[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6566733,"mediaKeyId","3203238-3d76b19c9f10b4c9ef558cfd2a6e7930","parentId",3203238,"title","Commission reviews city-sponsored rezoning to create Cedar Valley Neighborhood Design District","audioSeconds",309,"startMs",463000,"endMs",772000,"viewUrl","/Search/View?dp=1&key=3203238-3d76b19c9f10b4c9ef558cfd2a6e7930&start=463&end=772","thumbnailUrl","https://assets.pipeline.soar.com/3203238-3d76b19c9f10b4c9ef558cfd2a6e7930/thumbnail_463000.jpg","articleUrl","/articles/6566733/Winchester-City/Frederick-County/Virginia/Commission-reviews-city-sponsored-rezoning-to-create-Cedar-Valley-Neighborhood-Design-District","mediaUrl","https://secure.pipeline.soar.com/6566733-7c0b81ba74480071095f331b1b850448/orig.mp4?Expires=1771182237&Signature=DKXrl1axPKp8MKO3H9R-3nkK6cmiVvgO~2ftlrrZ1AhQ9jDyWlSQAQToaHpF0ngs5o6jfPLysyUhvoVREFxT7umPZcyfFF95mw9Lb3nfSfvkqjvOe6ilsZwULmKQgmTvK9qZCLkksY2yvq0pF48aDinfrCBgRqvR~3ZzkwIe~l6flPNEt-ZjHSrUTO8ivFnDTCwYE5ZORUObr3jR-oCuJjA5w9tLkrsgkzDAxIffyenxgUhZqeO-KGGxGHRsfU6TPaOSkMk3Tb4K0UIVZZR8-UHmSSdIYOhiWgUKJ0aBX9px8FS6grSO~9rAnzYOUUoTiKLkQcV0BIg3BL4eaDX2vA__&Key-Pair-Id=KUT5TJCACFTXG","author","Winchester","date","2025-05-06T00:00:00Z","article","The Planning Commission reviewed a city-sponsored rezoning ordinance (RZ2501) to rezone about 93 parcels totaling roughly 92 acres in the Cedar Valley area to a Neighborhood Design District (NDD).

Daniel Reddy, planning staff, described the item as a technical but final step in implementing the comprehensive plan’s neighborhood design districts. “The area is most definitely a catalyst area, an area where we want to see change, and this zoning change helps us implement that,” Reddy said, outlining that the proposal would convert a mix of current designations — including B-2 highway commercial with corridor enhancement overlay, low- and medium-density residential, and some PUD overlays — into an NDD zoning classification intended to promote a flexible mix of residential and commercial uses.

Reddy said the NDD combines features of downtown and corridor zoning to encourage mixed-use, new-urbanism development and create a focal center for activity. He pointed out that previously approved planned-unit developments (PUDs), such as Wards Plaza, would remain subject to their existing approvals and would not automatically be governed by the NDD development standards.

Commissioners asked why only portions of some larger projects — including the front portion of the Elms/Ward Plaza area — were included. Commissioner Pfeiffer asked, “What was the purpose of not rezoning the whole Elms of that whole development…?” Reddy said the boundary decisions were made by the neighborhood design district committee to focus redevelopment where it would most effectively catalyze change, and to avoid encroaching on stable single-family neighborhoods. He noted including the front portion of the Elms helped make some redevelopment and remediation financing available for the property.

Commissioner Deck asked about owner notification. Reddy said state code requires notification to all property owners; the city additionally notified properties within 300 feet of the boundary, and the item was advertised in the newspaper. Questions about Tax Increment Financing (TIF) followed: staff said TIF or synthetic-TIF financing could be used to fund public improvements that support redevelopment, including sidewalks and stormwater work, and that public streets adjacent to the site could be eligible for those funds.

The commission treated the item as work-session review; Reddy said a public hearing on the city-sponsored ordinance will be held at the next Planning Commission meeting. No formal vote occurred at the work session.

