Town Planning Commission puzzles over RMA Rezoning request

The Front Royal Planning Commission met Wednesday, November 30 in a special meeting to consider a rezoning application submitted by Chris Holloway Construction 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 shows a group of 6 townhouses on a side-hill at an angle to West Main Street. Joe Brogan, a local surveyor who provided the sketches for the proposal, told the commission that the R-MA trustees were looking for the least complicated way of getting the development completed. As the Royal Examiner reported earlier, at a brief work session after its November 16 regular meeting, the commission questioned how a 6-plus acre parcel could be used for building townhouses without being divided into townhouse lots. The planning department agreed at that time to research possible options.

Surveyor Joe Brogan explains the proposal for rezoning an R-MA-owned parcel of land on West Main St. that would eventually be the site of a 6-unit housing facility for faculty and students.

During the public Hearing, only one citizen spoke. A nearby resident, Tammy Schell, expressed concerns about the construction process and timeline and the impact on the neighborhood. She did not so much oppose the project as to try to find out more about how it would be done. “Most of my questions have been answered by the information you’ve provided tonight”, she said. Remaining concerns about the construction process have yet to be worked out. From the plan so far, it appears that access to the new buildings – now called “faculty and student housing”, rather than “townhouses” – will be provided for by extending an existing drive on the R-MA campus, rather than by access from West Main Street. It’s likely that some traffic for construction vehicles will come through the gate on West Main, and the Town would have to provide sewer connections, so there would be some construction disruptions for that.

Following the public hearing, the four members of the commission, Vice-Chair Marshner was absent, spent some time discussing the parcel rezoning request. Chairman Daryl Merchant began by questioning the R-3 Zoning, since there is no other areas around it with that zoning. “Wouldn’t we run the risk of spot-zoning in this case?” Spot-zoning is the application of zoning to a specific parcel or parcels of land within a larger zoned area when the rezoning is at odds with a municipality’s master plan and current zoning restrictions. Secondly, he asked if the rezoning was granted, wouldn’t this project then also require a Special Use Permit (SUP)? New developments would also require curb and gutter as part of the development. “Isn’t it possible that leaving the zoning as R-1 and considering the new building as an accessory structure would preclude the need for both the rezoning and an SUP?” Merchant finally commented.

Deputy Zoning Administrator John Ware, in suit at far left of table, describes the limitations on the rezoning of property to build multi-unit housing. The planning commission ultimately decided to postpone a recommendation on the rezoning request until its Dec. 21 meeting so the Planning Department can work with the applicant to revise the strategy.

A consensus emerged from the discussion that a boundary adjustment could be administratively approved that would incorporate two adjacent parcels and make it possible to avoid rezoning altogether and still allow R-MA to build the needed housing. On a motion by Commissioner Daniel Wells, seconded by Commissioner Josh Ingram, the commission voted to postpone action on the rezoning request until Mr. Brogan can meet with the R-MA trustees and work with the Town Planning Department to get agreement on the simpler course of action. The commission will then vote on its recommendation at its December 21 regular meeting.

Chairman Merchant took a moment to recognize new/old Town Manager Joe Waltz as a welcome face, present at the meeting as his first official act after being confirmed by the Town Council earlier in the evening. See story here. Mr. Waltz returns to the Town Manager job after a 3-year run managing a municipal energy cooperative in Ohio.

Commissioner Josh Ingram reminded the commissioners that the December 21^st regular meeting will be his last, as he assumes office on the Town Council on January 1.

Watch the full Nov. 30th special meeting discussion here.