Downtown dwelling conversions dominate Town Planning agenda

The Front Royal Planning Commission met on July 21st for its regular monthly meeting. With a relatively brief agenda of only two items, the commission was able to quickly get down to business. Prior to wrestling with yet another staff draft of Town Council-proposed changes to downtown zoning regulations, the commission first considered a Special Use Permit (SUP) request from Philip Vaught for a bed and breakfast operation at his property “Bon Air” at 174 Luray Avenue. The property is zoned Residential multifamily (R-3). Interim Planning Director Chris Brock detailed the application and the planning staff’s recommendation for the commission.

The applicant is proposing a permit for a traditional Bed & Breakfast, in which the owner occupies the property and manages the operation, as opposed to an Air B&B, in which the property is normally not owner-occupied and may be managed by a third party. Although no members of the public had any comment, once the public hearing was closed, several commissioners had some questions for the applicant.

Soon-to-be innkeeper Philip Vaught addresses the Town Planning Commission to answer questions about his application to open a Bed & Breakfast on Luray Avenue. Photos by Stephen Sill

Vice-Chairman Connie Marshner asked the applicant to clarify the parking situation for the B&B on the plot map, and Commissioner Darryl Merchant verified that the Town ordinances did not preclude permitting a traditional Bed & Breakfast. He also identified a disparity between the applicant’s request, which was for a 5-bedroom plan, while the Planning Department’s staff recommendation was for a maximum of three bedrooms because the lot size is less than 1.5 acres.

Interim Director Brock confirmed that their recommendation was based on the Bed & Breakfast ordinance. The Commission then voted on a recommendation to approve the permit with a maximum of 3 bedrooms and not making the applicant reapply with a revised proposal. The vote was unanimous, and the permit application will now go to the Town Council for the action on the commission’s recommendation. Asked after the meeting for his reaction to the downsized approval, Mr. Vaught was philosophical. “I’m glad for the approval, and we can always go back and revisit it.”

About those downtown zoning changes

The Chairman then turned to the Zoning Ordinance change that was requested by a resolution of the Town Council in February that directed the planning department to prepare an ordinance amendment for a public hearing and a Planning Commission recommendation for approval by the Town Council.

In this meeting, the commissioners were presented with a third revised version of the ordinance text change. Previous versions extended to 8 pages, whereas this one is less than three. Based on questions raised at a June 30th commission work session, it includes clarifying language that defines “conversion” as a “physical, structural, or design change or transformation of a building and/or structure from one state or condition to another, especially to effect a change in use. A conversion of a structure shall not be considered new construction, nor include new construction,” the draft clarifies.

As in previous versions, the amendments also include a limit on the total number of residential dwelling units to eight total, existing and new. However, as discussed in-depth at that June 30 work session the 8-unit limitation will NOT, thanks to a new provision suggested by the council in the proposed ordinance, apply to properties fronting East Main Street from Royal Avenue to Commerce Avenue along Happy Creek; Chester Street from East Main Street to East 2nd Street, and East Jackson Street from South Royal Avenue to Church Street.

The added language also includes a prohibition of residential uses on the first floor of buildings in those specific areas. During the June 30th discussion, the commissioners had noted that traditionally in the Historic Downtown Business District, residential apartments have existed in spaces above commercial businesses. Earlier last month, the commission became aware of a rezoning proposal for a 60-unit residential structure at the old Murphy Building property at the intersection of East Main and Church Streets, from applicant Bill Barnett.

Also based on concerns expressed on June 30, the proposed ordinance to be forwarded to Town Council will define the minimum dwelling unit size at 300-square feet.

Commissioner Merchant commended the planning staff for their hard work in putting together the revised ordinance and expressed hope that it much more clearly expressed the Town’s policy about development in the downtown business district.

Zoning Administrator Chris Brock, left, reviewed details of a Bed & Breakfast Special Use Permit application and responded to questions about the most recent draft of council-proposed changes to downtown zoning regulations, as he approaches the end of his term as Interim Planning Director.

Town Manager Steven Hicks announced that a new Planning Director has been selected and will start work on August 3rd. In the same period, a new Director of Human Resources and an Assistant Town Manager will be joining the town staff. Chairman Jones recommended an early meeting with the new planning director to discuss the draft ordinance proposal before a joint council-commission public hearing on the ordinance proposal, scheduled for August 23, is held.

It is interesting to consider what effect this ordinance, if approved by the Town Council, will have on development in the downtown district.