[{"_1":2,"_100":-5,"_101":-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],{"_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",6561518,"mediaKeyId","3289805-247dfa2b3afb9b73ecb27dd224634384","parentId",3289805,"title","Harrisonburg council approves 5-foot setback for accessory buildings on through lots in UR district","audioSeconds",2342,"startMs",391000,"endMs",2733000,"viewUrl","/Search/View?dp=1&key=3289805-247dfa2b3afb9b73ecb27dd224634384&start=391&end=2733","thumbnailUrl","https://assets.pipeline.soar.com/3289805-247dfa2b3afb9b73ecb27dd224634384/thumbnail_391000.jpg","articleUrl","/articles/6561518/Virginia/Harrisonburg-council-approves-5-foot-setback-for-accessory-buildings-on-through-lots-in-UR-district","mediaUrl","https://secure.pipeline.soar.com/6561518-3418c133c155d94dc74de7fb52ca7458/orig.mp4?Expires=1770506444&Signature=GcqWLwyLT1pqtv66Xmb54-PrZhHsc2743RR7zOFqXYacK8st6kSjXeZ1nwh0NSQtx-Xq1OFk0uI7eFOAbA6Yi5PH0-kHaQm9T2NGeEuJXiOSdaNL9BhvrjWkqzL7CNsZg5n5kIhqtXzriRf9JM2i~QCk7fc-hUPCTxNNbZWbbGgL-k1I2wnedJIcuNwvRk3gQ4pPD6l3a5~gS6J6yTdtMIAwaydE70ES1EY-2DayexTWrSuzdsX4s-ahazlxmlC6~WsgZFsikl2Fa1qkelKOW0jEZC8UWW0gUnl~vuo1~mMelnH1aAUhXmz6oUa4-pfrAMelxwbuTOKo-bHrZq5xhQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Harrisonburg","date","2025-05-13T00:00:00Z","article","HARRISONBURG, Va. — Harrisonburg City Council on Tuesday approved an amendment to the city zoning ordinance that reduces the required setback for accessory buildings on through lots in the Urban Residential (UR) district to 5 feet.

Adam Fletcher, director of community development, told council the amendment would change subsection d of section 10.3.1.14 of the zoning ordinance to allow accessory structures on through lots (parcels with public street frontage on two sides) to be placed closer to the public right-of-way than current rules allow. Fletcher said the change would be narrowly targeted, affecting roughly 49 parcels in and adjacent to downtown.

The amendment followed disagreement between the applicant and staff over how close accessory structures should be allowed to sit. The applicant had proposed a 5-foot setback; staff recommended increasing that to 10 feet to reduce potential conflicts with sight distance, driveway maneuverability and utilities. Fletcher said the UR district’s standard principal-building setback is 25 feet, so a 10-foot allowance would still provide a 15-foot reduction from that baseline.

Quentin Callahan, attorney for the applicants Chance and Miranda Ebersold, told council the goal was to resolve a Board of Zoning Appeals case through a narrowly tailored ordinance change. Callahan said, “Of the 49 affected parcels, 26 parcels already have accessory buildings within 10 feet of the rear property line. And of those 26, 22 have accessory buildings within 5 feet of the rear property line.” He argued the change would allow some existing nonconforming accessory buildings to become conforming and give property owners more usable yard space.

Council members questioned whether the smaller setback would create safety problems for drivers backing out onto narrow rear streets. One council member said the difference “between seeing around the corner of your car” could be critical and favored the staff-recommended 10-foot setback. Staff responded that 10 feet is often the preferred zone for utilities and makes future right-of-way widening and street improvements less complicated and less costly to the city.

Council first voted on a motion to adopt staff’s recommended 10-foot setback. That motion failed on a 2–3 roll call vote (two yes, three no). Council then voted on an amended motion to adopt the applicant’s requested 5-foot setback. The second motion passed unanimously, 5–0.

Votes at a glance
- Motion to adopt 10-foot setback (staff recommendation): failed, 2 yes, 3 no.
- Motion to adopt 5-foot setback (applicant proposal): approved, 5–0.

What it changes
- Where it applies: UR (Urban Residential) district only, and only on through lots (about 49 parcels identified by staff).
- Setback change: accessory structures on through lots may be located 5 feet from the public street/property line (previously required to meet principal-building setbacks).
- Scope/limits: the city’s 30% coverage rule for rear yards was not changed by this ordinance and remains in effect; council and staff emphasized that the amendment is narrowly tailored to the UR district.

Why it matters
The change affects properties near downtown that have narrow rear yards and a history of setback variances. The council and staff framed the decision as balancing property owners’ ability to use their lots with public-safety and public-works concerns about sight lines, future street widening and utility placement.

Next steps
City staff will update the zoning ordinance text and publish the ordinance amendment. The change will apply only to the UR district through-lot parcels identified by staff; property owners seeking immediate relief still may pursue appeals or variances through the Board of Zoning Appeals if desired.

