg - Planning Commission on 2025-06-11 6:00 PM - Jun 11, 2025","oneSentenceSummary","The Harrisonburg Planning Commission voted 6–1 on June 11 to forward a favorable recommendation to City Council for a proffer amendment and two special-use permits for the Vista Forest Hills project at 810 Port Republic Road, allowing a revised building configuration and a targeted setback reduction for the planned building.","taxTitle","Harrisonburg (Independent City), Virginia","taxId",9561,"location","Virginia","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6647868,"Commission recommends rezoning at 310 Westview Street to allow small-lot residential addition",248,2867000,3115000,"/Search/View?dp=1&key=3779517-74eb0d2811bd5f4859ad77e5284c9d43&start=2867&end=3115","https://assets.pipeline.soar.com/3779517-74eb0d2811bd5f4859ad77e5284c9d43/thumbnail_2867000.jpg","/articles/6647868/Virginia/Commission-recommends-rezoning-at-310-Westview-Street-to-allow-small-lot-residential-addition","https://secure.pipeline.soar.com/6647868-929180a0dac4882581333dcaa94b9ea8/orig.mp4?Expires=1770813735&Signature=Daczjg-CameHhSdj5GaafFp5e5ziUo-PM0HsWDaKNo5XnLD3haKxd1B4SOa~HZa4k3EKUadkB7o-nxlb-HEI~TPyBJhMScuCyvXMt~Z-ntakg5YogScHypHWliwysZ57A7Tj372Bc0kv3BfS28zGpSueIZebdFiDjJlBRKE9fahzifQzboFvUAkRr03DCNpvQblXx5UV0ya2fhcTJJp~E4S8R~x4COL6829p0dNo-GleqKbYeEEK8Tw8ad7CdT4D7UxSCxjEfv9Ef38aVOsBS5vTrieI61yJ07aujj5KrmDPXNAkgJS5Y07FlKs8wnG9DsznVkf~FPPydn7j-VTAIw__&Key-Pair-Id=KUT5TJCACFTXG","The Harrisonburg Planning Commission on June 11 recommended that City Council approve a conditional rezoning for 310 Westview Street, forwarding a unanimous favorable recommendation.

Staff said the applicant seeks to rezone an approximately 30,000-square-foot parcel from R-1 (single-family residential) to R-8 (small-lot residential district conditional) so the owner can build a first-floor addition toward the alley on flatter terrain. The applicant proffered that the property remain limited to uses permitted by right in R-8 but with no more than one dwelling unit on the lot.

Stacy Rose, the property owner, called in and stated she was available to answer questions. Staff and the applicant said the proposed addition will not increase the parcel’s allowed occupancy or overall density compared with the neighborhood and noted the proposal retains setbacks consistent with surrounding properties, with minor reduced setbacks limited by the proffer. Vice Chair Finnegan said he inspected the site and supported approval.

Commissioner Finnegan moved approval; the motion was seconded and the commission voted by roll call with all members present voting aye. The recommendation will go to City Council on July 8.

Staff identified the application as consistent with the comprehensive plan’s Low Density Residential designation and said the rezoning with the proffer retains development expectations for adjacent homes.","Planning commissioners voted unanimously to forward a favorable recommendation to City Council to rezone 310 Westview Street from R-1 to R-8 conditional to allow a first-floor addition; the applicant proffers to limit the property to one dwelling unit and staff said the change retains neighborhood density expectations.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6647872,"Harrisonburg planning commission recommends special-use permit for single food truck at 201 South Avenue",2206,464000,2670000,"/Search/View?dp=1&key=3779517-74eb0d2811bd5f4859ad77e5284c9d43&start=464&end=2670","https://assets.pipeline.soar.com/3779517-74eb0d2811bd5f4859ad77e5284c9d43/thumbnail_464000.jpg","/articles/6647872/Virginia/Harrisonburg-planning-commission-recommends-special-use-permit-for-single-food-truck-at-201-South-Avenue","https://secure.pipeline.soar.com/6647872-fcce606efdc4f5716229ccc1863e3a3d/orig.mp4?Expires=1770813735&Signature=Xlg97dUh4NkyLEzEei188ctRL9r6EQ~9hEK1ENiE3FnyOV8dUXq72UNcqy8DrWsr29yqxJ4DZy7L4K9E7Y91wfIwpBxiFGASH~lcgBLIPeKfB6pmFQ8p6E6gEFquTAitHJ5zbEhvOUJsr7fdz9HoC5I2cwmF5aEHwWvr6Fn~tKyrdmPkqlkQCidB7zHN8oFIet0Qo2Gt4366CDjnBdg4xOr6yL~PXJHjDXXninYcq18G7aEHWpRWPQPFQpHZwUUmVA1Qbrpwg22MxQjWweSCC4a4A9k5nAInYxicb9ty2CYOxS6aJvCDxdcRZogPwwdfU3K7e9iG4qw9sPVf6fvcfQ__&Key-Pair-Id=KUT5TJCACFTXG","The Harrisonburg Planning Commission on June 11 voted unanimously to recommend that City Council approve a special-use permit to allow a single food truck at 201 South Avenue, sending the application to council with conditions.

Staff told commissioners the property is currently zoned M-1 and designated Limited Commercial in the comprehensive plan, and that staff discovered the food truck operating on the site without required approvals earlier this year. Staff recommended approval with five conditions intended to address safety, utilities and site design.

The recommended conditions include limiting the permit to one food truck; permanently closing the entrance onto South High Street and rebuilding curb and gutter within 60 days of council approval; rebuilding the entrance on South Avenue to meet the Design and Construction Standards Manual commercial-entrance width (minimum 30 feet) within 60 days; installing a separate electric meter and service for 201 South Avenue within 60 days; and suspending the food-truck operation if any of those conditions are not met within the deadline. Staff also noted electrical work that had been permitted to the neighboring parcel (1105 South High Street) must be corrected so the subject parcel has its own service.

