Town Planning Commission punts to December on approval of N. Royal Ave. Short-Term Tourist Rental

The Front Royal Planning Commission met Wednesday November 16 and considered a request by Aaron Hike for a Special Use Permit (SUP) for a short-term-tourist rental for a commercially zoned property at 1116 N. Royal Avenue.  The property is under renovation, and the applicant had earlier applied for a permit for a single room in the 5-bedroom dwelling but withdrew that application in order to resubmit a short-term tourist rental application for the entire building for up to 10 occupants.  At the public hearing, Dr. Jeremy Bush, an adjoining property owner, complained that construction debris and equipment parked or stored on the lots between were unsightly and adversely impacting his practice.  There are five lots in the parcel, and parking for the property is not on the same lot as the gravel parking area.  He stated he had repeatedly tried to address the issue with the applicant but had not been able to contact him on the site.

The property at 1116 N. Royal Avenue which Aaron Hike seeks to convert to a short-term tourist rental. Photo: Google Maps

The applicant stated that he was hoping to complete the renovations within 4 to 6 months and had resubmitted the application in the hopes of opening one room for rental while the remaining rooms are being completed.

Commissioners expressed concern about several issues with the proposal, even though it was agreed that a short-term tourist rental was not an inappropriate use for the property.

Commissioner Josh Ingram asked if the permit could be contingent on completing the necessary work and inspections.  Deputy Zoning Administrator John Ware responded that completion of the work could be added to the conditions for the SUP, but previous cases where approval was granted in that way had proven to be “messy” if the conditions were not met.

Chairman Daryl Merchant questioned the parking arrangements for the proposed use.  Potentially, some of the lots could be sold off in the future, leaving the facility without adequate parking.  And the North

Royal Avenue entrance to the parking area is unsafe because of the sight distance on the southbound lanes.  Entry to the parking area would be much safer from the alley, but the sketches in the application package don’t clearly show how the parking would be arranged.  The zoning ordinance specifies that off-street parking for short-term tourist rentals must be within 300 feet of the facility, and the adjacent lots fulfill that requirement.

Further discussion ensued, and the commissioners, on a motion by Commissioner Ingram, seconded by Commissioner Daniel Wells, voted to postpone action on the permit application until the December 21 meeting. This should allow the planning staff to work with the applicant to resolve the questions the commission had about the finished project.  The ordinance requires an application to be acted on within 90 days of referral to the commission.

Applicant Aaron Hike explains his strategy for converting an apartment house at 1116 North Royal Avenue. The Town Planning Commission voted to postpone action on the request to clarify the needed requirements for approval. Royal Examiner Photos Stephen Sill

The Commission’s revised Consent Agenda consisted of five items to be advertised for public hearing:

Yaohua Gu has requested an SUP for short-term tourist rental for a property at 309 E. Prospect Street. The property is zoned Residential Multifamily (R-3) and is in the Historic Overlay district.

Tabatha Luskey has requested an SUP for a property at 302 Blue Ridge Avenue. The property is zoned Residential Multifamily (R-3) and is in the Historic Overlay district.

Philip Vaught has requested an SUP for a Lodging House located at 140 Chester Street. The property is Zoned Downtown Business District (C-2) and is in the Historic Overlay district

NVR Ryan Homes has requested a rezoning from Residential Estate (R-E) to Residential (R-1A)  According to the town’s zoning ordinance, “The R-1A District is designed to accommodate single-family residential development of a medium density on smaller individual lots.  The standards for this district are designed to stabilize and protect the character of the designated areas and to protect and encourage a suitable environment for family life.”  The applicants have submitted a concept plan that shows the development of up to 142 single-family dwellings.

HEPTAD, LLC has submitted amended proffers for its subdivision proposal for a Housing Development off Leach Run Parkway.  The Swan Estates proposal has been floated in various forms since at least 2006.  At one time it included 98 Acres and up to 450 homes.

These five items were approved for an authorization to advertise for public hearings at the Planning Commission’s December 21st regular meeting.

In separate discussions after the Consent Agenda, the Commission heard an update on the status of the Town’s Comprehensive Plan update, which is nearing completion as a final draft.  The Commission will hold a Work Session on December 7th, and Chairman Merchant reminded the commissioners that there may still be public comments and suggestions from the session held on November 7th that the Department should make use of as the final version is prepared. The draft Comprehensive Plan is here.

Interim Town Manager Kathleen Leidich gave the commission an update on progress of the Capital Improvement Projects (CIP) for the current fiscal year.  The CIP report is a 5-year look forward primarily of infrastructure improvements that benefit the town.  Of current interest is the Primary Paving Plan, which is scheduled to be completed by mid-December.  A total of 24 Streets were projected to be resurfaced, of which all but 7 are complete.

Town Planning Commission wrestles with a requested rezoning of a parcel of property on the Randolph Macon Academy campus targeted for construction of 6 townhouse units.

After adjournment of the regular meeting, the commission held a work session to review a Rezoning application submitted by Chris Holloway Construction, the mayor’s company, on behalf of Randolph-Macon Academy to rezone a 6.2 acre parcel along West Main Street from Residential (R-1) to Residential (R-3)  The R-3 Residential District is composed of medium-to-high density concentrations of residential uses.  A sketch of the proposed improvements on the parcel show a group of 6 townhouses on a side hill at an angle to West Main Street.  It’s unclear whether the Town’s Zoning ordinance will allow a development without dividing a parcel into townhouse lots.  The Commission will have to determine with the Planning department whether an SUP would be required since the property is part of the R-MA campus.  The Town would have to provide sewer connection from West Main Street, but access to the homes would come from existing paved roads on the campus.  A public hearing on the request will be held on November 30th.