Speakers in the record included Adam Fletcher (director of community development), Quentin Callahan (attorney for the applicants), city staff and members of the council. Planning Commission had recommended the staff modification (10 feet) but the council ultimately approved the applicant’s 5-foot language.","mediaType","Video","parentTitle","Harrisonburg - City Council on 2025-05-13 7:00 PM - May 13, 2025","oneSentenceSummary","Harrisonburg City Council on Tuesday voted 5–0 to reduce the minimum setback for accessory buildings on through lots in the city’s Urban Residential (UR) zoning district to 5 feet, reversing a staff recommendation for a 10-foot compromise.","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},6561509,"Council approves rezoning for 380 Sunrise Avenue to allow property owner flexibility for an addition",559,4442000,5001000,"/Search/View?dp=1&key=3289805-247dfa2b3afb9b73ecb27dd224634384&start=4442&end=5001","https://assets.pipeline.soar.com/3289805-247dfa2b3afb9b73ecb27dd224634384/thumbnail_4442000.jpg","/articles/6561509/Virginia/Council-approves-rezoning-for-380-Sunrise-Avenue-to-allow-property-owner-flexibility-for-an-addition","https://secure.pipeline.soar.com/6561509-6a8f0020ec2b149f9d3a61a13e4302af/orig.mp4?Expires=1770506444&Signature=dXwToBwME3b9bbv0EpU~QRv4gFt6jMR7R6vcBovVVhGXUncujVq1KqvADCGP9O6JCAhEXI4newKqmld9hNQtPPr-CWMofOav0B4sA6OPaTb6KioBc6udO9IwQ4PguE9BUxmCflrTTBttZf-TILlytsM1YP6agyfZcUfBm3sWsUWVK-Tg16kd1~I74H8rl1oziiGGZClxIaXeaupAZNUwXwtikTzy4uVrOxOrOxPs-Ae2k0f~KNYSTC~6ovkUogRxtX0L-TfM-tJfdJm8iOszLwpp5ETvrEXZoG09cPQVwBCIftdMxSDzbLCxCrXo0oX1Jsq0iWJqiIXiMNDL~6gmOg__&Key-Pair-Id=KUT5TJCACFTXG","HARRISONBURG, Va. — The Harrisonburg City Council on Tuesday approved a rezoning request for a parcel at 380 Sunrise Avenue, changing the property's zoning from R-1 (single-family residential) to R-8C (conditional) to allow the owner additional flexibility to construct an addition.

City staff said the rezoning request is intended to correct a nonconforming setback problem caused by a lot line that splits the property and to create an opportunity for a property addition that would better conform to the city’s regulations if the lot line is vacated.

The applicant submitted a single proffer — that more than one dwelling unit would be prohibited on the property — effectively preserving low-density use while granting the owner flexibility on setbacks and height that the R-8 conditional district permits. Planning staff supported the rezoning and Planning Commission recommended approval 5–0. Council approved the rezoning on a unanimous roll-call vote.

What it changes
- Rezoning: R-1 to R-8 (conditional) for 380 Sunrise Avenue.
- Proffer: owner-provided proffer limiting the parcel to a single dwelling unit.

Why it matters
The change is procedural: it allows the property owner to bring a future addition into conformance by using the conditional R-8 zoning and a vacation of a dividing property line. Staff described the rezoning as a step toward resolving the property’s nonconforming setback situation.

Votes: Council approved the rezoning by unanimous vote.

Speakers and record
Adam Fletcher presented the item; the applicants were present but no public opposition was recorded during the hearing. Planning Commission recommended approval 5–0 and council approved the item during the May 13 meeting.","Harrisonburg City Council voted unanimously to rezone 380 Sunrise Avenue from R-1 to R-8C (conditional) to allow the property owner more flexibility to build a conforming addition; planning commission recommended approval 5–0.",{"_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},6561513,"Council approves 40-unit permanent supportive housing project at 1812 Erickson Avenue with modified conditions",2335,2750000,5085000,"/Search/View?dp=1&key=3289805-247dfa2b3afb9b73ecb27dd224634384&start=2750&end=5085","https://assets.pipeline.soar.com/3289805-247dfa2b3afb9b73ecb27dd224634384/thumbnail_2750000.jpg","/articles/6561513/Virginia/Council-approves-40-unit-permanent-supportive-housing-project-at-1812-Erickson-Avenue-with-modified-conditions","https://secure.pipeline.soar.com/6561513-990cd390e7f95e71b797fa88c7ace227/orig.mp4?Expires=1770506444&Signature=Y27XJ86r7ObEmYuxaNmoFUJuQyd9SKkW7IzS8NUpgYtIZ-aKGhhBkPARoc00yOKVHm4b~Kfh21u5mlJqw3XQcI19FEiVliTpgUHPtm61vzJE0TrZVOj52miZrwzD2SkaoK44B2nbEubleDoAAX4ONATHd0AwT52XB1OJB65RIVgG9DF0YtZXkRaic6iP3QOVs7PNMt3xsdIl7s7Cp9y~5AZbfox1pTJcFYzP2K2~kzLC72ylJ1VkscD4N8WsTR-JcsrNbMaw8vdyVqUn3~Z2jlEPHljgySwfmdclpoBmPX5JtfbF49yGLwqw-HejTY8Xi4cRGUxCSrprG766jRCLoQ__&Key-Pair-Id=KUT5TJCACFTXG","HARRISONBURG, Va. — The Harrisonburg City Council voted unanimously on Tuesday to approve a special-use permit that clears the way for a 40-unit permanent supportive housing development at 1812 Erickson Avenue.

