Planning Commission backs rezoning at 797 Chicago Ave to clear overlapping zones, free parking for nearby restaurant

The Harrisonburg Planning Commission voted unanimously Dec. 10 to forward a favorable recommendation to City Council for a rezoning and proffer amendment affecting 797 Chicago Avenue, a property involved in earlier rezonings and the site of a planned multifamily project. Meg Reffke, a planner for the Department of Community Development, told commissioners the request would consolidate portions of R‑5C and B‑2/B‑2C zoning created by prior rezoning actions in 1995 and 2022.

Why it matters: staff said the changes will “clean up” overlapping zoning that now complicates an active site plan for Sunshine Apartments, a two‑building, three‑story multifamily project planned to contain 57 units. The amendment also includes a small green strip proposed to be rezoned B‑2 (with no proffers) that would be transferred to the adjoining La Morena/La Marina restaurant parcel to help it meet minimum parking requirements.

Reffke outlined specific proffer edits commissioners reviewed: clarifying a proffered fence location (a six‑foot fence along a property line), removing a previously proffered gazebo, and adding a new proffer to restrict vehicular access to 3rd Street. Reffke said staff recommended approval, noting the request does not increase the parcel’s development potential beyond previously approved entitlements except for the parking transfer to the restaurant.

Applicant Gil Coleman of Coleman Engineering said the rezoning is intended to “clean that up” so the apartment portion has a consistent R‑5C designation and La Morena can have a clear B‑2 designation and the parking it needs. He told commissioners the proposal grew out of a minor subdivision discussion and aims to reduce overlap that currently “doesn’t serve anybody at this point.”

Commissioners raised neighborhood and traffic questions, asking whether the city could offer special‑use permit relief to reduce parking and whether the proffered strip would be used for future access. Reffke and Coleman said a utility easement and grade changes make the 3rd Street access impractical, and that the proposal’s parking transfer is intended to keep cars on site rather than pushing parking into adjacent neighborhoods.

The motion to recommend approval passed on a roll‑call vote with Commissioners Seitz, Kettler, Jezior, Vice Chair Porter, Council Member Dent and Chair Paul all voting in favor. The item moves to City Council, which is anticipated to consider it Jan. 13.

What’s next: City Council review and final action, with staff noting the applicant is proceeding through site‑plan review for Sunshine Apartments.