Rezoning for Vacant Parcel and Special-Use Permit for the Salvation Army Come Before Town Planning Commission

On Wednesday, September 4, beginning at 6 p.m. in the Front Royal Town Hall at 102 East Main Street, two items were considered by the Town Planning Commission: a rezoning application and a request for a special-use permit from the Salvation Army to paint a mural on their outer store wall that would exceed sixty square feet. Deputy Zoning Administrator John Ware presented both items to the commission with assistance from the Planning Director and Zoning Administrator Lauren Kopishke, answering the questions that arose among the commissioners. Consensus to go forward with both items put them on the agenda for the next regular meeting.

Front Royal Planning Commission gathers for a work session on Wednesday evening. Royal Examiner Photo Credits: Brenden McHugh.

The rezoning application concerns a vacant parcel of land located on West Strasburg Road, currently zoned C-1, Community Business District. The proposed rezoning would make it R-3, Residential District. This property lies parallel to Duck Street between the two forks of the Shenandoah River in the vicinity of the intersection of West Strasburg Road with Route 522. Zoned commercial since 1980, this parcel and surrounding parcels, some of which have residential uses despite being zoned commercial, have, for a variety of reasons, never developed in a commercial direction. The possibility of expanding residential use is complicated by commercial zoning and the current orientation of the comprehensive plan regarding this specific area. Ware explained to the commissioners that an amendment to the comprehensive plan will be required if this goes forward. Kopishke elaborated that given the nature of the situation, which essentially features an oversight, that being the appearance of residential use in a commercial zone, the two items, rezoning application and amendment to the comprehensive plan, can proceed independently yet simultaneously. The goal is to recover failed commercial zones for higher-density residential development. That is the hope for the vacant parcel being considered. Eventually, the surrounding parcels that already feature some residential use may also be considered for residential zoning as well.

Deputy Zoning Administrator John Ware presents two items to the planning commission.

Located at 296 South Street, the Salvation Army proposes to paint a mural on the façade facing the parking lot that would feature an adult black bear and its cub embracing the Salvation Army shield. A special-use permit is required as the mural would exceed sixty square feet. All the commissioners agreed that the proposed artwork is in keeping with the spirit the Town of Front Royal wants to present. There was a discussion of how the Town would enforce upkeep in the exigency as time passes and the mural becomes dilapidated. Although nobody anticipated that ever being a problem, the hypothetical question was asked, and Ware explained that the special-use permit is revokable. Thus, a dilapidated mural could technically lead to a revocation of the permit.

No other business remained on the agenda, and the meeting was adjourned at 6:45 p.m.

Click here to watch the Front Royal Planning Commission Work Session of September 4, 2024.