Ending: Staff indicated the rezoning is intended to implement the city’s recently adopted comprehensive plan and to enable targeted redevelopment and public improvements; commissioners requested clarifications on boundaries and notifications before the public hearing.","mediaType","Video","parentTitle","Winchester - Planning Commission Work Session - 3:00 PM - May 06 2025 - May 06, 2025","oneSentenceSummary","The Planning Commission reviewed a city-sponsored rezoning ordinance (RZ2501) to rezone about 93 parcels totaling roughly 92 acres in the Cedar Valley area to a Neighborhood Design District.","taxTitle","Winchester City, Frederick County, Virginia","taxId",5107,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6566723,"Commission discusses two right-of-way vacation requests: Whitlock alley remnant and Hope Drive sliver",219,3504000,3723000,"/Search/View?dp=1&key=3203238-3d76b19c9f10b4c9ef558cfd2a6e7930&start=3504&end=3723","https://assets.pipeline.soar.com/3203238-3d76b19c9f10b4c9ef558cfd2a6e7930/thumbnail_3504000.jpg","/articles/6566723/Winchester-City/Frederick-County/Virginia/Commission-discusses-two-right-of-way-vacation-requests-Whitlock-alley-remnant-and-Hope-Drive-sliver","https://secure.pipeline.soar.com/6566723-35bf626039ed771acb8c7978eb212543/orig.mp4?Expires=1771182237&Signature=K-~AApXIwL39j9~fO09K97AYmVOzskFf07n3oM6T7NG01X-ksZYSFO0AI7NAZskGiPYKFvr0GXkIbwW8CYiPdKZbjU9x9LFRr-uSZLFtHzQFGLO01pe-LuJE9VLHhKR4BnyR5fa8et2jAODhVtmD7WQz~p-ZNYfKOM~txRYCZCf9luvuJ56pO~PxZ~Zxy1uEqVgdpaTDZgi99Hy-o~qHDCuDteXjxgIzqdmb00fY4TODhsbibcX~F7oDyvePsVpTN0Zu1edGuqTjEJt-n55NTsnc62ywOWK21XN4hUi1Y3YjpydOt4UKa8j3TzEr6kCq6V7IS9UOo9iTv4BIlOp7gg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission reviewed two right-of-way vacation requests during its work session: a request to vacate a portion of an alley behind 22 and 36 West Whitlock Street (ROW25206) and a city-sponsored request to convey an approximately 0.22-acre remnant of Hope Drive to be consolidated with the Ward Plaza redevelopment parcel (RW251).

David Stewart, city staff, explained ROW25206 was previously approved by council but expired because the applicant did not complete required administrative steps within one year. The current request is similar but seeks to vacate a longer portion of the same alley toward South Braddock Street. Stewart said the longer section requested includes an unimproved portion with rock outcroppings that has never been graded or regularly used as a public alley. The applicant — the owner at 22 West Whitlock — had placed a shed in the portion of the alley that was not in regular use; that shed was the genesis of the original request to formalize ownership of that strip.

Commissioners asked whether conveying the alley would require the applicant to improve it if they use it for parking, and whether vacating the land would create an undesirable precedent for requests to convert underused city right-of-way into private backyards. Stewart said the city does not typically require the homeowner to make public-standard improvements in similar single-family-alley vacations; he also said the city had previously offered the alley to adjacent owners, and in the earlier process the adjacent owners waived interest in acquiring the property. Commissioner Blue voiced concern about preserving pedestrian passage between Braddock and Loudoun and noted existing uses behind 36 Whitlock that relied on alley access.

On RW251, Stewart described the remnant of Hope Drive as excess right-of-way left after an alignment change near the Arby’s on Hope Drive. That moon-shaped parcel (about 9,700 square feet, roughly 0.22 acre) sits between the rebuilt roadway and adjacent properties. The parcel was offered to adjoining property owners in prior outreach; Wells Fargo’s adjacent lot declined interest. Staff proposed conveying the remnant to Winchester Acquisition Partners (the Ward Plaza developer) so it could be consolidated into the redevelopment parcel and used as additional green space or a linear park. Stewart said the conveyance would increase the total green area available to the development and that maintenance would fall to the redeveloper unless a separate agreement with the city is negotiated.

