[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6639735,"mediaKeyId","3409800-1e4c0d3506f55d684ba98f45dcbd8a17","parentId",3409800,"title","Planning commission backs rezoning for two Neighborhood Design Districts after business owners raise expansion concerns","audioSeconds",4197,"startMs",1167000,"endMs",5364000,"viewUrl","/Search/View?dp=1&key=3409800-1e4c0d3506f55d684ba98f45dcbd8a17&start=1167&end=5364","thumbnailUrl","https://assets.pipeline.soar.com/3409800-1e4c0d3506f55d684ba98f45dcbd8a17/thumbnail_1167000.jpg","articleUrl","/articles/6639735/Winchester-City/Frederick-County/Virginia/Planning-commission-backs-rezoning-for-two-Neighborhood-Design-Districts-after-business-owners-raise-expansion-concerns","mediaUrl","https://secure.pipeline.soar.com/6639735-8461cdd0cb72716910df2c85cacc1598/orig.mp4?Expires=1771178573&Signature=U~NxiBlQ3z687IBCpY1Zdrs2a0iG2ys92qyk-oyJwv2tEHiv8vPMBwy1uKWGIjhyAkJjNUjPjFeCEExroaBd6ys64jzigkN1nqp0ks0kJ5UxAoddEYGQK8eiAQZj4jdKTbpHHc687hv~r51AOauDpAT4XG-We12i4XvTuYtCXDoQJsl6oI7OQsXRib9D5muhumwxjTLjIka3iq07cpp4CQQA0lMtnyOtOgoCwELOqtY7QDGDItKzLJpGW90v2qFtt5AhDcaTwYl-gGNHPmlvW~oJ4Lc6ucf1U6HtOgvHMvtX47TH9q9ttf8r9Fyi76cLFqLLYjE73WDjg87jp0YFuw__&Key-Pair-Id=KUT5TJCACFTXG","author","Winchester","date","2025-05-20T00:00:00Z","article","The Winchester City Planning Commission voted to recommend approval of two rezoning ordinances that would apply the Neighborhood Design District (NDD) zoning to parcels in the Cedar Valley and Cider Hill areas, and added guidance asking staff to amend the NDD language to allow expansion rights for existing M‑1 industrial uses.

Planning staff described the NDD as the culmination of a multi‑year neighborhood design effort that moved from committee work to comprehensive plan and zoning ordinance changes. The NDD is intended to guide future redevelopment, encourage adaptive reuse of industrial buildings and support a mix of housing, green space and walkable connections. “That’s where we got here this evening, is recognizing that we have a zoning framework in place that promotes the neighborhood design district for this area,” staff said.

Public testimony at separate hearings focused heavily on potential effects on longstanding industrial businesses and warehouse operators. Tom Willis, counsel for National Fruit, said his client has operated in Winchester since 1913 with more than 150 employees and asked whether the NDD would force changes that reduce the business’s value. Winchester Cold Storage, RCA Properties and other business owners asked whether their uses would become legally nonconforming and what restrictions would apply to rebuilding, exterior changes or future expansions.

Staff answered repeatedly that existing lawful industrial uses would become legally nonconforming but could continue to operate; internal and some external modifications to remain in operation were described as generally permissible. Staff also noted the ordinance includes provisions encouraging adaptive reuse and that the planning director may grant waivers where appropriate. “The short answer is it really doesn’t affect the existing industrial businesses and industries,” staff said, adding that form‑based rules mostly apply to new construction and redevelopment.

Commissioners pressed for clearer protections. After deliberation, the commission voted to recommend approval of the rezoning but adopted a friendly amendment directing that the NDD be amended to allow for expansion of existing M‑1 uses as currently allowed in the M‑1 zoning district; the amendment was accepted and placed in the recommendation to the Planning & Economic Development (PED) Committee and City Council. During the roll call on that amendment, Commissioner Pfeiffer recorded a “No”; other members voted in favor.

Commissioners and staff said the PED committee and City Council will review the rezoning and the suggested ordinance amendments. Staff committed to follow up with written clarifications and said they would work with the affected businesses on language to document what “flexibility” for adaptive reuse and limited expansion would mean in practice.

