Resistance to Proposed Rezoning on Grand Avenue and Three Special-Use Permits at Town Planning Commission Meeting

In a rare show of resistance, in advance of any public hearing, residents of Grand Avenue attended the January 21 meeting of the Town Planning Commission to speak against the proposed rezoning of two vacant lots on the corner of Grand nearest Main Street. This proposal from owner Dana Cline would rezone the lots in question from R-1 to R-3, the first known for its low density and single-family character, and the latter for its high density and accommodating uses such as multi-family and duplexes. Much of Grand has been R-1 for quite some time, and residents’ concerns ranged from preservation of the neighborhood’s character to possible depreciation of property values caused by the duplexes Cline would like to build there.

The Town Planning Commission gathers for the monthly regular meeting on January 21. Royal Examiner Photo Credits: Brenden McHugh

In a statement of justification to the Town, Cline says the following: “I am requesting the rezoning of Lot 11A and Lot 14A on Grand Avenue from R-1 to R-3. I am asking for this change due to a lack of available new housing for sale or for rent in Front Royal. As the years go by, more and more people are relocating from the city to our area. I feel with this small change, I would be doing my part to help with this problem … These lots on Grand Avenue would be perfect for families with young children or even the elderly looking to retire. The current two lots have plenty of extra space for duplexes to be built. Each duplex lot would need 3,750 square feet. I will have 5,625 square feet. For the width of the lots, I need at least 30 feet. I’m going to have 37.5 feet. On the sidelines, I need 7 feet but I will have 15.5 feet … With all this extra space and the lots almost being level from the street, this will be perfect for sidewalks along Grand Avenue, two concrete apron parking spaces per duplex and still have plenty of yard on the sides and in the rear. There will be plenty of yard space for children to play, while the adults will have front porches to enjoy … Finally, I would like to bring to your attention that my lots back up to Orchard Street, which is zoned R-3.”

Above and below: residents of Grand Avenue and one from an adjacent street speak against the proposed rezoning of two vacant lots on the corner of Grand nearest Main Street from R-1 to R-3.

Concerns were raised among residents of Grand in the public comments about whether the abutting R-3 zone is relevant, since all zones ultimately back up against something of a different nature. Commentary focused on the availability of areas currently zoned R-3 in Front Royal that could facilitate Cline’s interest in that type of housing. The hope was expressed that he might use the opportunity to build something more in keeping with the current R-1 designation. One resident suggested it would be a better return on his investment. All other concerns being registered, Chairman Connie Marshner reminded the public that this item, being a part of the consent agenda that night, was only being authorized to advertise at a future public hearing; to be properly heard, all concerned parties should attend the regular meeting in February to voice their concerns. This is the way the process works, Marshner commented, “slowly but surely.”

Deputy Zoning Administrator John Ware presents three applications for special-use permits to the commission.

The public hearings that evening concerned three applications for special-use permits, one the expansion of an automobile business to accommodate a general repair shop on West 14^th Street, the establishment of a tow yard on Kibler Street, and a special-use permit to bring the shopping center on South Street, home of Rural King and Martins, into compliance, the latter being a development that dates back many decades to years in which the location subsequently made changes without apparently applying for the permitting that would keep them in a compliant posture. The motion for that final public hearing sought to rectify the problem.

With no commissioner reports, the chairman invited Planning Director Lauren Kopishke to provide an update from her department, in which Kopishke noted a trend in 2025 that featured significantly less new dwelling units than the previous year. She noted that she expects the number to increase in the current year. She indicated that the annual review should be available by March and highlighted as pressing various aspects of the zoning rewrite that the commission is undertaking in the interest of forwarding it to the Town Council. With no further business to execute, the meeting adjourned.

Click here to watch the Front Royal Planning Commission Meeting of January 21, 2026.