Frank Gordon, the applicant and developer, told the council the project is purpose-built as permanent supportive housing — low-barrier, deeply affordable units combined with on-site wraparound services — and that financing for supportive housing is highly constrained by program limits. “We’ve got it down to the square foot of pavement that’s needed,” Gordon said, describing the tight financing margins for the project and the decision to optimize the site plan to lower construction costs.

Amber Robinson, permanent supportive housing supervisor at the Harrisonburg–Rockingham Community Services Board, urged approval and described the program’s demand: “Our PSH program serves individuals who are among the most vulnerable in our community… Of those, only 3 own vehicles. The vast majority rely on paratransit, Medicaid transportation, public buses, and our case managers for their transportation needs.” Robinson said the development’s proposed 20 parking spaces (0.5 space per unit) matched the needs of likely tenants and staff.

Project and conditions
- Location and zoning: 1812 Erickson Avenue, zoned B-2 (General Business). The developer requested a special-use permit to allow multifamily dwellings in B-2 by plan of development.
- Units and buildings: Two buildings of 20 units each (40 units total). The applicant’s plan shows parking between the buildings and a pedestrian connection to Erickson Avenue.
- Proffered conditions (submitted by the applicant): units limited to one bedroom each; off-street parking calculated at 0.5 spaces per unit; no more than three stories; pedestrian connection to Erickson Avenue; and dedication of right-of-way and temporary construction easements when required for future intersection improvements.
- Staff recommendation and planning commission: Staff recommended approval with an additional condition prompting the developer to build a shared-use path or sidewalk to the Walmart property line. Planning Commission recommended approval (5–0). Staff noted that Bluestone Town Center and other future development would ultimately determine whether intersection-scale improvements and additional sidewalks would be extended across private property.

Council action and modifications
During public comment the developer said he had initiated discussions with the Walmart Real Estate Business Trust about extending pedestrian connections, but that the developer could not commit to bearing the risk of constructing a sidewalk across another property that Walmart might not immediately extend. Gordon asked council to omit the staff’s condition requiring the applicant to build the additional sidewalk segment to Walmart, saying that a firm requirement could jeopardize highly competitive state funding for the project.

Council approved the special-use permit with two modifications: removal of staff condition number 6 (the required sidewalk segment to Walmart) and an extension of the applicant’s approval window from the standard 36 months to 48 months to allow more time to pursue financing and permits. The measure passed on a unanimous roll call vote.

Votes and outcome
- Motion to approve special-use permit for 1812 Erickson Avenue with the applicant’s plan and 48 months, and without the staff-recommended sidewalk-to-Walmart condition: approved, 5–0.

Why it matters
Supportive housing pairs housing with services for people with chronic homelessness and behavioral or physical disabilities; local service providers said the units will serve people who have struggled to obtain housing in the private market even with vouchers. The city’s approval clears the way for the developer to pursue state financing and other construction-stage funding, but Gordon warned that small additional costs — including required sidewalk segments or other proffers — can affect the project’s financial viability.

Next steps
Developer to continue pursuing state financing, finalize building and stormwater plans, and begin construction once financing and permitting are secured. The developer agreed to dedicate right-of-way or temporary easements as required for future public improvements when requested.

Speakers and record
Speakers in the record included Frank Gordon (applicant/developer), Amber Robinson (Harrisonburg–Rockingham Community Services Board), Adam Fletcher (city staff), and members of the council. Planning Commission recommended approval 5–0, and council approved the project 5–0.","Harrisonburg City Council unanimously approved a special-use permit for a 40-unit permanent supportive housing development at 1812 Erickson Avenue, granting the developer 48 months for necessary approvals but removing a staff-recommended condition requiring the project to build a pedestrian connection across private property to Walmart.","actionData","errors"]

Article not found

Harrisonburg council approves 5-foot setback for accessory buildings on through lots in UR district

Council approves rezoning for 380 Sunrise Avenue to allow property owner flexibility for an addition

Council approves 40-unit permanent supportive housing project at 1812 Erickson Avenue with modified conditions