The motions recommending approval of both NDD rezoning ordinances will now go to the PED Committee and then to City Council, where public hearings will be held. The Planning Commission recorded its support for rezoning while requesting concrete ordinance edits intended to protect existing employers and enable adaptive reuse without undermining the comprehensive plan vision for mixed‑use, walkable neighborhoods.","mediaType","Video","parentTitle","Winchester - Planning Commission - 3:00 PM - May 20 2025 - May 20, 2025","oneSentenceSummary","The Winchester City Planning Commission voted to recommend approval of two rezoning ordinances that apply Neighborhood Design District zoning to the Cedar Valley and Cider Hill areas, while asking staff to amend the NDD to allow limited expansion of existing M‑1 industrial uses.","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},6639740,"Winchester Planning Commission OKs conditional use permit for 6‑foot front yard fence at 44 Circle Drive",926,303000,1229000,"/Search/View?dp=1&key=3409800-1e4c0d3506f55d684ba98f45dcbd8a17&start=303&end=1229","https://assets.pipeline.soar.com/3409800-1e4c0d3506f55d684ba98f45dcbd8a17/thumbnail_303000.jpg","/articles/6639740/Winchester-City/Frederick-County/Virginia/Winchester-Planning-Commission-OKs-conditional-use-permit-for-6foot-front-yard-fence-at-44-Circle-Drive","https://secure.pipeline.soar.com/6639740-16ac64e3a32438ef98d64a864e3d74f4/orig.mp4?Expires=1771178573&Signature=cPTMOrbkgCi-dWmrvJ9rcVrr~fWw6qhKYfHXyp47E3RK1BonLwlCs1hRA9zAnikbLbVWnx~oPjr5XjeD50XeSalVKXK5ZuHZjSOSeubZ2NXBojU9M7dnj-2IFh85J6iI69yBzwDRI1NNTutnyJtMY8Fc0cWsgJGyAWPdHMqB-ScQUf5WIIL3sXYei05XrJbuVafDVLs0ReT-HVzWllTfFmqNO0vroXXOZZHXUGZloiR-4KkP~aVFw5Wduh~X-2kqE4-r-Kpu6uERhSHu-P52mK31Gwwxo380U43fDWdwDCC1zEQhzRNG8athXGHeyOBP6dh99zmEaJOOygpMvStUvA__&Key-Pair-Id=KUT5TJCACFTXG","The Winchester City Planning Commission recommended approval on a conditional use permit (CU‑25) permitting a 6‑foot tall privacy fence in the front yard at 44 Circle Drive.

The request was presented by planning staff, who said the property’s shape makes the entire lot technically “front yard” and that the fence was installed without a permit. “This case did stem from a zoning violation as the fence was installed without a zoning fence permit,” planning staff noted, and explained that the city’s rules normally limit front‑yard fences to 4 feet and 25 percent openness.

Neighbors who spoke during the public hearing were split. Deanna Piper, who identified herself as handling her father’s estate and living near the property, said she had “no objections” to approving the fence as installed. David Richmond, a Ward 4 resident, urged the commission to follow the ordinance: “A no fence neighborhood is very, very typical of The United States, and I’d like to keep it that way.” Eric Braithwaite (Ward 3) and Kate Kristen (Ward 1) also spoke in opposition, saying they worried approving one exception could set a precedent.

Commissioners discussed the special circumstances in the packet and at the work session and noted the family has said the fence was installed for safety reasons. Commissioner Blue summarized the Commission’s scope: “this is a conditional use permit for just this property. We are not talking about changing the entire ordinance.” Blue added the application packet included a letter explaining the family’s concerns and said the family reported a child with developmental delays who had wandered off in the past.

The commission’s motion recommended forwarding CU‑25 to City Council with a recommendation of approval and three conditions: submission and approval of a zoning fence permit; the fence shall not exceed 6 feet in height; and if the fence requires replacement in the future any fence greater than the ordinance’s by‑right limit would require another CUP. The item passed on a roll call vote with all voting members recorded as voting yes: Vice Chair McMillan; Commissioner Pfeiffer; Commissioner Bennett Ward; Commissioner Bloom; Commissioner Diggs; Commissioner Ferrell; and Chairwoman Burnett.

