Planning Commission Recommends Rezoning of Elsia Drive Parcels, Advances Zoning Ordinance Update

The Front Royal Planning Commission unanimously voted on Wednesday, June 18, to recommend approval of a rezoning request for two parcels located along Elsia Drive. The properties, currently zoned C-1 (Community Business District), are proposed to be reclassified as R-3 (Residential District), potentially paving the way for new residential development on a site challenged by topography and access limitations.

Commission Opens with Routine Business

The Town Planning Commission sits in readiness for a regular meeting on the evening of Wednesday, June 18. Royal Examiner Photo Credits: Brenden McHugh.

Chairman Connie Marshner called the meeting to order promptly at 7:00 p.m. Roll was called, minutes from the May 21 meeting were approved unanimously, and the commission swiftly moved through its consent agenda, which included public hearing advertisements for the July 16 meeting.

Rezoning Application Moves Forward

Planning staff and the applicant, Steven C. Williams, presented the primary business of the evening: Application #250238, a rezoning request for two vacant parcels on Elsia Drive. Williams, co-trustee of the James E. Williams Family Trust, which owns the properties, appeared in person to speak on behalf of the application.

Deputy Zoning Administrator John Ware is prepared to present the single item for public hearing.

Deputy Zoning Administrator John Ware provided an extensive overview of the request. The lots, totaling just under 2.9 acres, are landlocked and do not front South Royal Avenue, limiting their viability for commercial use. The parcels also present steep slopes and rocky terrain—factors that would make commercial development cost-prohibitive, according to town staff.

Ware explained that the R-3 zoning designation would permit a range of residential uses by-right, including single-family homes and duplexes. Multi-family developments, such as townhomes or apartments, would require a special use permit. Town staff also presented density estimates for potential future development, projecting that the two parcels alone could support approximately 16 single-family lots, 13 duplexes (or 26 dwelling units), or up to 27 townhomes, depending on infrastructure and design.

Ware emphasized that a third parcel already zoned R-3, and owned by the applicant, is not included in the current rezoning request but was factored into the commission’s density analysis following questions raised during a prior work session.

Stephen Williams, the applicant for the rezoning application adjacent to Elsia Drive, addresses the commission.

Williams, addressing the commission, stated that the trust intends to sell the land and is not involved in developing it. “We want the land to go to its highest and best use,” he said, adding that offering proffers—voluntary development conditions—was not appropriate in this case, since no specific development plan is proposed. “It could complicate a future sale,” he said.

No members of the public signed up to speak, and the public hearing was closed without comment.

Commissioner Andrew Brooks made the motion to recommend approval of the rezoning to the Town Council, with a second by Commissioner Neel. During discussion, Vice Chairman Allan Neal walked through an analysis of potential school impacts from future development, concluding that the number of new students generated by the rezoning would be low and unlikely to strain school capacity.

Commissioners agreed that the application met all required conditions and was consistent with surrounding zoning and the comprehensive plan’s vision for residential use. The motion passed unanimously, with all commissioners voting in favor.

Director’s Report and Zoning Ordinance Progress

Following the vote, Planning Director Lauren Kopishke presented her monthly report. In May, the department issued 37 new zoning permits and processed 221 walk-in inquiries. Code enforcement opened 22 new cases and conducted 23 inspections. No new dwelling unit permits were issued for the month.

Kopishke also updated the commission on the ongoing zoning ordinance overhaul, a multi-month effort to modernize and streamline town zoning rules. Commissioners began their work session immediately following the meeting to review the definitions section, with upcoming sessions planned to address land use classifications.

“Our goal is to have a complete draft ready for public hearing this fall, hopefully by September,” Kopishke said.

Adjournment

With no further business or commission member reports, the meeting adjourned with unanimous consent.

Click here to watch the June 18, 2025, Front Royal Planning Commission Meeting.