Town Planning Commission approves rezoning request for Ramsey Multifamily Tract

At its regular meeting on June 21st, the Front Royal Planning Commission, on a sparse agenda, unanimously approved a consent agenda to authorize public hearings at its July 19th meeting for three requests:

The Town planning commission discusses a proposal by Chris Ramsey to rezone a small parcel of steeply sloped land off Winchester road for a 2-family dwelling. Chairman Daryl Merchant was opposed to the permit as not in accordance with the town’s comprehensive plan, but the commission eventually voted to approve it.

Joseph Chetupuzha – A request for a Special Use Permit (SUP) to allow a short-term rental located at 912 Virginia Avenue. The property is zoned R-3, Residential District.

Independence Realty LLC – A request for a SUP for two (2) apartments to be located on the ground floor at 1127 N. Royal Avenue, The property is zoned C-1, Community Business District and is also located in the Entrance Corridor Overlay District.

Mesa Rose Coral – A request for a SUP  to allow a short-term rental at 417 Kerfoot Avenue. The property is zoned R-1, Residential District.

The commission then turned its attention to a rezoning request for Ramsey, Inc. for a 1.3-acre parcel at 10160 Winchester Road, down-zoning from Highway Corridor Business District (C-3) to Residential (R-2). This request will open the way for the applicant to reclassify the building on the property as a multi-family dwelling to provide housing for a disabled person and a caretaker. Planning Director Lauren Kopishke summarized the proposal. The property adjoins the Town’s pumping station off Guard Hill Road.

Access to the parcel is shared with the Town due to the right-of-way alongside that station. There were no speakers for the public hearing, and the commissioners discussed the proposal at some length. The town annexation action in 1999 zoned that section of property as C-3, Highway Corridor Business District, but the applicant pointed out that the property cannot reasonably be used for that because it does not have direct access to Winchester road, and the topology is extremely steep, with more than 90 feet of drop from back to front. A zoning permit for a lodging house was issued as a by-right use in that zoning, but the multi-family structure needed is not permitted in that zone.

Local developer Chris Ramsey explains his proposal to rezone a commercial parcel off Winchester Road to residential for a 2-family dwelling. The commission approved the request on a split decision 4-1.

Chairman Daryl Merchant pointed out that this rezoning is not in conformance with the Town Comprehensive Plan, which is just now being finalized by the town. Commissioner Michael Williams asked if there was legal access to the parcel. Town Attorney George Sonnet told the commission that the original grantor of the property had reserved the right to “ingress and egress … for the grantor, its agents and assigns over such roadways and drives which may hereafter be constructed”, so the Town and the applicant would have access. Chairman Merchant asked if the Town had already issued a permit to build a structure.  Answer: “Yes.”

Once it was established that there would be sufficient parking, 4 spaces for the two units, and the planning director agreed that any commercial use of the property would be impractical, the commission, on a motion by Commissioner Williams, seconded by Commissioner Glenn Wood, voted 4-1 to recommend approval of the rezoning request. Yes: Wood, Marshner, Wells, and Williams. No: Merchant.

Planning Director Lauren Kopishke provided an update on Planning Department activities:

The Meeting adjourned at 7:40 p.m.