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Harrisonburg council approves R‑8 zoning change to allow fixed first‑floor openings with fire safety limits
Summary
City Council approved a text amendment to the R‑8 district allowing fixed, inoperable first‑floor openings (typically windows) where a special use permit reduces side‑yard setbacks, subject to a 10‑foot height limit above grade and fire‑safety requirements; Planning Commission recommended approval 6‑0.
City Council on Jan. 13 approved a zoning text amendment that lets property owners seek special use permit relief to include fixed, inoperable openings on the first floor of buildings in the R‑8 district where reduced side‑yard setbacks are granted.
Adam Fletcher, director of community development, told council the change modifies section 10.3.59.4 to permit openings that must be fixed (non‑operable) and either located within a one‑hour fire‑rated wall or paired with a 13R/13D sprinkler system. Fletcher said the amendment caps openings so the bottom of the opening is equal to or less than 10 feet above exterior finish grade, a restriction the fire department requested to limit rescue and ladder‑access challenges.
A fire department representative told council the 10‑foot cap was chosen to preserve ground‑ladder access and reduce the risk of fire spread when buildings are closer together. “We’re always very concerned about side yard setbacks particularly for the need to be able to place ladders on the side of that structure,” a department representative said during council discussion.
Fletcher said staff and the applicant worked with the fire department to craft the language and that Planning Commission unanimously recommended the amendment 6‑0. The ordinance amendment does not relieve proponents from complying with the Virginia Residential Code where it is more restrictive, Fletcher said.
Council moved and approved the amendment on a roll call vote; all voting members present recorded “Aye.”
