What is Zoning?

Check out A Beginner's Guide to Zoning for a simple introduction to the topic.

The zoning regulations and districts have been made in accordance with the comprehensive plan, to promote, in accordance with present and future needs, the health, safety, morals, order, convenience, prosperity and general welfare of the citizens of Harrisonburg, Virginia, and to provide for efficiency and economy in the process of development.

Zoning Ordinance Update project

Visit the Zoning Ordinance Update Project for more information. 

Purpose of Zoning Regulations

Zoning is the process of classifying land in a locality into districts and establishing in each district regulations concerning building and structure location and design and the uses to which land, buildings and structures may be put. The purpose of zoning is to promote the health, safety, morals, and general welfare of the community, to protect and conserve the value of buildings, and encourage the most appropriate use of the land.

A locality’s zoning ordinance is a written regulation and law that defines how property in specific geographic zones can be used. Zoning ordinances specify whether zones can be used for residential or commercial purposes, and may also regulate lot size, placement, bulk (or density) and the height of structures. Zoning ordinances describe not only the acceptable use for specified areas of land but also the procedures for handling violations (including any penalties), granting variances and hearing appeals.

Zoning Map and Regulations

Zoning Districts Map

The Zoning Districts map provides information on the location information of each zoning district. This link can also be used to find out what your property's zoning designation is. 

Note: Zoning designations with a letter "C" following them (for example, B-1C, R-2C, etc.) are conditional zonings and have proffers associated with the property. Properties may also have additional rights granted by an approved special use permit that are not shown on the map. Please contact the Planning & Zoning Division at 540-432-7700 to inquire about proffers and special use permits or submit a Zoning Verification Letter request, as detailed in the Zoning Verification Letter tab below.

Zoning Regulations

The full text of the Zoning Ordinance is available here: Zoning Ordinance on the City Code website.

Below is a list of Zoning Districts and links to each district's regulations. 

The Zoning Ordinance also regulates:

Zoning Verification Letter

[76KB] Zoning Verification Letter Application

A zoning verification letter is a document provided by the City to verify the current zoning of a property. The letter can also confirm: whether the existing use is conforming to the Zoning Ordinance, the types of uses allowed in the specific zoning district, whether the property has received zoning variances, if the property is within a special or overlay district, if the property was developed with an approved site plan, if the property is in compliance with minimum parking requirements, and many other details. Depending upon the amount of the information requested, there could be a fee of $50.00. Typically, requests take one to two weeks to complete, but may take longer if the property has complex issues or nonconformities. Virginia Code Section 15.2-2286(A)(4) allows Zoning Administrators up to 90 days to respond to a request unless the requestor has agreed to a longer period. 

You may submit a Zoning Verification Letter Application and $50.00 fee (payable to City of Harrisonburg) to Tyler Blanks, Zoning Administrator, Community Development, 409 S Main Street, Harrisonburg, VA 22801. If desired, the form may be emailed to ZoningDivision@harrisonburgva.gov and the payment may be delivered to our office or deposited in the drop box in the parking lot in front of City Hall. There is no online or credit card option at this time.

Operating a Business: Zoning and Building Form / Home Occupation Form

Individuals interested in operating a business in the City of Harrisonburg, must complete the Zoning and Building form before applying for a Business License. 

To operate a business from your home, you must apply for a Home Occupation Permit before applying for a Business License.

Making Changes to What Is Allowed on a Property

The Zoning Ordinance 

  • specifies the type of use that can go on a property single-family detached dwelling, duplex, multifamily, office, restaurant, etc.); and,
  • regulates the lot size, placement, density, the height of structures, off-street parking, signage, and much more.

Property owners may want to use their property in a way that is not allowed by-right in their zoning district. The proposed use may require a special use permit or rezoning to a different district. These requests require review by the Planning Commission and approval by City Council.

Sometimes, property owners may request a variance from the requirements of the Zoning Ordinance. Variance requests are reviewed by the Board of Zoning Appeals.

