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Commission recommends rezoning 320 S. Main to B‑1 with proffers limiting drive‑thrus and trips
Summary
Planning Commission recommended rezoning 320 South Main from B‑2 to B‑1 with three proffers: no drive‑thrus, no parking in front of the building to support pedestrian frontage, and a cap of 100 new peak‑hour trips (requiring a traffic study if exceeded). The commission voted unanimously to forward a favorable recommendation to City Council.
The Harrisonburg Planning Commission on Oct. 8 recommended rezoning 320 South Main Street from B‑2 (general business) to B‑1 (central business) with conditions intended to improve pedestrian safety and restrict high‑impact uses.
Meg Rebke, planner with the Department of Community Development, explained the application and proffers. She said the existing building is approximately 4,670 square feet and that under current B‑2 rules the property could require 16–24 parking spaces depending on a mix of retail and office uses; the existing lot provides up to 20 spaces. The applicant has proffered three conditions: (1) prohibit drive‑through facilities; (2) prevent parking and drive aisles in front of the building to preserve a pedestrian‑friendly frontage; and (3) limit any new use to generating fewer than 100 new trips during the peak hour, in which case a traffic impact analysis (TIA) would be required and could trigger street or other improvements.
Ed Price, an owner with multi‑decade ties to the property, said his family has owned the building since 1960 and that the intent is to continue small retail and office uses rather than install a drive‑thru. Price said the last two parking spaces are being designated as a no‑parking turnaround to address safety concerns backing into Federal Street.
A phone caller, Pena Yote De Santa Cruz, urged caution about broad reductions to parking minimums and criticized shortfalls in public notice, calling such procedural slips more than an "oops." Commission members defended staff transparency about the advertising error (the item had been re‑advertised after a prior advertising mistake) and emphasized that this re‑hearing did not change the substance of the application.
Vice Chair Porter moved and Council member Dent seconded a motion to recommend approval. The roll call vote was unanimous (6‑0). The item will be forwarded with a favorable recommendation to City Council for its November meeting.
