[{"_1":2,"_99":-5,"_100":-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],{"_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",6496135,"mediaKeyId","5776902-c1c98189cc5ac0b3a2804715569d969b","parentId",5776902,"title","Commission debates M1 protections, expansion caps as it forwards Neighborhood Design District (Cider Hill) ordinance and comp-plan amendment","audioSeconds",2362,"startMs",1684000,"endMs",4046000,"viewUrl","/Search/View?dp=1&key=5776902-c1c98189cc5ac0b3a2804715569d969b&start=1684&end=4046","thumbnailUrl","https://assets.pipeline.soar.com/5776902-c1c98189cc5ac0b3a2804715569d969b/thumbnail_1684000.jpg","articleUrl","/articles/6496135/Winchester-City/Frederick-County/Virginia/Commission-debates-M1-protections-expansion-caps-as-it-forwards-Neighborhood-Design-District-Cider-Hill-ordinance-and-comp-plan-amendment","mediaUrl","https://secure.pipeline.soar.com/6496135-07f148c6facb02778df191565626724a/orig.mp4?Expires=1770450793&Signature=LfAo-XILZ8eLcY87ZOnCDMHPmwBJg7COEbk6vtebh33EFfgGBPLF51VO8H9pC~Ufij6x1DG15370nlntao8DNkeRxZ9Sb0cnHL1IGLAYXi8M85y04KaQrPXaIRPx5ss~KSidq2ZIi2d25My3UZ4HPCmBhzR87mqRJjHyowgaoE~50PSJUwRpSaxfd36s4ZJzk9A5O~hbvphNnlaNHEgqcHaLlGoUVaFO6SgEQ6MapVH9WlNQ1UwhvIOFGNAgAKjiMlWmw5TC6gXRz~QoXoMuM~vgwBqSXeIBD~iCCSGpRil3JEmqr5IIFJQ4SWq6j3whMB7m6ulyWLIDZ2WlQSeWWg__&Key-Pair-Id=KUT5TJCACFTXG","author","Winchester","date","2025-09-16T00:00:00Z","article","The Winchester Planning Commission on Sept. 16 advanced amendments to the Neighborhood Design District (NDD) zoning ordinance (TA-25-5) and considered a companion comprehensive-plan amendment to expand the Cider Hill NDD to include four parcels totaling about 92.78 acres.

Planning staff explained that the NDD text changes “expressly grandfather” M1 uses that existed before the rezoning and, as drafted, would allow a 10% expansion by right and up to 20% expansion with a conditional use permit (CUP). Staff described three policy paths presented to commissioners: keep the 10% by right / 20% with CUP (staff/PED option), require a CUP for any expansion above 10% (planning commission preferred compromise), or allow unrestricted expansion by right (property-owner/stakeholder option). Mr. Reddy said, “M1 uses that were in place before the rezoning are expressly grandfathered.”

Commissioners extensively debated the proper balance between protecting existing industrial/manufacturing businesses in Cider Hill and preserving the long-term vision of the Neighborhood Design District as a more mixed-use, walkable area. Several commissioners, noting that the NDD was intended to be flexible and to accommodate the area’s industrial heritage, said they wanted to support existing small manufacturers and allow room for them to grow without undue delay. Others emphasized the need for a predictable transition toward the NDD vision and questioned whether uncapped expansion would frustrate that long-range plan.

Practical considerations were discussed: the CUP application fee was noted to be roughly $575 (application + required mailings), and staff said that CUP review would provide public notice and commission oversight if used to regulate expansions beyond the by-right threshold. Commissioners discussed possible numeric thresholds (10%, 20%, 25% or 30%) and whether a temporal limit (allow expansion for a defined number of years) could provide certainty to property owners while preserving long-term planning goals. Commissioner discussion produced a range of proposals in the record: several commissioners favored increasing the by-right expansion to 20% or 25% and requiring a CUP for any expansion beyond that figure; others preferred a commission-review requirement for greater-than-10% expansions but without a fixed cap in the ordinance text.

Other edits in the NDD ordinance packet drew detailed discussion: staff described new sign regulations tailored to the NDD that aim for a “human scale” and walkability while balancing visibility along major connectors. The ordinance text also adds a CUP allowance for limestone retaining walls in certain locations and expands the list of permitted “community amenities” to include playgrounds, community gardens, picnic canopies and fire pits. Commissioners requested clearer graphics for the “core area” definition and asked staff to remove an interior-amenity floor-space requirement for small multifamily buildings. Planner Nathan said his team reviewed local examples (Hanley Crossing, Oakstone) and adjusted sign-area guidance accordingly.

