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Planning commission approves zoning updates, forwards rezoning with proffer revisions for Cedar Creek Grama site
Summary
On Aug. 19 the commission approved two zoning ordinances updating subdivision and site-plan review procedures, initiated a batch zoning-text amendment, and forwarded a conditional rezoning for 616–632 Cedar Creek Grama to City Council with a recommendation to remove a proffer exclusion for convenience and service establishments.
The Winchester City Planning Commission on Aug. 19 approved two zoning-related ordinances, initiated a broader zoning-text amendment and forwarded a conditional rezoning for a former bank site with a recommended change to its proffer statement.
The commission unanimously approved TA-25-1, an ordinance amending and reenacting the city’s land subdivision ordinance, and TA-25-2, amendments to sections 19–19.7 of the zoning ordinance that allow administrative approval of certain site plans and align city procedures with changes in Virginia law. Planning staff said many of the changes reflect state-code updates and procedural clarifications; staff noted the September work session will review the batch text amendments in greater detail before a public hearing.
Separately, the commission considered a conditional rezoning and proffer statement for roughly 1.32 acres at 616–632 Cedar Creek Grama to allow a highway-commercial B-2 use within the Corridor Enhancement (CE) overlay. Mr. Stewart, planning staff, reported that the applicant narrowed the list of permitted uses in the proffer statement but that commissioners and staff sought flexibility for future reuse. A homeowner’s letter identified past retaining-wall failures and steep slopes behind homes on Hillman Drive; staff said a 50-foot rear setback and proposed on-site stormwater connections to an existing 60-inch pipe would be used to manage runoff and protect neighboring homes.
Commissioners debated a long list of excluded uses in the applicant’s proffers. Several commissioners, noting the city’s inventory of vacant commercial space, urged the applicant and City Council to be more flexible so the building can be repurposed if a bank vacates. Many commissioners specifically questioned the exclusion of convenience and personal service establishments (for example, barbershops, beauty parlors, laundries). The commission voted to forward the rezoning to City Council with a recommendation to remove section 3(e) of the proffer statement (the convenience/service exclusion) from the August 12, 2025 proffer package and otherwise recommend approval; the motion and second were recorded and carried.
The commission also voted to initiate TA-25-4, a batch zoning-text amendment for general cleanup and to align several sections of the Winchester zoning ordinance with state law. Staff said more detailed review will occur at the September work session and that most changes are technical or required by state code.
The planning staff provided a residential pipeline update at the meeting, noting active projects including Laurelwood Commons townhomes, a six-unit conversion above a former Rite Aid on Amherst Street, Abrams Crossing lot activity and other multi-family construction. Staff said an interactive GIS map of residential and nonresidential projects is in development and will allow the public to filter projects by status and ward.
