What Does My Zoning Classification Mean?

These descriptions are taken from the City of Harrisonburg’s Zoning Ordinance.  For a complete description and restrictions of each district refer to the  [8MB] Zoning Ordinance.

The R-1, Single-Family Residential District is intended for low-density, relatively spacious single-family residential development and for areas where such development is likely to occur in the future, together with certain governmental, educational, religious, recreational and utility uses, subject to restrictions and requirements necessary to ensure compatibility with residential surroundings. Primary use is for single families, owner occupied dwellings can rent additional rooms, but not to more than two persons, as long as no new kitchen facilities are included. Non-owner occupied dwellings can rent to only one other person, as long as no new kitchen facilities are included. This district is the most restrictive zoning classification for occupancy.

The R-2, Residential District is intended for medium-density, single-family and two-family residential development and for areas where such development is likely to occur in the future, together with certain governmental, educational, religious, recreational and utility uses, subject to restrictions and requirements necessary to ensure compatibility with residential surroundings. Dwelling units may be occupied by a family, or by not more than two persons, but may exceed two persons, but only by special use permit, which would allow four persons.

The R-3, Multiple Dwelling Residential District is intended for medium to high-density residential development and other uses intended to respect the residential character which are aesthetically compatible within the district by means of architectural expression, landscaping and restrained traffic flow.  Residential development includes single-family, duplex, multiple dwelling, and townhouse units.  Nonresidential development may include institutional buildings such as colleges, universities, hospitals, medical and professional offices, nursing homes, and charitable institutions. It is further intended that conversion from residential use to other permitted nonresidential uses be compatible with the character of the district. All nonresidential uses are subject to restrictions and requirements necessary to ensure compatibility with residential surroundings. Dwelling units may be occupied by a family, or by not more than four persons. To develop under the R-3 Medium Dwelling Residential District, Comprehensive Site Plans must be approved before August 14, 2010.

The R-3, Medium Density Residential District will be effective August 14, 2010.  This district is intended for medium density residential development and other uses intended to respect the residential character which are aesthetically compatible within the district by means of architectural expression, landscaping and restrained traffic flow.  Residential development includes single-family, duplex, townhouse units and in special circumstances, multiple family buildings.  Nonresidential development may include institutional buildings such as colleges, universities, hospitals, medical and professional offices, nursing homes, and charitable institutions.  It is further intended that conversion from residential use to other permitted nonresidential uses be compatible with the character of the district. All nonresidential uses are subject to restrictions and requirements necessary to ensure compatibility with residential surroundings.  Dwelling units may be occupied by a family, or by not more than four persons.

The R-4, Planned Unit Residential District is intended to permit the development of planned residential neighborhoods containing not less than twenty-five (25) contiguous acres under one (1) ownership or control at the time of approval for development.  The minimum acreage requirement may be waived subject to rezoning of adjoining parcels to an existing R-4 district.  Within the district the location of all buildings, playgrounds, recreation and green areas, parking areas and open spaces shall be developed in such a manner as to promote a variety of residential and permitted nonresidential buildings in orderly relationship to one another.  Designated open space other than required parking areas shall be at least fifteen (15) percent of any plan development.  Open space requirements are intended to provide amenities which enhance the total plan development and should be in close proximity to the principal elements of the district. Dwelling units may be occupied by a family, or by not more than four persons.  Nonresidential uses, which are designed for the convenience of the adjoining residential areas, such as small shops, stores and offices are allowed, but have some limitations. Nonresidential uses, dependent on drive-in facilities, are not permitted.

The R-5, High Density Residential District is intended for medium to high density residential development, including townhouses and multiple family dwelling units, together with certain governmental, educational, religious, recreational and utility uses. Nonresidential uses such as retail stores, convenience shops, personal service establishments, and restaurants are allowed only by special use permit approved by City Council.

The R-6, Low Density Mixed Residential Planned Community District is intended to provide opportunities for the development of planned residential communities offering a mix of large and small-lot single-family detached dwellings and open spaces, together with certain governmental, educational, religious, recreational, and support uses.  Innovative residential building types and creative subdivision design solutions are encouraged to promote neighborhood cohesiveness, walkability, connected transportation systems, community green spaces and protection of environmental resources.  Communities shall be developed and redeveloped in accordance with a master development plan adopted at the time of rezoning or a subsequent amendment thereof. Nonresidential uses such as retail stores, convenience shops, personal service establishments, and restaurants (excluding drive-through facilities), food and drug store, governmental, business and financial institutions are allowed but shall not exceed five (5) percent of the total land areas of the planned community.  All nonresidential uses are subject to restrictions and requirements necessary to ensure compatibility with residential surroundings. Buildings shall be residential in design and scale with floorplates not exceeding seven thousand five hundred (7,500) square feet. Occupancy is restricted to single-families; multi-tenant units are not permitted in this district.

The R-7, Medium Density Mixed Residential Planned Community District is intended to provide opportunities for the development of planned residential communities offering a mix of single-family detached and attached dwellings and open spaces, together with certain governmental, educational, religious, recreational, and support uses.  Under special circumstances, limited multiple-family dwellings may also be included.  Innovative residential building types and creative subdivision design solutions are encouraged to promote neighborhood cohesiveness, walkability, connected transportation systems, community green spaces and protection of environmental resources.  Communities shall be developed, redeveloped, and amended in accordance with a master development plan adopted at the time of rezoning or a subsequent approved amendment thereof. Nonresidential uses such as retail stores, convenience shops, personal service establishments, and restaurants (excluding drive-through facilities), food and drug store, governmental, business and financial institutions are allowed but shall not exceed ten (10) percent of the total land areas of the planned community.  All nonresidential uses are subject to restrictions and requirements necessary to ensure compatibility with residential surroundings. Buildings shall be residential in design and scale with floorplates not exceeding seven thousand five hundred (7,500) square feet. Mixed use buildings comprised of retail, office and/or multiple-family dwellings are permitted.  The land devoted to mixed use buildings and the streets, parking and landscape areas serving such buildings, shall be counted toward the maximum area ten (10) percent permitted. Occupancy is restricted to single-families; multi-tenant units are not permitted in this district.