Commissioners asked whether the parcel could be treated in a memorandum of understanding (MOU) to guarantee public access, exclude the acreage from density calculations, and ensure the land was not used to reduce required green space within the development. Several commissioners asked staff to seek an MOU or conditions that make the parcel publicly accessible and exclude it from density or green-space calculations; staff said they would consult Public Services and return with additional information.

No formal votes were recorded at the work session on either request. Commissioners asked staff to gather additional information — including the exact fence/facility locations near Whitlock and any prior agreements from adjacent owners — before the items return for formal action at a later meeting.

Ending: Staff will collect requested clarifications and investigate possible conditions or an MOU to preserve public access and limit the parcel’s use in green-space or density calculations before the items return to a future meeting for formal action.","The Planning Commission reviewed two right-of-way vacation requests during its work session: a proposed conveyance of an alley remnant behind West Whitlock Street and a proposal to convey a 0.22-acre remnant of Hope Drive to the Ward Plaza redevelopment parcel.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6566728,"Planning staff outlines Seider Hill Neighborhood Design District rezoning; commission signals support",236,1900000,2136000,"/Search/View?dp=1&key=3203238-3d76b19c9f10b4c9ef558cfd2a6e7930&start=1900&end=2136","https://assets.pipeline.soar.com/3203238-3d76b19c9f10b4c9ef558cfd2a6e7930/thumbnail_1900000.jpg","/articles/6566728/Winchester-City/Frederick-County/Virginia/Planning-staff-outlines-Seider-Hill-Neighborhood-Design-District-rezoning-commission-signals-support","https://secure.pipeline.soar.com/6566728-38b2cd231a508f7dae4c680907c5a7ba/orig.mp4?Expires=1771182237&Signature=bcENGlsoZob7z~M3yFgybnDvEe2GXjzDz70CNri2Dg-h6nSJhj~Sj2QLq-qdfNN1ulTgXsZ3gS8hVgSqS74cFRXhMzV8I2JuaiJdL7t1YYvhSExTcv2-tZvjBCecyKIbdnCeugmuK4dOHSA54Pw91VpzfAkLH8ehLz~mLzlwqU-CsmyRaYpB7T7YFZP7HV4ynbztp3WE6kGafxgQYehTd0pHmhnks~zeaAkcntAzWBf7h6bzj3yTmKAlw3AG4enyg89afcVp6Opw4bFvgusELs2X0cL68y-3-afVHWdwEHyr9NDN-e2jcNUJHBIDfOfiKSDcDvjoVCfCirX79vFfmw__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff presented a second city-sponsored rezoning (RZ2502) to establish the Seider Hill Neighborhood Design District, covering roughly 97 parcels and about 31 acres.

Daniel Reddy, planning staff, said Seider Hill’s NDD is intended to respond to the area’s historic industrial character by encouraging adaptive reuse of existing buildings, new public spaces along a commercial street and a mix of uses. “That is a key principle of of the Seider Hill neighborhood design district that the zoning is trying to implement,” Reddy said.

Staff highlighted that some parcels include previously approved PUDs (for example, Fairmont Greens), and that the rezoning would not automatically override existing PUD entitlements. Commissioners complimented the level of outreach and detail in prior meetings; Commissioner Gomez Smith said he appreciated the clarifications provided during the process and indicated a likelihood to support the rezoning when it moves forward.

Reddy told commissioners the process mirrors the Cedar Valley discussion; the item will proceed to a public hearing at a subsequent meeting. No formal motion or vote was taken at the work session.

