Town Council and Planning Commission Meet for Much-Needed Discussion at Special Joint Work Session

On Monday, April 29, at 7 p.m. in the Front Royal Town Hall on 102 East Main Street, the Front Royal Town Council and the Planning Commission met to discuss vape shops, Planned Neighborhood Development District (PND) zoning, and short-term rentals. Planning Director and Zoning Administrator Lauren Kopishke supported the mayor in guiding the discussion.

A special joint work session is held between the Town Council and the Planning Commission on the evening of Monday, April 29. Royal Examiner Photo Credits: Brenden McHugh.

While vape shops and short-term rentals drew similar sentiments from everyone in the room, the more contentious item and perhaps the driving force behind the gathering was PND zoning. This type of zoning allows for mixed-use development in higher densities, on parcels rezoned to PND, and it is in many ways an improvement on by-right development as it potentially offers affordable housing for those in Front Royal who are struggling to cope with inflation and the cost of living in general. The challenge to PND zoning, which Planning Commissioner Chair Connie Marshner sees clearly, is the scarcity of lots large enough within Town limits to meet the acreage requirement for a planned neighborhood development district, as it is currently regulated by the Town Ordinance. This may explain why, in an application from a developer for PND rezoning that involved a proposed amendment to the ordinance reducing the acreage threshold for PND from twenty-five acres to two, the planning commission passed the application to the council, recommending a reduction to five acres in the case that the council felt uncomfortable with two. In the words of Councilwoman Amber Morris, the two-acre prospect was “offensive.” Indeed, the council denied any amendment to the ordinance and the application.

Planning Director and Zoning Administrator Lauren Kopishke helps Mayor Lori Cockrell guide the Town Council and the Planning Commission through a discussion of vape shops, PND zoning, and short-term rentals.

To do justice to Morris’s position, it is offensive because it would open a “floodgate” to untrammeled development that may neither respect the Town’s rustic charm nor be sensitive to the needs of its infrastructure and the way of life that its natives have built here. At the same time, Kopishke has emphasized that there are so many other stipulations in the rezoning to PND that the floodgate would never be opened. Having provided the council and the commission with extensive reading in their agenda packet that highlighted how other localities are handling this type of development, localities from which she is actively gathering information in staff’s ongoing PND enterprise, Kopishke urged those present to discuss what they like about the current ordinance and what they do not like. After a somewhat tangential conversation, most of the council members said they would like to leave the ordinance the way it is, with a threshold of twenty-five acres for PND mixed residential and fifty for PND commercial.

Morris said it is not the government’s job to provide affordable housing. Also, there is nothing wrong, in her opinion, with preservation. Just because a parcel is undeveloped does not mean it needs to be developed. The evening ended with the sense that things were as much as before. There is only one PND zone in Front Royal, and it is undeveloped. The Comprehensive Plan does indeed call for higher density development, but what that looks like seems to be a matter of degrees in which some are prepared to be more extreme than others. Consensus between these two bodies would be a very rare diamond.