How to Request a Special Use Permit or Rezoning

Property owners interested in applying for a special use permit or to rezone their property should contact Planning staff in the Department of Community Development. Planning staff will provide feedback and guidance to help property owners determine 

  • what application/s best accomplish their goals, and
  • what other considerations may be involved, such as setbacks, traffic, parking, etc.

Applicable Ordinance

Special Use Permits: Article V. Special Use Permits

Rezoning: Article U. Amendments and Changes

Pre-Application Meeting

Often times, staff will recommend that the property owner or their representative participate in a pre-application meeting. Visit Pre-Applications Meetings for more information.

Application Process

Planning Commission meeting dates and deadlines

For a rezoning or a special use permit, the property owner must submit:

  • an application,
  • letter explaining the proposed use and reasons for seeking the change in zoning or special use application,
  • a site map or survey of the property,
  • a Traffic Impact Analysis (TIA) Determination Form or Traffic Impact Analysis (TIA) Acceptance Letter, and
  • application fees.

Visit TIA webpage for more information regarding TIAs.

All applications that go before the Planning Commission are reviewed by staff from various departments and entities, such as Community Development, Public Works, Public Utilities, Fire, Harrisonburg Electric Commission, City Schools, among others.

Adjoining property owners are notified of the application by mail, signs are posted on the property, and notices are placed in the newspaper and on the City website. Applications and supporting documents are available upon request and are posted on the City website the Friday before the Planning Commission meeting.

Applications for Rezonings and Special Use Permits (Files are in PDF format.)

Rezoning Application [128KB]

Special Use Permit Application [104KB]

Proffered (or Conditional Rezonings)

If a property owner decides to rezone, he or she may seek a traditional rezoning from one zoning classification to another or may apply for a conditional rezoning by offering proffers to address an impact of a development resulting from the rezoning. Proffers are voluntary, meaning that it is up to the property owner to decide whether they want to address impacts through proffers, which may make their rezoning request more acceptable to the community.

Prior to a public hearing, the property owner may submit a signed written list of proffers that would reasonably enhance the proposal, provided that:

  • The rezoning itself must give rise to the need for the conditions;
  • Such conditions must have a reasonable relation to the rezoning;
  • Such conditions shall not include mandatory dedication of real or personal property for open space, parks, schools, fire departments, or other facilities not provided for in the subdivision ordinance;
  • No condition shall be proffered that is not related to the physical development or physical operation of the property; and
  • All such conditions shall be in conformity with the comprehensive plan.

If City Council approves a rezoning request with proffers attached, the conditions shall remain in place until a subsequent amendment changes the zoning of the property; provided, however, that such conditions will remain in effect if the subsequent amendment is part of a comprehensive implementation of a new or substantially revised zoning ordinance.

Detailed information regarding proffered/conditional zoning can be found in the Zoning Ordinance within Section 10-3-123.

Variances and Appeals

Individuals interested in deviating from the requirements of the Zoning Ordinance (not to include use changes) or interested in appealing a decision of the Zoning Administrator may request such action and apply to the Board of Zoning Appeals (BZA). For more information on the BZA, variances, and/or appeals, please contact ZoningDivision@harrisonburgva.gov.

Board of Zoning Appeals

Article W. Board of Zoning Appeals of the Zoning Ordinance

Variance and Appeals Applications 

All files are in PDF format.

Zoning Variance Application [329KB]

Zoning Appeal Application [276KB]

2026 Meeting Dates and Application Deadlines

Zoning Variance

A variance is defined in the Zoning Ordinance as “A reasonable deviation from those provisions regulating the size or area of a lot or parcel of land, or the size, area, bulk or location of a building or structure when the strict application of the ordinance would result in unnecessary or unreasonable hardship to the property owner, and such need for a variance would not be shared generally by other properties, and provided such variance is not contrary to the intended spirit and purpose of the ordinance, and would result in substantial justice being done. It shall not include a change in use which change shall be accomplished by a rezoning or by a conditional zoning.”