Ending: Staff will prepare the Seider Hill zoning ordinance for public hearing; commissioners expressed general support pending any final clarifications.","Planning staff presented RZ2502 to rezone about 97 parcels (roughly 31 acres) for the Seider Hill Neighborhood Design District, emphasizing adaptive reuse of industrial buildings and mixed uses. Commissioners praised prior outreach and had few remaining questions; no vote was taken.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6566737,"Planning commission reviews conditional-use permit for 6-foot front-yard fence at 404 Circle Drive",134,203000,337000,"/Search/View?dp=1&key=3203238-3d76b19c9f10b4c9ef558cfd2a6e7930&start=203&end=337","https://assets.pipeline.soar.com/3203238-3d76b19c9f10b4c9ef558cfd2a6e7930/thumbnail_203000.jpg","/articles/6566737/Winchester-City/Frederick-County/Virginia/Planning-commission-reviews-conditional-use-permit-for-6-foot-front-yard-fence-at-404-Circle-Drive","https://secure.pipeline.soar.com/6566737-e7f58e785c9670587256c95931878b4e/orig.mp4?Expires=1771182237&Signature=n90Fh8cSKuA77gb3QjXwEoTspXlr-hMSWAQb3w57-WIi4Q5B7yeoOR70Hq~GjjbXBpAiZCJWxwSaphTFVZkfusxBgsBYUBvjIzxyaBa7Pc403HPMR4Ja9H8impaZn4ZFYoIhAGDdtUPnKySDsxWZuAxVyCWIY2aev924zauCjdvtj50-9uexB1i7trT3TSe2Pi94YQ993ha~bQLAH~7niTld1ZQfr72VocBb7ncjuSrZhKUH-iOOpc0bMcbIXOt3YjXHL2Aowu6BTGzZwIdp751bhzlu1pH7RYzO5zPBdJASQf5oPGHFhphxE2wQqELpNNlaASKh75KR3~nVO-PZMA__&Key-Pair-Id=KUT5TJCACFTXG","A conditional-use permit request to allow a 6-foot fence in the front yard at 404 Circle Drive was discussed by the Winchester City Planning Commission during its work session.

Aiden Davis, community development staff, told the commission the request (CU25225) arose after the fence was built without a permit. “So yes. This is a fence, CUP for 404 Circle Drive,” Davis said, describing the lot as a newly built home on a 0.21-acre medium-density residential parcel and noting the fence was installed prior to approvals.

The zoning ordinance requires a conditional-use permit where a fence does not meet the specifications in the code; staff said there is no variance procedure for fences. Davis said staff has reviewed the design with engineering, found no easement conflicts, and would recommend conditions that include issuance of a fence permit, a maximum height not to exceed 6 feet, and that any future substantial alterations would require a new CUP or compliance with the current ordinance.

Commissioners questioned the role of the lot geometry in triggering the CUP. Chairwoman Burnett asked whether the issue stemmed from the house’s corner-lot geometry; Davis explained the city’s corner-lot definition treats both sides as front yard where two segments of the same street meet, and that the ordinance limits front-yard fences in those locations (the ordinance requires 4-foot maximum, 25% openness in the relevant front-yard area). “There is nothing that I could do about that administratively to try and allow for that 6 foot tall fence,” Davis said, summarizing why the CUP route was the only viable alternative short of removing the fence.

Commissioner Bloom noted the applicant cited proximity to a nearby street and child safety in support of the taller fence; other commissioners said they had no further questions and framed the item as routine compared with earlier years when fence CUPs were more common.

No formal action or vote was taken at the work session; the matter remains pending and will follow the city’s normal public-notice and approval procedures for conditional-use permits.

Ending: The commission did not vote on CU25225 at the work session. Staff recommended conditions described above and indicated the item will proceed through the typical permitting and public-notice steps before any final decision.","City staff presented a conditional-use permit request to legalize a 6-foot front-yard fence already installed at 404 Circle Drive. Commissioners discussed corner-lot rules, setbacks and precedent; no formal action was taken at the work session.","actionData","errors"]

Article not found

Commission reviews city-sponsored rezoning to create Cedar Valley Neighborhood Design District

Commission discusses two right-of-way vacation requests: Whitlock alley remnant and Hope Drive sliver

Planning staff outlines Seider Hill Neighborhood Design District rezoning; commission signals support

Planning commission reviews conditional-use permit for 6-foot front-yard fence at 404 Circle Drive