Harrisonburg council approves rezoning for 1211–1231 Smithland Road with limits on access and density

The Harrisonburg City Council on April 22, 2025, voted to rezone two parcels addressed as 1211 and 1231 Smithland Road from R-1 to R-8 conditional zoning (R-8C), approving a set of proffers that cap development, limit access and add pedestrian and street design requirements.

City staff and the applicant described the site as a little more than 10 acres of largely undeveloped land south of Smithland Road, near Smithland Elementary School and Skyline Middle School. Adam Fletcher, director of community development, summarized changes to a previously discussed proffer package and said the additions gave staff “an additional layer of certainty about potential public street layouts” for the area.

Under the approved proffers: the development density is capped at 55 units; single-family detached houses would be permitted and duplexes would be allowed for up to 20% of the total units; the project will provide one public-street connection to Smithland Road and that connection must create only one intersection within the subject area, with that intersection at least 330 feet from Smithland Road; a minimum of one additional public-street stub must connect into adjacent parcels; the developer will dedicate public-right-of-way along Smithland Road including a turn lane; a shared-use path is required on one side of the new avenue-type street and a sidewalk on the other side where the street configuration calls for it; and the plan includes at least 500 square feet of on-site recreational play area and specified privacy fencing adjacent to certain neighboring parcels.

Fletcher cautioned that the site layout shown to council remained conceptual and that any cul-de-sacs or deviations would require review and approval by the planning commission at the preliminary-plat stage. He also noted that staff’s recommendation on the item had changed since the council’s April 8 meeting after the applicant amended the proffers to add the intersection-distance language.

Planning Commission had taken a split position at its hearing, recommending denial by a 3–2 vote. City staff said they initially recommended denial but, with the revised proffers, were now recommending approval to council. Council members discussed whether the proffers effectively lock in a specific internal street design and whether the measures will preserve trees and limit traffic impacts; one council member said the proffers “lock them into this design” but acknowledged the compromise that led to the agreement.

Council approved the rezoning by roll-call vote. The official roll call recorded five ayes and no nays.

Next steps: the developer will submit a preliminary plat and engineering plans. Staff will review the preliminary plat and any requests for deviations from standard city requirements during that review process; the council did not grant any blanket deviations at this meeting.