HomeMy WebLinkAboutPCMinutes2025January15
Frederick County Planning Commission Page 4164
Minutes of January 15, 2025
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in
Winchester, Virginia on January 15, 2025.
PRESENT: Tim Stowe, Chairman/Red Bud District; Roger L. Thomas, Vice Chairman/Shawnee District;
Elizabeth D. Kozel, Shawnee District; Charles Markert, Red Bud District; Kevin Sneddon, Opequon
District; Thomas Bottorf, Opequon District; Justin Kerns, Stonewall District; Charles S. DeHaven III,
Stonewall District; Betsy Brumback, Back Creek District; Jeff McKay, Back Creek District; Jason Aikens,
Gainesboro District; Mollie Brannon, Member at Large; Austin Cano, Acting County Attorney.
ABSENT: Charles E. Triplett, Gainesboro District.
STAFF PRESENT: Wyatt G. Pearson, Director; John A. Bishop, Assistant Director; M. Tyler Klein,
Senior Planner; Kayla Peloquin, Planner II; Shannon L. Conner, Administrative Guaranty Coordinator.
CALL TO ORDER
Chairman Stowe called the January 15, 2025 meeting of the Frederick County Planning
Commission to order at 7:00 p.m.
PLEDGE OF ALLEGIANCE
ADOPTION OF AGENDA
Upon a motion made by Commissioner Thomas and seconded by Commissioner Markert,
the Planning Commission unanimously adopted the agenda for this evening’s meeting.
MINUTES
Upon motion made by Commissioner Thomas and seconded by Commissioner Markert,
the Planning Commission unanimously adopted the minutes from the October 2, 2024 and the November
6, 2024 meetings.
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COMMITTEES
Frederick Water – 12/17/24
Commissioner Brumback reported, the drought conditions persist with the area receiving
only 1” of rain in November. However, water usage decreased, and quarry levels remained adequate. The
East Pit quarry reservoir continues to recharge, but the rate has slowed compared to previous months and
the Town of Stephens City’s daily average sewer flow was below the maximum allotment.
Board of Supervisors – 1/8/25
Supervisor Liero, Board of Supervisor Liaison, reported the Board approved the
Comprehensive Plan Amendment, Western Frederick Land Use Plan and an Ordinance to amend the
Frederick County Coade regarding special event facilities.
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CITIZEN COMMENTS
Chairman Stowe called for citizen comments on any subject not currently on the Planning
Commission’s agenda or any item that is solely a discussion item for the Commission. No one came
forward to speak and Chairman Stowe closed the public comments portion of the meeting.
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ELECTION OF OFFICERS, MEETING SCHEDULE, AND ADOPTION OF BYLAWS AND
RULES & RESPONSIBILITIES FOR 2025
Election of Tim Stowe, Chairman for 2025
Director, Wyatt G. Pearson, declared nominations open for Chairman for the 2025 calendar year. The
nomination of Mr. Stowe for Chairman was made by Commissioner Thomas and seconded by
Commissioner Brumback.
BE IT RESOLVED, that by a unanimous vote, the Frederick County Planning Commission does hereby
elect Mr. Tim Stowe as Chairman of the Planning Commission for calendar year 2025.
Election of Roger L. Thomas, Vice Chairman for 2025
Director, Wyatt G. Pearson declared nominations open for Vice Chairman for the 2025 calendar year. The
nomination of Mr. Thomas for Vice Chairman was made by Commissioner Brumback and seconded by
Commissioner Sneddon.
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BE IT RESOLVED, that by a unanimous vote, the Frederick County Planning Commission does hereby
elect Mr. Roger L. Thomas as Vice Chairman of the Planning Commission for calendar year 2025
Election of Wyatt G. Pearson, Secretary for 2025
Vice Chairman Thomas declared nominations open for Secretary for the 2025 calendar year. The
nomination of Mr. Pearson was made by Commissioner Brannon and seconded by Commissioner Thomas.
