Traffic Calming Measure for Marshall’s Glen Development Receives a Recommendation of Approval from Town Planning Commission

Urban planning in America over the course of the first half of the twentieth century saw an increase in the width of roads but since the 1960’s a narrowing has occurred. More planners began to see the advantages of narrower roads. One of the chief advantages is that drivers are much less likely to speed in a narrower space. This information is relevant to Front Royal as a developer sought a special exception to reduce the required road width at the developing Marshall’s Glen subdivision. At a regular meeting of the Town Planning Commission on the evening of Wednesday, March 19, this request for a special exception received a unanimous recommendation of approval from the commission.

: Town Planning Commission anticipates a regular meeting on the evening of Wednesday, March 19. Royal Examiner Photo Credits: Brenden McHugh.

This commitment to narrower roads harkens back to August of last year when Chris Hornung, Chief Development Officer of Rappahannock Development Group, received approval from Town Council for a rezoning that would allow him to build at higher density on the Marshall’s Glen project, which is located near the intersection of Happy Creek Road with Leach Run Parkway. Many concerns were raised by citizens about this project, one of which is the speed at which vehicles will travel through the subdivision and surrounding area. This commitment to narrower roads is in part a response to that concern and as Hornung told Commissioner Allen Neel, the commitment was not part of any proffered condition but nonetheless it is part of the site plan, and he has every intention of going through with it.

During public comments, Chairman of the Board of Architectural Review, Collin Waters, addresses the commission about potential changes to zoning ordinance affecting the historic district.

Two residents of Oden Street, a road that will connect with the new subdivision, attended the meeting and said that they appreciate the measures being taken to deter speeding, but they are still concerned about the traffic the new subdivision will generate and the potential for speeding on Oden Street. One gentleman suggested that the developer could supply the residents of Oden Street with speed bumps coming out of the new subdivision. Hornung could be seen having an amicable exchange with that gentleman as the commission proceeded with their discussion. The consensus on the commission was that while the concerns raised by the two citizens are valid, the vote concerns an area separate from Oden Street and the Town should be responsible for the work those concerns would entail.

Chris Hornung, Chief Development Officer of Rappahannock Development Group, speaks in favor of a special exception to the required road width on the developing Marshall’s Glen subdivision.

The special exception, if it passes the Town Council, will reduce the required width of the subdivision streets from thirty-six feet to twenty-nine feet. This is pursuant to a section of Town code that allows a reduction in the case that certain criteria are met, in this case, “design emphasis on the principles of traditional neighborhood design, including pedestrian-friendly roads, interconnection of new local streets with existing local streets, connectivity of pedestrian networks, and mixed-use neighborhoods” and “conservation or use of on-site natural features to protect water quality or open spaces.” Other traffic calming measures will be used, such as stop signs, raised crosswalks, and where possible a four-way intersection as opposed to a single, main road. Planning Director and Zoning Administrator Lauren Kopishke confirmed that there will be more than enough space for emergency vehicles to maneuver on those streets should they be twenty-nine feet from curb to curb and that furthermore, the twenty-nine feet exceeds the VDOT minimum by five feet. By doing this, the developer saves roughly an acre of paved space, which will serve the Town as it maintains the roads in perpetuity.

Robert Canby, Administrator of Heritage Hall, speaks supportively of an application for a special-use permit that would allow the nursing facility to expand.

As part of his presentation, Hornung described the type of parking options each lot will have. While there will be parking available on one side of the street, each lot will have a garage and a driveway that, taken together, will accommodate at least six parking spaces. What he described was a glut of parking space. Thus, there is provision for the storage aspect that the narrower roads may entail. Also, the reduction of surface space improves the situation in terms of run-off water that may create drainage issues. This is another concern that goes back to August of 2024. Ideally, the traffic calming measures will eliminate cut-through traffic between the subdivisions. The developer in tandem with planning and zoning has taken into consideration the concerns unique to this area. What works in Dallas, Texas or Tokyo may not work here. Thus, the Front Royal specific conclusion needs to be reached.

After voting a recommendation of approval for a special-use permit and hearing the report of the planning director which included the 2024 Annual Report for which Chairman Connie Marshner commended Executive Assistant Connie Potter on a job well done, the meeting was adjourned.

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