County Planning Commission Blesses New Montessori School Proposal at Bowling Green South, and Short-Term Rentals

A near-capacity crowd of over 100 interested citizens filled the Warren County Government Center Meeting room as the County Planning Commission met for its regular meeting on April 10^th. The primary interest of the crowd was a public hearing on a Conditional Use Permit (CUP) application filed by John Paul the Great Montessori Academy for a private school in Rockland. Last month, the commission saw a preview presentation in anticipation of the request for a new CUP on a 20-acre portion of the site of the former Bowling Green South Golf course at 768 Bowling View Road, which ceased active operations in 2023. The last CUP issued for that property was in 1981 to Linwood Morrison for a golf course.

County Planning Commission blesses new Montessori School proposal at Bowling Green South and short-term rentals

The Academy was established in 2020, and currently operates in town, with 141 students, 20 full-time, and 18 part-time employees. In its presentation, the applicant indicated the utilization of outdoor space for recess, sports and athletics, recreation, and development of occupations relating to livestock, husbandry, farming, and gardening. The academy does not propose to build new structures but will utilize the existing space and clubhouse structure. Planning Director Matt Wendling told the commission that the proposed use is compatible with the County’s Comprehensive Plan, but in an Agriculturally-zoned area does require a CUP. It is also not contiguous with the Town of Front Royal’s water and sewer network, so it is served by its own private well and septic systems. The majority of the 20-acre plot would be kept as open space. Preservation of the rural character of the county is a key part of the Academy’s mission, according to Noel Sweeney, representing the Academy in addressing the commission.

Applicant representative Noel Sweeney addresses the County Planning Commission to detail plans for a Catholic Montessori School on part of the site of the former Bowling Green South Golf Course, which ceased operations in 2023.

The Academy plans on “utilizing certain portions of the existing golf course for two sports fields and expanding the parking area to accommodate an additional 50 cars.” The student population will not exceed 200. Traffic study calculations provided by the applicant’s consulting engineering firm indicate that traffic to and from the site should be reduced by half from what it was as an active golf course. Compared with other uses that would be permitted by right on that property, such as a wine tasting room or brewery tap room, the school will generate far fewer weekday trips, and almost none on the weekends. Mr. Sweeney reiterated that the Academy has engaged Rockland area residents in dialog regarding the planned use and will continue to do so.

When Chairman Robert Myers opened the public hearing, the overwhelming majority of speakers enthusiastically supported the plan. The very few cautionary comments from citizens did not oppose the school’s plan, but recommended County review to enforce the speed limit on Rockland Road, to protect existing access easements, and review any other traffic control measures to ensure the safety of residents in the area.

After more than 25 speakers had addressed the commission, Chairman Myers closed the public hearing, and the commissioners had the opportunity to ask questions and clarify the conditions of the CUP. Vice-Chairman Henry reflected on the potential need for future accessory structures such as barns or sheds that could be built under an Agricultural exemption, and eventually have power run as necessary for potentially different uses. The commission concluded that without creating too much burden on the applicant, there should be a review mechanism in case additional facilities need to be built that are not foreseen now. After extensive discussion, Planning Director Wendling offered to amend the motion to include a 50-foot setback on accessory structures larger than 256 square feet, and a consent item for modifications to the site plan for review. On a motion by Vice-Chairman Henry, seconded by Commissioner Kersjes, the commission voted unanimously to recommend approval to the County Board of Supervisors. The supervisors will consider the CUP application at their meeting on May 7^th.

In other business, the commission considered three other CUP requests.

Joel Didriksen has requested a CUP for a Short-Term Tourist Rental at his property at 3017 Blue Mountain Road in the Blue Mountain Subdivision. The property is zoned Residential-One (R-1) and is in the Shenandoah Magisterial District. Zoning Administrator Chase Lenz told the commission that the applicants have extensive experience managing short-term rentals in Washington D.C., and the Blue Mountain POA Board of Directors has submitted an approval for the permit. The property meets the county’s setback requirement with the nearest dwelling 185 feet to the east.

Conditional Use Permit applicant Joel Didriksen addresses the commission to explain his Short-term tourist rental in the Blue Mountain subdivision. The commission went on to unanimously approve the request.

