Planning Commission backs revised setback, lets zoning admin choose frontage to preserve street character

The Winchester Planning Commission voted to recommend approval of TA‑26‑2, a zoning text amendment proposed by Pingner and Lewis PLC to refine setback and corner‑lot definitions in the city code.

Staff explained the amendment clarifies what parts of a structure count toward setback calculations, allows the zoning administrator to choose which side of a corner lot is considered the front when appropriate, and expands the number of adjacent lots used in averaging (staff referenced counting up to five lots to better capture street character).

The applicant, identified in the packet as Painter, said the change preserves historic street character and provides consistent treatment for corner lots where the shorter side is not the street that visually functions as the front. “All we’re trying to do here is afford a corner lot the same opportunity,” Painter said, arguing the amendment would benefit character across the city.

Commissioners supported the flexibility. Commissioner Bloom called it “excellent” for preserving Winchester’s historic character; other commissioners urged staff consider an option to apply the shorter adjacent lot setback rather than the average in specific cases. Commissioner Mayfield moved to recommend approval with a revision to allow the adjacent lot or the average, whichever is shorter; the motion was seconded and passed on roll call.

Staff noted the language will be edited to reflect the commission’s intent before the item goes to council. The planning commission’s recommendation will now be forwarded to Winchester City Council for further consideration.