Town Planning Commission acts on parking exception proposal and short-term rentals, again defers final Comp Plan approval

At its regular meeting on May 17th, the Front Royal Planning Commission, less an absent Commissioner Glenn Wood, Approved a Consent Agenda for advertising a public hearing for a rezoning request for Ramsey, Inc for a 1.3-acre parcel at 10160 Winchester Road, downzoning from Highway Corridor Business District (C-3) to Residential (R-2). The public hearing will be held on June 21st.

The commission held five public hearings:

Vesta Property Management has made a request on behalf of Fidman Investments LLC for a Special Use Permit (SUP) to allow a short-term rental located at 211 S. Royal Avenue. The property is zoned C-1, Community Business District, and is in the Historic Overlay District. After Deputy Zoning Administrator John Ware summarized the project for the Commission, Chairman Darryl Merchant opened the public hearing. There were no speakers for or against the permit, and, on a motion by Commissioner Michael Williams, seconded by Commissioner Connie Marshner, the Commission voted unanimously to recommend approval.

Town Planning Commission considers a parking space exception for the old Garrison House on Chester Street. Co-Owner Scott Lloyd argued that requiring 9 parking spaces for the building would require losing a lot of the historic character of the building. Commissioner Glenn Wood was absent. Royal Examiner Photos Stephen Sill

Peter Lemmon and Scott Lloyd – An application requesting an exception from the town parking requirements for the property located at 15 Chester Street. The property is zoned C-2, Downtown Business District, and is in the Historic Overlay District. The current zoning ordinance for commercial businesses requires 1 parking space for each 300 gross square feet of building. That would require the applicants to provide 9 parking spaces. In order to do that, the applicant argues that existing trees, hedges, and landscaping would have to be removed, resulting in a less attractive site directly adjacent to the town’s main point of gathering, the Gazebo area. The applicant’s planned use of the property for offices rather than mixed office and residential will not have a need for the 9 spaces called for by the ordinance. During the public hearing, local business owner Ellen Aders said that during the town’s Comprehensive Plan rewrite, citizens clearly prioritized small-town charm. She urged the commission to recommend approval of the exception.

After the public hearing, Commissioner Michael Williams observed that there were many options for parking adjacent to the property aside from the 4 spaces already on the site. He asked if the office hours were expected to be 9:00 am to 5:00 pm –  Answer: Yes. Chairman Merchant observed that the long-standing problem of parking in the downtown area continues to be discussed regarding Chester Street properties, and no solution has yet been developed. Planning Director Lauren Kopishke indicated in response that once the Comprehensive Plan is completed, the zoning ordinance will be revisited, and that will provide an opportunity to deal with the parking issue. On a motion by Commissioner Williams, seconded by Vice Chairman Daniel Wells, the Commission voted unanimously to recommend approval.

Developer/Entrepreneur Shelly Cook addresses the Town Planning Commission with her vision of a complex of cottages and an event center on John Marshall Highway. The commission unanimously voted to recommend approval.

Commissioner Williams recused himself from consideration of the three SUP applications submitted by Cook Realty due to an existing or potential business relationship.

Cook Realty submitted a request for a SUP to allow a short-term rental located at 1125 John Marshall Highway. The property is zoned R-1, Residential Single Family. The property is part of a project called “The Trellis,” which encompasses an old lodging property dating from the 1930s called the Wilson Motor Coach Lodge. The whole property includes a main house and five cottages in a semicircle around it. The property has been divided into three lots, and this permit request includes the main house and an accessory structure.

Deputy Zoning Administrator Ware described the planning department’s recommendations for the permit, including withholding final approval until construction and all inspections are complete. During the public hearing, there were 11 speakers, all enthusiastic supporters of the project. Realtor Andi Robinson reminded the commissioners that the Comprehensive Plan Future Land Use section projected that area as “Mixed use” rather than strictly residential, and its location along the entrance corridor further supported that designation.

Surveyor Joseph Brogan told the commission that the property was in a state of extreme dilapidation for many years, and the applicant’s major investment in the property should restore it to what it originally was – an attractive asset to the community and a positive impression at the entrance to Front Royal.

After the close of the public hearing, Chairman Merchant reiterated his general opposition to short-term rentals in residential areas, but he acknowledged that this was an excellent use for the property. Applicant Shelly Cook, who has developed several dozen residential and commercial projects in Warren County, described her vision for the property as an ”ideal option for family, church, friend, and community groups looking to spend time together while also having separate spaces.” In the end, on a motion by Commissioner Connie Marshner, seconded by Vice-Chairman Wells, the commission voted unanimously to recommend approval, contingent on construction and inspections being complete, and the permit would be valid for 1 year, after which it could be renewed with a waived permit fee.

Cook Realty has made a second request for a SUP to allow a short-term rental located at 1121 John Marshall Highway. This parcel is adjacent to the property, is zoned R-1, Residential, and is part of the Trellis project. Each of the speakers from the previous hearing reaffirmed their support of this request, and the commission voted unanimously to recommend approval with the same stipulations.

Cook Realty’s third request was for a SUP for a short-term rental located at 1135 John Marshall Highway. The property is also zoned R-1, Residential, and is the third and final part of the Trellis project. At the public hearing, all the previous speakers again affirmed their support, and without further discussion, and on as motion by Commissioner Marshner, seconded by Vice-Chairman Wells, the commission voted unanimously to recommend approval.

Finally, the commission turned its attention to a Major Site Plan submitted by 116 South Street, LLC, for a 1,260 sq. ft. building expansion; a 219 sq. ft. trellis addition and patio, and the addition of a new parking lot containing thirty-nine (39) spaces at 116 South Street (Spelunker’s) The plan creates additional lanes for drive-through orders and creates parking space across Pine Street, to reduce congestion and help with access. Owner Steve Antonelli summarized the project, which is designed to improve traffic flow and reduce backups on South Street.

‘Spelunkers’ Owner Steve Antonelli took time out from serving up great burgers and ice cream to address the Town Planning Commission regarding his ambitious project to improve and expand his restaurant on South Street.

After a short discussion, the commission, on a motion by Commissioner Marshner, seconded by Vice-Chairman Wells, voted unanimously to recommend approval of the site plan, contingent on input from town utilities and the county.

Planning Director Kopishke provided an update on Department activities so far this year:

The Commission heard that the final version of the Comprehensive Plan is nearly ready for a final vote, and Commission will review it on June 7 at its work session so that it can be voted on at the next regular meeting on June 21.

The Meeting adjourned at 8:40 PM.