The B-1, Central Business District is the urban and regional center for the conduct of commercial, financial, professional and governmental activities to which the public requires direct and frequent access. These regulations are intended to protect and improve activities, and to prevent uses not requiring a central location which would create friction in the efficient performance of the primary activities of an urban and regional center.  In addition, both transient and nontransient housing facilities are permitted within limits that will assure a supporting role to the primary functions of the district. Dwelling units may be occupied by a family, or by not more than four persons.

The B-2, General Business District is intended to provide a sufficient space in appropriate locations for a wide variety of retail shopping, commercial, automotive, and miscellaneous recreational and service activities generally serving the city, a wide area of the region, and the traveling public, and generally located along major thoroughfares or near development centers where a general mixture of commercial. No residential uses are allowed in the B-2 district. Existing residential uses may be nonconforming in nature, and must follow certain restrictions as discussed under continuance of nonconforming uses.

The M-1, General Industrial District is intended primarily for manufacturing, processing, storage and distribution activities which are not properly associated with, nor compatible with, residential and institutional development. Certain potentially hazardous industries are permitted only after public hearings and review to assure protection of the public interest and surrounding property and persons.  In order to preserve the land for industry, to reduce extraneous traffic, and avoid future conflicts between industry and other uses, retail and office uses are limited to those which will be useful primarily to employees in the district. No residential uses are allowed in the M-1 district. Existing residential uses may be nonconforming in nature, and must follow certain restrictions as discussed under continuance of nonconforming uses.

Other Information

Occupancy Enforcement

Violation of permitted occupancy could lead to eviction from the property. Before purchasing or signing your new lease agreement, check your zoning district’s allowed occupancy. If there are questions about your occupancy, contact the Department of Planning and Community Development.

What is considered a Family?

A family is defined as one or more persons occupying a dwelling and living as a single housekeeping unit, all of whom are related to each other by birth, adoption or marriage.

The number of people who can live in a dwelling (occupancy) varies by district; please refer to your specific zoning classification description within this website or in the Zoning Ordinance. Note that individuals who spend the night on a regular basis are NOT considered visitors.

What is a Nonconforming Use?

Any building or land that is lawfully in use, and in which the zoning district changes or the zoning text is amended, and the building or land no longer adheres to the regulations of that new district.

Can a Nonconforming Use Continue?

In the event that a nonconforming use of any building or premises is discontinued or its normal operation stopped for a period of 24 consecutive months or more, the use shall conform to the regulations of the current district in which it is located. Furthermore, a nonconforming use shall not be extended, enlarged, reconstructed or structurally altered, except when the enlargement does not compound the existing violation.

What is Tall Grass and Weeds?

Between May 1st and September 1st of each year, every owner of real estate in the city shall, at their own expense, cut and maintain grass, weeds and foreign growth from their property, with the following exceptions:

1. Farm land on which crops are being grown or land used to pasture livestock.
2. Acreage not farmed or pastured but which is not subdivided and of which no subdivision plat has been recorded.  However, on such unused acreage, the owner shall mow a strip 25 feet wide adjacent to any street or adjoining property on which a residence is located.
3. Subdivided and recorded residential lots which do not adjoin dedicated streets that have been improved for use as such and accepted by the city for maintenance.

Whenever grass, weeds, brush or other foreign growth attains a height of fifteen (15) inches or more, it shall be presumed to threaten the health, safety and general welfare of residents of the City. Between May 1st and September 1st citizens of the city can call the Department of Planning and Community Development to report a “Tall Grass and Weeds” violation and the City will notify the property owner of the violation. 

Failure to resolve a “Tall Grass and Weeds” violation after being notified by the city shall result in the city contracting to have the grass, weeds or other growth removed and bill the property owner for all associated costs.  If the bill is not paid in thirty (30) days, the city manager shall transmit the bill to the city treasure, who shall include the amount in the next regular bill of the property owner.

To read the entire section on Tall Grass and Weeds see Title 16 Chapter 6 Section 58 of the City Code.

What is Proactive Zoning?

Proactive zoning is a way for the city to help maintain the health, safety and general welfare of city residents. The department has laid the City out into thirty-six (36) sections or neighborhoods, and on a prescribed schedule, inspections are performed on neighborhoods. Any owner of a property found in violation of the Zoning Ordinance is notified and given thirty (30) days to bring their property into compliance with the Zoning Ordinance.

What is considered a Zoning Violation?

The most common zoning violations are inoperable vehicles, junk, trash and discarded materials, occupancy, and signage.

The City’s Zoning Ordinance is designed to list permitted uses; if a use is not listed it is considered not permitted.  For a complete description of permitted uses in a particular zoning district refer to the Zoning Ordinance.

How do I let the city know if I have a Zoning Concern?

If you think a property is in violation of the Zoning Ordinance you can contact the Department of Planning and Zoning at (540) 432-7700.

What signage can I place on my business or residential property?

Allowable signage is calculated differently depending on the zoning district. For a detailed description of allowable signage refer to Title 11 Chapter 7 of the City Code or call the Department of Planning and Zoning.