Rush River Commons unveils ‘concept’ for second site
The Town of Washington Planning Commission recommended denial of an application from Foster Harris House bed and breakfast to change its zoning, after hearing virtually all negative feedback from residents during Monday’s public hearing.
It next goes before the Town Council Nov. 11 for another public hearing and resolution.
Gather Virginia LLC, the parent company of Foster Harris House, filed an application for a change of zoning at 189 Main St., so that it could add three more rooms to its existing five rented to guests.
Under current zoning as village residential, the bed and breakfast is only allowed to rent five of its 10 rooms. Under village mixed-use zoning, up to nine rooms or a maximum of 18 guests are allowed per night.
Earlier this year, the Town Council voted to create two bed and breakfast classifications — type one, which allows a five-room maximum, and type two, which allows up to nine rooms, but only in areas zoned village mixed-use.
During the public hearing, three Washington residents voiced concerns over “spot zoning” as well as the possibility that a zoning change would open up future commercial uses of the property which is in a residential area.
Nancy Buntin, a next-door neighbor to Foster Harris, said she does not “want to be at odds with my neighbors,” but she is concerned with what an increase in guests would look like in terms of noise levels and parking.
“I would prefer residential status,” Buntin said. “I see more and more people in the county applying for b&bs, tourism homes and the like, and I have concerns that if this organization is pressed to make income, that they will want to expand further, say, having a weekend party with music outside.”
The property is surrounded by rural residential or residentially-zoned properties and some of those owners spoke. Chuck Akre, owner of Mt. Prospect, said the idea of spot zoning for the bed and breakfast “reeks of favoritism,” and sets a bad precedent for zoning changes within the town.
John Fox Sullivan, mayor emeritus of the Town of Washington, voiced his concerns with the possibility of the use of the property for retail purposes by right if the zoning is changed, and said “they could do anything, sell anything.”
Zoning Administrator Steve Gyurisin clarified that the zoning change would allow by-right use of existing retail space of 1,000 square feet or less, and that to adapt the house to create a “retail space,” the owner would need to file a special-use permit.
Fawn Evenson, who lives on Piedmont Avenue, said she does not understand why the town is “so opposed to new business.”
“This town is dead,” Evenson said. “Why is this so controversial?”
Foster Harris owner Eric Addams thanked everyone in attendance for their input. He said he has no intention of opening a retail establishment, and the main reason the request was submitted was to expand their rentable rooms from five to eight during peak season “as it would call for it.”
“Our intent is to use the space as it is now, without expanding the intensity of the space,” Addams said. “I do sincerely thank you, and regardless of how the outcome goes . . . the community needs to do well, or nothing works.”
Commissioners Jeanne Kauffman and Caroline Anstey voted against recommending the zoning change to the Town Council, and Drew Beard, owner of Gay Street Inn, abstained from the vote. Members David Pennington and Constance Bruce were not present.
Rush River Commons concept: ‘It’s very, very big’
The other item on the agenda was a presentation by representatives of Rush River Commons who were seeking input from the planning comminssion on their ideas for the next phase of the development project.
Steve Plescow, Rush River engineer, presented concept drawings and maps of phase two of the Rush River project, which includes an amphitheater, possible medical office space, green space and a multi-purpose, community center-type space. Plescow said the main idea of phase two is to “meet community needs.”
The plan also includes restoring the stream along the property, and removing invasives that are degrading the waterway. Work on that will begin in January.
Before Plescow’s presentation, Chair Caroline Anstey expressed her dissatisfaction that the concept plans were not made available to the commission in advance of the meeting. She said the team was asked to get the materials to the commission before the presentation and “absolutely nothing arrived.” She also said she doesn’t want the commission to rely on “instant reactions” when considering major projects such as this.
Chuck Akre, Rush River Commons creator and backer, responded that the presentation is being done as a courtesy, and the team is only looking for input and ideas, no decisions, at this time.
“The idea here is to present concepts, we have nothing to propose … we’re just doing this, from our point of view, as a courtesy to have input and make suggestions,” Akre said.
“I understand, but if we have more time to consider, we’ll have better input,” Anstey said.
Kauffman said the information is “just too new” to her and she has “much to think about.” She asked clarifying questions about the “health care community” proposed, and asked what kinds of health care facilities they had in mind.
Akre said all kinds of health care services would be considered, like a general practitioner, dentist or other specialties, based on what the community needs. Plescow said the team has received initial interest from several medical offices.
Beard said he appreciates the green space and the added work to preserve the wetlands and stream surrounding the project. He asked if the development would be seen from Highway 211, and Akre said because of the elevation, “all you’ll see is trees.” There is an easement with multiple trees owned by the Virginia Department of Transportation along the highway that cannot be removed by Rush River.
Anstey said her immediate reaction to the proposal is that it is “very big” and she has concerns with the amount of “hardscape” or asphalt that comes with the size. She said if Rush River Commons as a whole becomes too large, the makeup of the village will change, and focus will shift from the historic district to the new development.
“It’s big, it’s very, very big,” Anstey said. “And I come back always to the fact that we’re a village . . . and we have a very important historic district. And once we have this, on top of Rush River one, the whole focus of the town will change. The biggest part of the town will be Rush River Commons, with a little addendum of a historic part.”
During public comment, resident and former vice mayor Mary Ann Kuhn, asked if Rush River had considered sending out a survey to the community, asking people what they would like to see in the second phase. Mayor Joe Whited said if they were to create a survey, the town would be happy to send it out to residents.
Ireland Hayes is a reporter for Foothills Forum, a nonprofit organization that supports local news in Rappahannock County.
Editor’s note: Mary Ann Kuhn is the senior editor at the Rappahannock News.
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