Exterior Renovations, Steep Slopes, and Final Plat Approval at Town Planning Commission Work Session

Much ground was covered in the Front Royal Planning Commission meeting on Wednesday, February 5, starting at 6 p.m. in the Front Royal Town Hall at 102 East Main Street. Among the issues concerned were renovations to a structure in the entrance corridor, revisions to a subdivision plan that would allow for steeper slopes without retaining walls on several of the lots, and a request for approval of a final subdivision plat that would divide a 3.52-acre parcel on West Strasburg Road into eight residential lots, a stormwater management lot, and a residue lot. These items were presented to the commission by Deputy Zoning Administrator John Ware, followed by discussions moderated by Planning Director and Zoning Administrator Lauren Kopishke about several housekeeping measures, specifically the schedule of fees and a review of a draft for zoning ordinance.

Front Royal Planning Commission receives a presentation on the evening of Wednesday, February 5. Royal Examiner Photo Credits: Brenden McHugh.

The structure that was previously the BB&T bank, located at 1355 North Shenandoah Avenue in the entrance corridor and was boarded up for several months, is now being reimagined as retail space. The project description in the application reads as follows: “Interior and exterior demolition has been completed under previous demolition permit.” This statement likely refers to the removal of the drive-through, which Ware highlighted in his presentation. It goes on: “Tenant space one will be finished at this time. Tenant space two will remain unfinished but conditioned and lit as required until a new tenant is found, and the space is built out according to the new tenant’s needs.” Because of this project’s unique location in the entrance corridor, it is the prerogative of the commission to review the materials being used to make the exterior renovations to ensure that they are appropriate.

Deputy Zoning Administrator John Ware presents to the commission three items of business.

In 2019, the planning commission approved a subdivision plan for Happy Creek Knolls with the understanding that the slopes for lots four, five, six, twenty-nine, and thirty would be graded according to a three-to-one ratio. For every three feet traveled horizontally, there would be an increase of one foot in height. Since then, grading has occurred that significantly increases the steepness of these slopes. Once again, the project was allowed to proceed with the understanding that retaining walls would be built. However, considering a slope stability analysis authorized by the applicant, the applicant has requested that the project be allowed to proceed without the construction of retaining walls. The conclusion of the soil study reads as follows: “It is our professional opinion based on the results of our evaluation that the slopes will be stable. Since there is no planned development on the top of the slope, man-caused factors will only affect the surface of the slope. We recommend surface protection measures such as vegetative matting to protect the surface of the slope from erosion and weathering that could lead to minor slope failures.” The problem with the analysis, according to Stephen Steele of CHA Consulting, Inc., is the failure to consider scenarios in which rain saturation may send slides of debris into the backyard or the back door.

At 336 West Strasburg Road, applicant Ali Billoo is interested in constructing a major subdivision. He is proposing to divide a 3.52-acre parcel into eight residential lots, a stormwater management lot, and a residue lot. The property is zoned R-2, Residential District. Ware emphasized that the applicant has satisfied every item on the planning and zoning checklist to prepare for the commission’s consideration. As the commission moved on from this item, Kopishke explained to the commissioners the need to “break-even” financially in the planning and zoning department by raising fees. The last item on the evening’s agenda was a review of a draft for zoning ordinance. Having addressed that item, the meeting was adjourned.