Town Planning Commission Re-Elects Its Officers, Considers Two Rezonings, Short-Term Rental

The Front Royal Planning Commission met on February 21 in the Warren County Government Center. Chairman Daniel Wells was nominated to continue in that role for a year beginning in March by Commissioner Michael Williams, seconded by Commissioner Glenn Wood. The commission voted unanimously to approve. Commissioner Wood then nominated Vice-Chairman Connie Marshner to continue as Vice Chair. Commissioner Williams seconded the nomination, and the commission voted unanimously to approve.

At its regular meeting of February, the Front Royal Planning Commission unanimously re-elected Chairman Daniel Wells, center, and Vice-Chair Connie Marshner, left, to their posts for another year.

Chairman Wells opened the floor for citizen comments prior to the posted public hearings, and there were none.

There were three public hearings.

A Rezoning Application was submitted by Fernando Arana Pradel requesting an amendment to the zoning map to reclassify a 1-acre parcel at 1724 North Royal Avenue from R-1, Residential District to R-1A, Residential District. The R-1A District is designed to accommodate single-family residential development of a medium density on smaller individual lots. The standards for this district are designed to stabilize and protect the character of the designated areas and to protect and encourage a suitable environment for family life. Zoning Administrator John Ware told the commission that the rezoning request fulfills the requirements of the zoning ordinance, and that nearby parcels are compatible with this classification. Infill development will match the character of the surrounding neighborhood.

The applicant states that their intent is to renovate the existing dwelling and to then construct a new dwelling at the rear of the property. The existing lot would be divided into two lots, both of which exceed the minimum lot size and dimensions prescribed by the zoning ordinance for the R-1A zoning classification. Primary access to both lots would be from North Royal Avenue, and the lot also adjoins a paved alley to the north for additional access. Commissioner Wood asked if the creation of this new lot would require curb and gutter installation. The existing curb and gutter on that portion of North Royal Avenue ends and at the southern boundary of this parcel. Answer: The creation of new lots fronting on town streets would require the inclusion of curb and gutter. Commissioner Williams asked Planning Director Lauren Kopishke if the proposed rezoning was in line with the Town Comprehensive Plan. Answer: “It’s in line with the Comprehensive Plan. It’s bringing it to the density that the Comprehensive Plan is saying it should be.”

Rezoning applicant Fernando Arana Pradel, owner of a property at 1724 North Royal Avenue, outlines his intentions for his property to divide and redevelop it for two dwellings. The Commission went on to recommend approval of the rezoning.

Applicant Fernando Arana Pradel told the Commission that he had worked with the Planning Department to come up with a plan to renovate the existing dwelling and use the profits from its sale to help build a new home on the second lot.

Prior to the public hearing, former Planning Commission Chairman Daryl Merchant, who performed the survey on the property and produced the plot plan, commended the commission for asking the right questions about the Town Comprehensive Plan, and opined that this development was a great example of infill development. There were no speakers for the public hearing and on a motion by Commissioner Wood, seconded by Commissioner Brian Matthiae, the commission voted unanimously to recommend approval. The rezoning will now go to the Front Royal Town Council for a final decision.

Jean-David Lejeune and Samantha Harris have applied for a Special Use Permit (SUP) for their property at 322 Kerfoot avenue as a Short-term Rental. Zoning Administrator Ware told the commission that the property was determined to meet all the supplementary requirements for a short-term rental and an inspection had been completed. The request was for a partial rental of two bedrooms for a maximum of four guests for overnight, and the residence will be owner occupied. The property will be managed by the owners, who live on site. Paved off-street parking is available on the property.

At the public hearing, one neighboring property owner, Michelle Arrington spoke. She did not so much oppose the short-term rental use but requested that the applicants provide a privacy fence at the back of the lot to shield the adjoining properties on South Shenandoah Avenue. After a brief discussion, Commissioner Michael Williams moved that the commission recommend the permit for approval, with the condition that within 1 year of commencing the operation, a privacy fence would be erected at the rear of the property. Commissioner Wood seconded. The commission voted unanimously to recommend approval.

A Rezoning Application has been submitted by Graceful Abode of Liberation requesting an amendment to the zoning map to reclassify 1324 Old Winchester Pike from R-1, Residential District to R-3, Residential District. The .88-acre parcel with an 8-bedroom dwelling was previously used as a Bed & Breakfast but was not licensed. The property owner, Jenelle Embrey, indicated in the rezoning application that the purpose of the rezoning was to allow the owner to then apply for a Special Use Permit (SUP) for the use of the property as a non-profit Boarding House for people of different disabilities and their caregivers. According to the Planning Department staff report, the major difference between these R-1 and R-3 zones is the proposed density of the uses. The R-1 zone is intended for low-density, single-family development. The R-3 on the other hand, is intended to provide for a variety of housing types at a higher density. This is more characteristic of older development. The applicant is undertaking a two-part process to establish their lodging house use. The first step is rezoning to permit the possibility of a lodging house. That is the stated purpose of this application. Zoning Administrator Ware told the commission that the Planning Department staff believes the rezoning is appropriate for the Riverton Historic Area as there is already a mixture of uses. An adjoining property is also zoned R-3. The staff believes this rezoning follows the Future Land Use Map in the Town’s Comprehensive Plan.

Planning Director Kopishke reiterated that this application is not to establish the use as a lodging house, but to simply rezone the parcel so the owner can then apply for an SUP for the intended purpose.

There were no speakers at the public hearing.

Rezoning Applicant Janelle Embrey explains her request for rezoning her property in Riverton to the Town Planning Commission to allow her to apply for a Special Use Permit for a Lodging House for intellectually disabled residents. The commission voted unanimously to recommend approval of the rezoning.

On a motion by Commissioner Wood, seconded by Commissioner Matthiae, the commission voted unanimously to recommend approval.

Planning Director Kopishke provided the commission with an update on Planning Department activities. Nineteen zoning permits were processed in January, and 21 code enforcement cases were active. There were six sign permits issued, and eighteen business licenses. The Planning Department continues work on the rewrite of Chapter 175 (zoning) of the Town Code. The Planning Department has also begun reporting on walk-in traffic to the Planning Office. There were 218 already in January, with a staff of five. The 2023 Annual report was also completed, and it is available on the Planning Department’s website.

The meeting adjourned at 8 p.m.

Click here to watch the Front Royal Town Council Planning Commission Meeting of February 21, 2024.