Belen Martinez, identified as one of the property owners, described the operation as a family business and said, \"It is something that someone does, depend on to provide for their family.\" Commissioners pressed staff and the applicant about the feasibility and cost of completing public-right-of-way and utility work within 60 days; staff said the commission could recommend a longer period and noted the zoning administrator could be given authority to grant a one-time extension if the applicant demonstrates progress or a signed contract with a contractor. Commissioners and the applicant also discussed options short of full reconstruction (temporary closures, posts or removable barriers), but staff and several commissioners emphasized that permanently closing the unsafe South High Street entrance was the primary public-safety objective.

The motion to forward a favorable recommendation to City Council included the staff-proposed conditions and the administrative-extension language. Vice Chair Finnegan made the motion; the commission voted by roll call with all members present voting aye. The Planning Commission record shows the item will go to City Council on July 8.

The staff presentation referenced the City Zoning Ordinance (section 10.3.30.1) and the city's Design and Construction Standards Manual (DCSM) for entrance width; staff also cited the city electric utility requirement that services not cross parcel lines. The applicant was informed that any work in the public right-of-way will require Public Works permits and that the health, fire and other standard food-service approvals remain required independent of the special-use permit timeline.

The commission's recommendation does not itself authorize operation; it forwards the permit and recommended conditions to City Council for final action.","The Planning Commission voted to forward a recommendation to City Council to allow one food truck at 201 South Avenue with five conditions, including closing an entrance on South High Street and installing a separate electric service for the subject parcel within 60 days (with possible administrative extension).",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6647858,"Planning commission approves off-street parking plan for Pleasant Valley Elementary",1330,5979000,7309000,"/Search/View?dp=1&key=3779517-74eb0d2811bd5f4859ad77e5284c9d43&start=5979&end=7309","https://assets.pipeline.soar.com/3779517-74eb0d2811bd5f4859ad77e5284c9d43/thumbnail_5979000.jpg","/articles/6647858/Virginia/Planning-commission-approves-off-street-parking-plan-for-Pleasant-Valley-Elementary","https://secure.pipeline.soar.com/6647858-b97a74d672fa76ce86271312d129132d/orig.mp4?Expires=1770813735&Signature=M1m7zLnAQKPjCe5QTBzcBhmoQrEjOY99pj6Hciv3NQalk1YfRA1TRIV5g8V109aav-qRwb8JQIpMVevTE19S9PwKhvHrkJp-DvIjW~zZ2O9s4Q3O24frArxCUq67SP9rFiRIlBkFKw1YWC48n5YbN8nWOH0UMgoCle3TPsHZXRkSp~iMHs~VmEMGbHTP6BUOWT0duN35Yt0aOdtlavh9si-MnJrBkhIYoqArreptFsweDZ0PbMX8TyrxImu5twYBzXg0MND8uJNt-IBVv7n6gMtNmTbOesBJ3iwqeCQS-BCnOxBcuV95D8~VzeqDJ2He5i3vg~Rbi79Nzb1ZEkW~5Q__&Key-Pair-Id=KUT5TJCACFTXG","The Harrisonburg Planning Commission on June 11 approved an off-street parking plan for Pleasant Valley Elementary School, adopting staff’s recommended parking guideline based on the Virginia Department of Education’s \"Guidelines for School Facilities in Virginia\" rather than the Rockingham County formula.

Staff explained the elementary school (a Rockingham County Public School located within city limits by virtue of annexation in 1983) proposes an addition that would increase enrollment from 376 students and the existing staff count (previously stated at 50) to roughly 500 students and an estimated 60–67 staff members. Using the VDOE guideline (adequate parking for staff plus 10–20% additional visitor spaces), staff said the site needs about 67 staff spaces plus 7–14 visitor spaces (a range of 74–81 spaces). Staff recommended the commission adopt the lower end of that range and treat the guideline as the controlling standard for the city review.

Ryan Bosar of Valley Engineering, representing Rockingham County Public Schools, said the plan submitted shows the maximum number of spaces that can fit and the school is pricing options; the final built count may be reduced but the district did not want to return for a new special-use permit. Staff and commissioners corrected a calculation in the staff report that had cited 81 spaces under the county rule; the commission directed that the city follow the VDOE guideline for staff and visitor parking for an elementary school rather than apply the county high-school student-parking formula.

Council Member Dent moved approval of the off-street parking plan conditioned on providing adequate parking for staff plus a minimum ten-percent additional visitor parking (the lower VDOE range); the motion was seconded by Commissioner Porter and passed by roll call. Because the site is a county school within the city (annexed in 1983), this Planning Commission action is the final city review for the parking plan; no further city approvals are required for this item.

Staff emphasized that the submitted layout showed more spaces (a maximum of roughly 144) than the minimum being adopted, and the adopted guideline sets a minimum standard rather than a maximum cap. Commissioners also discussed traffic access: the plan includes an additional entrance from Early Road to help distribute arrivals and drop-off traffic.","The commission approved a school off-street parking plan for Pleasant Valley Elementary that uses the Virginia Department of Education guideline (one space per employee plus 10% visitor spaces) rather than the Rockingham County standard; staff set the site minimum based on the school’s projected staffing increases.","actionData","errors"]

Article not found

Planning commission backs amended proffers and special-use permits for Vista Forest Hills; one commissioner votes no

Commission recommends rezoning at 310 Westview Street to allow small-lot residential addition

Harrisonburg planning commission recommends special-use permit for single food truck at 201 South Avenue

Planning commission approves off-street parking plan for Pleasant Valley Elementary