The applicant told the commission that he and his partner bought the blighted property out of foreclosure and have restored it for their own use as well as a tourist rental. With little discussion, on a motion by Vice-Chairman Henry, seconded by Commissioner Kersjes, the commission voted unanimously to recommend approval.

Jennifer Wynn has submitted a request for a CUP for a Short-Term Tourist Rental at 703 Sunset Village Road. The property is zoned Residential (R-1) and located in the Junewood Estates Subdivision and the Fork Magisterial District. The property does meet the setback requirements of the county’s short-term rental ordinance, with the nearest dwelling 250 feet to the east. The Warren County Health Department review of the request indicated that there are 10 trees planted on the property’s drain-field (that also services an adjoining property by easement) that must be removed prior to final approval by the Board of Supervisors. The applicant indicated the trees would be removed. Without further discussion, on a motion by Commissioner Kersjes, seconded by Vice-Chairman Henry, the commission voted unanimously to recommend approval of the CUP with the added condition of the tree removal.

Jack Donohue – a request for a conditional use permit for a Contractor Storage Yard at (0) Winners Court in the Walker-Brugh Subdivision and the North River Magisterial District. The property is zoned Industrial. Zoning Administrator Lenz told the commission that the property was leased and is being used to store materials and equipment to service the landscaping business on the adjoining parcel. A previous CUP application for that property was approved in 2017, but the use as a Contractor Storage yard was never established, so the CUP expired after two years. There were no speakers at the public hearing. Planning Director Wendling told the commission that the Department heard from the adjoining property owner on the south side of the subject property requesting a visual barrier screening between the two properties, and that requirement was included in the conditions of the permit. On a motion by Commissioner Kersjes, seconded by Commissioner Kaylee Richardson, the commission voted unanimously to recommend approval.

All the requests recommended for approval will now go to the County Board of Supervisors for final action.

The Consent Agenda consisted of an authorization to advertise a public hearing for six items:

Andres Barkil-Oteo – A request for a CUP for a Short-Term Tourist Rental. The property is located at 351 Donna Court. The property is zoned Residential (R-1) and located in the Shenandoah Farms-Riverview Subdivision in the Shenandoah Magisterial District.

Fred & Christine Andreae (Lynx Properties, LLC) – A request for a CUP for a Short-Term Tourist Rental at 6331 Page Valley Road. The property is zoned Agricultural (A) and located in the South River Magisterial District.

Pennoni, Inc. – Mike Artz – A request for a conditional use permit for a Building Height in Excess of 40-feet within the Highway Corridor Overlay District and Commercial Zoning District for a proposed building height of 55 feet. The Commercially (C) zoned property is located at (0) Hospitality Dr. in the Blue Ridge Shadows Subdivision and in the North River Magisterial District.

William Johnson – A request for a CUP for a Short-Term Tourist Rental at 381 Thompson Hollow Road. The property is zoned Residential-One (R-1) and located in the Thompson Hollow Acres Subdivision in the South River Magisterial District.

Michaun Pierre – A request to amend Chapter 180 of the Warren County Code to amend §180-8C to add definitions for Camping Unit and Tent, to modify the existing definitions of Commercial Campground and Commercial Camping, and to repeal the existing definitions of Unit Space, Vacation Camp, Day, and Vacation Camp, Overnight, to amend §180-21D to modify the listed Commercial Campground use and to repeal the listed Vacation Camp, Day/Overnight use in the Agricultural District Regulations, to amend §180-27D to modify the listed Commercial Campground use in the Commercial District Regulations, to amend §180-41 to modify the existing supplementary regulations for Commercial Campgrounds, and to amend §180-57 to repeal the existing supplementary regulations for Vacation Camp, Day or Overnight.

Warren County Planning Staff – A request to amend Chapter 180 of the Warren County Code to amend §180-21 to make Public Schools permissible only by Conditional Use Permit in the Agricultural (A) District; to amend §180-25 to make Store/Dwelling Combination and Library permissible only by Conditional Use Permit in the Village Residential (VR) District; to amend §180-26 to add Church as a use permissible only by Conditional Use Permit in the Suburban Residential (SR) District; and to amend §180-28 to add Church as a use permitted by right in the Industrial (I) District.

The commission voted unanimously to authorize advertisement for public hearings at the next commission meeting.

The meeting adjourned at 8:56 p.m.

Click here to watch the Warren County Planning Commission Meeting of April 10, 2024.