Town Planning Commission Reinforces the Necessity of Retaining Walls on Specific Lots at Happy Creek Knolls Development

During their business on Wednesday, February 19, beginning at 7 p.m. in the Warren County Government Center at 220 North Commerce Avenue, the Front Royal Planning Commission hit several targets, including the exterior renovations proposed for the former BB&T bank. This structure is intended to serve retail use in the entrance corridor. Having forwarded this item to the Town Council with a recommendation for approval, later in the evening, they also recommended approval of a final plat for a subdivision on West Strasburg Road. However, the largest portion of their time was spent considering a case involving retaining walls on five lots at the Happy Creek Knolls development.

Rick Hysong speaks to the commission about renovating the former BB&T bank for retail use.

Ultimately, the commissioners forwarded a recommendation to the council to deny the applicant’s request for revisions to the subdivision plan that would allow Maronda Homes, Inc. to proceed with the development without retaining walls against the steep slopes on those five lots. Although they sympathized with the prospective homeowners’ desire to move in as soon as possible, all the commissioners were concerned by the risk of a mudslide. Hence, as far as they are concerned, retaining walls are in order.

Deputy Zoning Administrator John Ware presents several business items to the commission.

The trajectory for this item goes back to 2019, when the commission approved the subdivision plan for Happy Creek Knolls with the understanding that there would be a three-to-one ratio on the slopes. In other words, for every three feet traveled, the elevation rises by one foot. Grade accordingly. However, the applicant would later return to the Town with a proposal for steeper slopes, which was granted with the caveat that retaining walls be installed specifically on lots four, five, six, twenty-nine, and thirty. According to Planning Director and Zoning Administrator Lauren Kopishke, it is arguable that the slopes are now even steeper than what was approved administratively, but not so much steeper that the problem cannot be solved by the installation of retaining walls in each respective backyard. Now, houses have been built, and the dream of a three-to-one ratio is dead because of each house’s proximity to the slope.

Marty Rhodes, vice president of construction for Maronda Homes, Inc., speaks to the commission about proceeding without retaining walls on five lots at Happy Creek Knolls.

Granted, retaining walls may not be aesthetically pleasing or safe if children are playing on them. However, these concerns dim somewhat if a mudslide occurs. The soil analysis performed on the applicant’s behalf declares the slopes stable. However, Vice Chairman Allen Neel expressed every commissioner’s concern when he questioned whether the soil analysis represented all the risks since the soil that was analyzed appears to have been sampled too selectively. Also, recent rains have already caused dirt and debris to slide down these slopes. Thus, in his and his colleagues’ purview, there is no exigency in which retaining walls are not a necessary mechanism to ensure security for the homeowners, who could very quickly be moving back out of their homes if they inhabit them without the necessary precautions.

Having voted unanimously to recommend denial of the proposed change to the plan, the commission then handled election of officers, keeping Connie Marshner as chairman and Allen Neel as vice chairman. Having heard reports from commissioners and the planning director, the meeting was adjourned.

Click here to watch the Front Royal Planning Commission Meeting of February 19, 2025.