The proposal now moves to Winchester City Council for public hearing and final action. The commission’s recommendation does not change the city’s fence standard for other properties; it applies only to the 44 Circle Drive parcel and includes the requirement that future replacement above the by‑right limits will need a new CUP.","The Planning Commission recommended approval of a conditional use permit to allow an existing 6‑foot fence in the front yard at 44 Circle Drive, subject to conditions including zoning fence permit approval and limits on future replacements.",{"_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},6639719,"Commission initiates update to city subdivision ordinance following state code changes",179,7293000,7472000,"/Search/View?dp=1&key=3409800-1e4c0d3506f55d684ba98f45dcbd8a17&start=7293&end=7472","https://assets.pipeline.soar.com/3409800-1e4c0d3506f55d684ba98f45dcbd8a17/thumbnail_7293000.jpg","/articles/6639719/Winchester-City/Frederick-County/Virginia/Commission-initiates-update-to-city-subdivision-ordinance-following-state-code-changes","https://secure.pipeline.soar.com/6639719-741da0918e110440065723625f2ca0dd/orig.mp4?Expires=1771178573&Signature=d134tkNlAG7bbin6U0A9zD8DZ2hHLpi2WgV9810hRczZHJ0FB8Xr8KUnUwKNi9uyTGHKJ8HBpbAqttR7AsSgVhl62-ph-I79bol-MeK2j9Nq93-LiN6sF13SKLQwI6dfFh-9m52sWPIIAgkXzv38~8u6TzrQE2yXJsDfcVd~jyl6ROxOhAWUV1PTj~n8agQ~N-kw4MTA~fCaj3dru1LDXvlHEkHFLRz4l0R~k3rCJ1LkIZ4TeIJMAJ-RvIuE1ivAyeYfHK8bL~cpo5t5SgTr7iHg5DHR9lmYZjQWw1ngX~6O-xflzdSkddYcT6~qOFA2EJ6nXAw2qc0f7u6qe40BxQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission voted to initiate a text amendment (TA‑251) to amend and reenact the City’s land subdivision ordinance following recent changes in Virginia state code.

Staff said the state changes shorten review timeframes for subdivisions and could alter the role of local review bodies for “by‑right” subdivisions—potentially reducing the Planning Commission’s review of certain administrative subdivisions while leaving rezonings and PUDs under commission and council review. Staff intends to present a detailed work session packet in June and follow with a public hearing.

Commissioners voted to initiate the amendment and directed staff to return with proposed language and a public process schedule. The item will return to the Planning Commission for work session review, public hearing, and subsequent recommendation to City Council.","The Planning Commission voted to initiate a text amendment to amend and reenact the City of Winchester’s land subdivision ordinance to align with recent state code changes; staff will present details at the June work session and a public hearing will follow.",{"_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},6639724,"Commission recommends vacating sliver of Hope Drive to Ward Plaza parcel, subject to easements and public‑park MOU",314,6951000,7265000,"/Search/View?dp=1&key=3409800-1e4c0d3506f55d684ba98f45dcbd8a17&start=6951&end=7265","https://assets.pipeline.soar.com/3409800-1e4c0d3506f55d684ba98f45dcbd8a17/thumbnail_6951000.jpg","/articles/6639724/Winchester-City/Frederick-County/Virginia/Commission-recommends-vacating-sliver-of-Hope-Drive-to-Ward-Plaza-parcel-subject-to-easements-and-publicpark-MOU","https://secure.pipeline.soar.com/6639724-1d8402aec861f7e899a64a2a09d58635/orig.mp4?Expires=1771178573&Signature=aHzu2VWyD4ml5Ux01UDvSrI-SEUlnN7e6~CbBFg3t8Ko3-U1aHO-zmqn~SdcbugY6AR7x8XJBwMPxnUKn3~Bq8fpnKdowWHOJ5gv3LH9q8Fm08obLlwhnHAFRCDC1C05e~KrlSWkcP8EnpOvHjxgAdVC4Ndnybef6d3gnmxHPXgddqsEeF4CRR5Zhqnb2LYSahUxVbQVDPpwiWrhm8cgC9TFE4gTpY1eOppw5-EhvxZFbAdXBXJfT4Cb3BPCTSoLJXq3E6G6Am0pqbrgLubxmBfeEqaKUdwYythg-vuxQE19-Hf9Y0-4Nu0fcr48iraa2aoziM~haOBm1vG4nEZwYw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission voted to forward a recommendation to City Council to vacate and convey a 0.22‑acre remnant of the Hope Drive right‑of‑way to the adjacent Ward Plaza redevelopment parcel (330 Hope Drive), subject to retained public utility easements, an administrative subdivision consolidation plat and a memorandum of understanding (MOU) preserving the land as public green space.

Staff explained the parcel is a leftover shoulder from a roadway realignment and is encumbered by several utility easements that limit buildable area. Public Services staff said the remnant has been used as green space and that any conveyance would include recorded restrictions. The staff report noted Wells Fargo (an adjacent owner) previously declined interest in the sliver; staff is awaiting an updated response from that owner.

Commissioners asked that the land not be used to increase allowable dwelling unit counts for the Ward Plaza PUD and requested language that the parcel remain publicly accessible green space with private maintenance obligations to be spelled out in an MOU. One commissioner recalled a similar remnant being conveyed downtown for a pocket park; staff said that prior transfer included an MOU and maintenance responsibilities for the private owner while preserving public access.