The related comprehensive-plan amendment to add about 92.78 acres on the western side of Cider Hill would bring currently low-density-residential–zoned parcels into the NDD concept plan area. Christopher Myers, attorney for Winchester Cold Storage, addressed the commission on behalf of his client and stated opposition to rezoning their particular M1 property (605 North Loudoun Street), asking that the client retain M1 zoning; staff and commissioners clarified that the 92.78-acre comp-plan amendment under consideration does not include that parcel and that existing M1 uses would be recognized in the NDD text as proposed.

After substantial deliberation about thresholds and text edits, the planning commission moved to amend TA-25-5 in several ways during the meeting record: members proposed deleting the small-building interior-amenities requirement (14.3-14.2(a)) and recommending that the by-right expansion be set higher than 10% (several commissioners expressed support for a 20–25% by-right allowance with CUP review above that threshold). The commission voted on a motion recommending the ordinance text as amended (including a 25% by-right expansion and CUP review for greater expansions, and removal of 14.3-14.2(a)). The motion was seconded and carried in the recorded voice vote; staff confirmed that the amended text and the commission’s changes would be forwarded to the PED committee and City Council for consideration.

The comprehensive-plan amendment to extend the Cider Hill illustrative concept to include the western parcels also received a recommendation from the commission; staff said the newly added area is largely undeveloped land currently zoned low-density residential, and the change would guide future redevelopment and connectivity with adjacent neighborhoods.

Next steps: the ordinance text amendments and the Cider Hill comp-plan amendment will be forwarded to the City Council (and PED committee where applicable) with the planning commission’s recommended edits; staff indicated graphics and final text clarifications will be included before Council review.","mediaType","Video","parentTitle","Winchester - Planning Commission - 3:00 PM - Sep 16 2025","oneSentenceSummary","The Winchester Planning Commission advanced Neighborhood Design District zoning changes and a Cider Hill comprehensive-plan amendment, debating how much expansion to allow for existing M1 (limited industrial) uses before requiring a conditional-use review.","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},6496141,"Planning commission backs zoning clean-up; adds limits for short-term rental enforcement",278,1384000,1662000,"/Search/View?dp=1&key=5776902-c1c98189cc5ac0b3a2804715569d969b&start=1384&end=1662","https://assets.pipeline.soar.com/5776902-c1c98189cc5ac0b3a2804715569d969b/thumbnail_1384000.jpg","/articles/6496141/Winchester-City/Frederick-County/Virginia/Planning-commission-backs-zoning-clean-up-adds-limits-for-short-term-rental-enforcement","https://secure.pipeline.soar.com/6496141-213cc2ab5968acca5b32ed3313528ed9/orig.mp4?Expires=1770450793&Signature=KBdbXIHaIacwUQD70tJwx-aVBm-LcvjIIe7NIQFFi2fd~83je~UVt8piajrXGsda0QKuY5HRxIM~XSDzg0TJjc9Q5gW6RfSUuD85vMRbUTfQnxQ0g5r1ZY3lcW5jAl9fEgHK4gSfVVVR4mN8TtIFYk7PUx~xz4W1IhcOTMQ7sGkef3xYlifkbrNfaYjmsk30~x5drkd3CtBva0zfc~V4n0~VknoE6V440wekNZQoTZgDLJTo8WVSK2iMMjF8bXwn9ugDld31dJqHRnnqHWZJDUklKSa3IJnQ5UHwm6lUSuifM5l8fITYpvm4tAd-At0trLkguYqv-CEPD1VTD7PB2g__&Key-Pair-Id=KUT5TJCACFTXG","The Winchester Planning Commission on Sept. 16 recommended approval of TA-25-4, a package of zoning ordinance clean-ups and state-code updates that also added specific language addressing short-term rentals and sign/parking clarifications.

Planning staff summarized the primary edits: removing references to specific subsections of federal ADA code so local requirements do not break if external code is revised; clarifying parking requirements; and incorporating changes required by recent state law on short-term rentals. Staff said the ordinance now includes language that would require written documentation when a property owner leases a property and subleases it for short-term rentals, and a penalty/enforcement provision allowing the city to bar a property that has more than three repeat violations from operating short-term rentals at that address until fines are paid and compliance is achieved.

Planner Nathan (staff) and Mr. Reddy (staff lead) walked commissioners through examples and comparisons to existing signage standards and the rationale for the edits. Commissioners praised staff for the draft: Commissioner Corral said, “congratulate staff for just an amazing job of drafting that,” and several others echoed thanks.

The item was a public hearing but no speakers spoke during the allotted public-comment time. The commission voted to recommend approval of TA-25-4; a commissioner moved the recommendation and the motion carried by voice vote.

