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

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.