A motion to forward ROW‑25‑1 to City Council for first reading and conveyance passed with the conditions: retention of necessary public utility easements; administrative approval of a consolidation plat; and an MOU requiring that the site remain green space with private maintenance and not convey additional density to the property. The recommendation moves to Council for a public hearing and final action.","The Planning Commission recommended forwarding a remnant right‑of‑way on Hope Drive to City Council for conveyance to the Ward Plaza redevelopment parcel, provided public‑utility easements remain and a memorandum of understanding requires the land remain green space open to the public.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6639729,"Planning commission recommends denial of alley vacation behind 22 West Whitlock after neighbor objections",1420,5515000,6935000,"/Search/View?dp=1&key=3409800-1e4c0d3506f55d684ba98f45dcbd8a17&start=5515&end=6935","https://assets.pipeline.soar.com/3409800-1e4c0d3506f55d684ba98f45dcbd8a17/thumbnail_5515000.jpg","/articles/6639729/Winchester-City/Frederick-County/Virginia/Planning-commission-recommends-denial-of-alley-vacation-behind-22-West-Whitlock-after-neighbor-objections","https://secure.pipeline.soar.com/6639729-1758217f377a51367fa666d59a7f7b18/orig.mp4?Expires=1771178573&Signature=ZoVFjgfDhjLHvZonY1xKdF3dfoFkg1JHmD33KGi0hH1qtBJ0Vt-7nWasWbZWPIwHdFe9C797zCGtPjB1B2U6P6X-MjCH-kjf~UP246sgoUS52y80Dob9adL0E572kFxkFNE0oR~BTT7oPzuY7-J5hs90DyC~lyjtKWPxTc8B-BVTMqWyYJjeOgiKD3DwIW8dzJIxwXMUI4ecWM56kak1ruQgyk6sXMj3EQ1bO5Ail9laLsGF3GE1PBaiAOpq4UJdDrLSof4mvYU2vkGcEsrEQIZIJaIgl-7-6QSmexRUPw4x0nUCpPAuVyZjt6G1ID6ZgjrrBuRoL0oKu2M3h1UShw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission recommended denial of a right‑of‑way vacation request to convey an 89‑foot unbuilt alley segment behind 22 West Whitlock Street.

The request, submitted by the owner of 22 West Whitlock, sought to vacate roughly a 1,200‑square‑foot portion of an alley the applicant has been using behind his house. Staff said an earlier council approval had expired, prompting the applicant to reapply. Staff also noted existing temporary improvements and a small shed and said zoning rules would allow a shed in the rear yard if the parcel were consolidated, but the alley contains maintenance responsibilities and encumbrances.

Neighbors and the adjacent parking lot owner (a medical office property) submitted objections. Commissioners and commenters said the applicant had placed fencing, a “no trespassing” sign and storage in the alley before obtaining a final vacation and that key adjacent property owners objected. Commissioner Currell explicitly called out concerns about setting a precedent when public right‑of‑way is used for private storage and signage.

The applicant told commissioners he had cleared brush, added stone to address standing water and used temporary dog‑panel fencing for security, saying he had been told by a prior staff member that a permit was not required for a small shed. He also said he had attempted to contact the property owner and had discussed the strip informally with the parking lot owner and others.

Following discussion, the commission moved to recommend denial to City Council, concluding the proposal was “not consistent with good planning practice” and noting the public right‑of‑way status and the objections from the adjacent property owner. The motion to recommend denial passed on a roll call vote (majority yes). The matter will next be considered by City Council at a public hearing.

Commissioners asked staff to include the written objections and the applicant’s history of site activity in the packet to Council so the council can review maintenance responsibilities, prior notices of violation and the earlier expired approval.","The commission recommended denial of a request to vacate and convey an 89‑foot section of an unbuilt alley behind 22 West Whitlock Street after neighbors and an adjacent property owner objected and commissioners raised concerns about precedent and use of the right of way.","actionData","errors"]

Article not found

Planning commission backs rezoning for two Neighborhood Design Districts after business owners raise expansion concerns

Winchester Planning Commission OKs conditional use permit for 6‑foot front yard fence at 44 Circle Drive

Commission initiates update to city subdivision ordinance following state code changes

Commission recommends vacating sliver of Hope Drive to Ward Plaza parcel, subject to easements and public‑park MOU

Planning commission recommends denial of alley vacation behind 22 West Whitlock after neighbor objections