Staff noted the short-term rental language is intended to make the owner’s lease arrangements and enforcement mechanisms clearer following changes in state law that permit certain subleasing and short-term rental arrangements. The ordinance will proceed to City Council with the planning commission’s recommendation.","Commissioners recommended approval of TA-25-4, a batch of zoning ordinance cleanups including clarifications on parking, short-term-rental (STR) leasing and enforcement (bar on repeat violators), and removal of specific code cross-references to avoid broken links to state/federal code sections.",{"_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},6496147,"Planning commission recommends approval of CUP to convert ground-floor storefront at 725–727 S. Loudoun St.",817,119000,936000,"/Search/View?dp=1&key=5776902-c1c98189cc5ac0b3a2804715569d969b&start=119&end=936","https://assets.pipeline.soar.com/5776902-c1c98189cc5ac0b3a2804715569d969b/thumbnail_119000.jpg","/articles/6496147/Winchester-City/Frederick-County/Virginia/Planning-commission-recommends-approval-of-CUP-to-convert-ground-floor-storefront-at-725727-S-Loudoun-St","https://secure.pipeline.soar.com/6496147-04209486fafa6c0f28bdbad279f18238/orig.mp4?Expires=1770450793&Signature=XLISOKR0U-1~F7rnffX6qFFf4Dmv-sJlAOreeuTyV9A44A3pNT9AYQqQkkrgZAn3YqUwh75iAw-Zqz71PqzMtwMV-Ei~lJGwkotgBexaLi0AariOJ~yxSEKfoUfsIHDnbRut8ruwFGXYzVGOrDg27ROYFSHjl~1lx6NjhWGsE~g-4Y8G3jeyl68vR2XuoPwOOE1zp14W9QwD9bG4ZZdZaKN1WeAWTaqc6h~2tY7Mva0Ygph5Y6cR96gpp~~maHUOfhnLR7alxLT~31BhAUgr06k0c4X5~KBxELFGyVScMQHHlWYVx4DF9NQGuDeEe3ruTy3IwHOUutuRCrKOJQczMA__&Key-Pair-Id=KUT5TJCACFTXG","The Winchester Planning Commission on Sept. 16 recommended approval of Conditional Use Permit CUP 25-232 to convert the ground-floor commercial spaces at 725–727 South Loudoun Street to a single residential unit covering the entire first floor.

The recommendation follows staff’s summary that the proposal would allow the entire ground floor to become residential. Planning staff member Mr. Stewart said, “This CP if approved would allow for the entire Ground Floor to go residential,” and noted permitting and building-inspection issues that would need to be addressed during the permit process.

Commissioners debated whether first-floor bedrooms would face the public street, the history of a prior conversion on the rear half of the same building, and whether the commission should require changes to the storefront windows and door to make the façade more residential in appearance. Mr. Stewart noted the rear half of the ground floor had received a similar approval in 2020 and showed the submitted floor plan for the proposed two-bedroom layout with living space behind the storefront windows.

Several commissioners expressed concern about privacy and safety if a bedroom faces the sidewalk and discussed options including requiring replacement windows/doors to a residential style or capping the number of bedrooms. Commissioner Christopher Piper said during the public meeting that the presence of bedrooms facing the street was “one of the big things” that made him reluctant to support the request during earlier work-session discussion.

A motion to recommend approval that included findings that the proposal would not adversely affect health, safety or welfare and that approval be subject to conformity with the submitted floor plan and site plan initially resulted in a 3–3 tie and died. Commissioners recorded by name in that roll call included Vice Chair Banfield (no), Commissioner Piper (no), Commissioner Torres (yes), Commissioner Blue (yes), Commissioner Perella (yes) and Commissioner Jerilyn Burnett (no). After further discussion about possible conditions and whether to forward the matter to City Council with additional guidance (for example, capping bedrooms or leaving façade treatment to the property owner or Council), the commission restated the motion and then voted in favor by voice vote.

The planning commission’s recommended approval was expressly tied to conformity with the submitted floor plan and site plan; the record shows commissioners discussed—but did not include in the recorded motion—additional possible conditions such as requiring residential-style windows/doors or a limit on bedrooms. Mr. Stewart cautioned that exterior changes had not been submitted by the property owner and that building-code and permitting issues would have to be resolved as part of the permit process.

The commission’s action is a recommendation to City Council; any change to the façade or a formal cap on bedrooms would need to be included in conditions forwarded to Council or handled during the permitting review.","The Winchester Planning Commission voted to recommend approval of Conditional Use Permit CUP 25-232 to allow conversion of the entire ground floor at 725–727 South Loudoun Street from nonresidential to residential, after debate over bedrooms facing the public street and façade changes.","actionData","errors"]

Article not found

Commission debates M1 protections, expansion caps as it forwards Neighborhood Design District (Cider Hill) ordinance and comp-plan amendment

Planning commission backs zoning clean-up; adds limits for short-term rental enforcement

Planning commission recommends approval of CUP to convert ground-floor storefront at 725–727 S. Loudoun St.