BAR and 2 East Main LLC now on the same page on Afton redevelopment

Artist’s rendering of the total project – the preserved main structure and two new additions – Courtesy Graphics from BAR packet

Now that the development group heading up the Afton Inn reclamation project has agreed to spend an extra $500,000 or so to preserve the outer crumbling brick structure of the 150-year-old building, an October 10 developer’s meeting with the Front Royal Board of Architectural Review (BAR) was a virtual “hippie lovefest”.  It was a far different tone than that previous developer MODE LLC encountered in presenting plans for a demolish-and-rebuild proposal.

In the wake of the BAR’s July approval of a Certificate of Appropriateness for general aspects of the project, the purpose of the October meeting was to provide requested additional detail on planned renovation work.  2 East Main Street LLC project architect Jim Burton, who is the common denominator between the past and current development groups, presented drawings illustrating planned work and options on a variety of aspects of the project.

Architect Jim Burton shows repair brick options – Photos/Roger Bianchini

Those included types of replacement brick to be used surrounding window repairs; siding color for the addition that will replace the recently demolished 1950’s annex section; details of the “living roof” of that addition structure; design aspects of a new roof on the old building to match the existing design and color; and flower box railings tied to most of the old building windows.

Board Chair Angela Toler and member Duane Vaughan suggested that final decisions on the style of brick to be used in spot repairs should be left up to the developer from what they find as they proceed with work “in the field”.

“That’s a great idea,” Burton responded to the suggestion replacement brick decisions be made on a case by case basis in the field.  Queried about cost impacts of those decisions, Burton said it was unclear at this point.

Other issues addressed were water run off and guttering; utility metering and electrical boxes; and entranceways new and old.

“There’s a lot of engineering going on – and every engineer has an opinion,” Burton observed of the process of redevelopment planning.

From left, BAR Chair Angela Toler and board members Duane Vaughan and Nancy LeHew inspect plans included with the newest application to proceed with renovation and replacement work on Montview Hotel/Afton Inn reclamation project.

Burton promised to return when a mock up of the window headers was ready.

“I’m impressed,” board member Nancy LeHew commented.

“It’s really great progress,” board Chair Toler added.

A motion to approve the application for a certificate of appropriateness to proceed with work as presented made by Vaughan, seconded by LeHew, passed by a 5-0 margin.

A look inside

The July application of appropriateness included some detail of plans for the renovated and expanded structure opened in 1868 as The Montview Hotel.  What those plans, also included in the October 10 agenda packet, show is a first floor dominated by a restaurant operation that will serve carryout and sit-down food, as well as beer, wine and entertainment.

From project drawings the first floor within the existing structure would house an approximately 2,200 square-foot walk-in sandwich-espresso-beer and wine shop with a minimal sit-down area, while the first floor of the new structure replacing the recently demolished annex building will be a 1,200-s.f. lounge including a piano bar and space for musical entertainment; an approximately 2,000-s.f. outdoor patio with potential entertainment space would lie cattycorner between the old and new restaurant-lounge sections.

First floor schematic of main structure, lower right, and two planned additions, center-left and top right; a planned patio area is to the lower left.

The second floor of both the old building and new Royal Avenue-side annex area addition will house office space, three in the old section and one in the new.  The third floor of the existing structure will accommodate two upscale apartments.

A second new structure of about 1,500 s.f. to the rear of the existing building with a primary entrance off Crescent Street will accommodate some office space and a nearly 1,300-s.f. area whose use appears yet-to-be determined on its first floor.  There was some early talk of some type of center for the arts there, though no specifics have yet emerged.  The second floor will house two approximately 700 s.f. apartments; with two loft apartment projected at 387 s.f. and 680 s.f. on the third floor.

Another potential use discussed at the July 10 meeting was a social hall with live music and party space available for rent – likely on the first floor of the rear addition.

Also discussed as part of the July certificate of appropriateness application were means to deal with the roof cupola which was described as collapsing.  Issues with the main building roof are likely to be addressed along with the cupola shoring up or replacement.

Artist’s rendering from the Crescent Street side