Subject to the provisions of Article W. Board of Zoning Appeals of the Zoning Ordinance, the board shall have the power to grant the following variances:

  1. A variance in the yard and lot area requirements in any district as to relieve practical difficulties or particular hardships in cases where by reason of exceptional narrowness, shallowness, size or shape of a specific piece of property at the time of the effective date of this chapter or where by reason of exceptional topographic conditions or other extraordinary situation or condition of such piece of property, or the use or development of property immediately adjacent thereto, the strict application of the terms of this chapter would effectively prohibit or unreasonably restrict the utilization of the property.
  2. No variance shall be granted by the board unless it finds that:
    1. The strict application of this chapter would unreasonably restrict the utilization of the property.
    2. Such hardship is not shared generally by other properties in the same zoning district and the same vicinity.
    3. The authorization of such variance will not be of substantial detriment to adjacent property and that the character of the district will not be changed by the granting of the variance.
    4. The property for which the variance is being requested was acquired in good faith.
    5. Any hardship was not created by the applicant for the variance.
    6. The relief or remedy sought by the variance application is not available through any other process available in this chapter such as modifications to this chapter or through approval of a special use permit.
  3. No such variance shall be considered except after notice and hearing as required by § 15.2-2204 of the Code of Virginia. Such notice may be given by first-class mail rather than by registered mail.
  4. No variance shall be granted unless the board finds that the condition or situation of the property concerned or the intended use of the property is not of so general or recurring in nature as to make reasonably practicable the formulation of a general regulation to be adopted as an amendment to this chapter.
  5. In granting a variance the board may impose such conditions regarding the location, character and other features of the proposed structure or use as it may deem necessary in the public interest, and may require a guarantee or bond to insure that the conditions imposed are being and will continue to be complied with.

Zoning Appeal

An appeal to the Board may be taken by any person aggrieved or by any officer, department, board or bureau of the City affected by any decision of the Zoning Administrator, or from any order, requirement, decision or determination made by any other administrative officer in the administration or enforcement of the Zoning Ordinance.

Such appeal shall be taken within ten (10) days for a notice of violation involving temporary or seasonal commercial uses, maximum occupancy limitation of a residential dwelling unit, keeping of inoperable vehicles and junk, or similar short term, recurring violations, or within thirty (30) days after the entry of any other decision appealed from by filing with the Zoning Administrator, and with the board, a notice of appeal specifying the grounds thereof. An appeal stays all proceedings in the furtherance of the action appealed from unless the Zoning Administrator certifies to the Board, after the notice of appeal shall have been filed with them, that by reason of facts stated in the certificate of stay would, in their opinion cause imminent peril to life or property. In such case proceedings shall not be stayed otherwise than by a restraining order which may be granted by the Board or a court of record, on application and on notice to the Zoning Administrator and on due cause shown.

In any case where the Zoning Administrator has certified conformity with the provisions of the Zoning Ordinance and a building permit has been issued and construction of the building for which such permit was issued is subsequently sought to be prevented, restrained, corrected or abated as a violation of the Zoning Ordinance, suit may be filed within fifteen (15) days after the start of construction by a person who had no actual notice of the issuance of such permit. The court may hear and determine issues raised in the litigation even though no appeal was taken from the decision of the Zoning Administrator to the Board of Zoning Appeals.

How to Initiate a Variance or Appeal 

An application to the Board for a variance or appeal may be made by any property owner, tenant, government official, department, board or bureau. Such application shall be submitted to the Planning and Zoning Division of the Department of Community Development. All information including maps and plans required by the application, or otherwise required by the Board in order that it might be fully informed, shall be furnished by the applicant. Every variance or appeal shall be advertised for a public hearing in a newspaper published or having general circulation in the City. Applications require notice letters to be sent to adjoining property owners and the subject properties are posted advertising the request.

 

Related Pages
Community Development