BE IT RESOLVED, that by a unanimous vote, the Frederick County Planning Commission does hereby
elect Mr. Wyatt G. Pearson as Secretary of the Planning Commission for calendar year 2025.
BYLAWS, ROLES & RESPONSIBILITIES AND MEETING SCHEDULE FOR 2025
Chairman Stowe stated the Planning Commission’s Bylaws, Roles and Responsibilities (two simple
changes of tabling and item and work sessions), and the Meeting Schedule have been reviewed by the
Commission and are ready for the Planning Commission’s consideration and adoption. The motion was
made by Commissioner Thomas and seconded by Commissioner Markert.
BE IT RESOLVED the Frederick County Planning Commission does hereby unanimously adopt the
Planning Commission’s Bylaws, Roles and Responsibilities, and Meeting Schedule for the calendar year
of 2025 as presented.
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PUBLIC HEARING
Rezoning #10-24 for Winchester East at Opequon Creek
Action – Recommend Denial
Commissioner Bottorf would abstain from all discussion on this item for a possible conflict
of interest.
M. Tyler Klein, Senior Planner, reported this is a request to rezone two parcels totaling
91.7+/- acres from the RA (Rural Areas) Zoning District to the RP (Residential Performance) Zoning
District with proffers to develop up to 303 single-family residential units. He shared a zoning map of the
property. Mr. Klein continued, the residential land uses outside and east of Route 37 are envisioned to be
rural area residential in character. Route 37, to the north and east of Route 50, may generally be considered
as the boundary between the urban areas and rural areas within this study area. This provides a transition
area to the Opequon Creek and to the well-established rural character of adjacent Clarke County. The
proposed rezoning “generally” implements Plan policy specific to residential land uses on portions of the
property west of future Route 37 and use of watershed for recreational amenities. He shared a long range
land use map of the area.
Mr. Klein reported, the Plan identifies transportation improvements in the vicinity of the
subject properties, including the future Route 37 bypass which bisects the subject properties (North/South).
Senseny Road (Route 657) is identified as an improved major collector, and future multi-use trails planned
along Senseny Road and the future Route 37. He noted, the proposal generally implements Plan policy
specific to future right-of-way dedication for Route 37 and improved Senseny Road. Mr. Klein explained,
it is anticipated that development of up to 303 single-family residences will create additional vehicle traffic
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impacting on the existing network. However, the Traffic Impact Analysis (TIA, September 19, 2024) notes:
All study intersections operate at an acceptable level of service and queues with and without the addition
of the proposed development. Based on the capacity and queueing analysis results, the proposed
development will not have a substantial impact on the surrounding transportation and roadway network.
Therefore, no improvements are recommended to mitigate the traffic generated by the proposed
development. He noted, the TIA study intersections included are Senseny Road and Twinbrook
Circle/Senseny Glen Drive (existing), Woodrow Road/Canyon Road and Channing Drive (existing), and
Senseny Road and the proposed site entrance (future). Mr. Klein continued, this rezoning promoted a more
near-term solution that is recommended in the draft Eastern Frederick County Transportation Study
(EFCTS). The development of access points on the parkway, envisioned by the EFCTS, should be
minimized to the maximum extent reasonably possible to preserve future north and south flows. However,
this proposal while implementing a segment of the identified major collector roadway on the subject
properties between Senseny Road and Route 7 via Hallowed Crossing Way/Opequon Crossing would still
leave a significant gap in the transportation network between the northern limits of this development and
the current terminus of Hallowed Crossing Way, and completion of the link between the two roadways. He
noted, the timeframe to secure funding, design, and construct the remaining segment is estimated to be 6-8
years or more depending upon funding source and success of funding applications.
Mr. Klein reported, the Board of Supervisors updated the County’s adopted Capital Impact
Model on October 9, 2024; Cash proffer categories (per Code of Virginia) are limited to public safety
facilities, school facilities, and parks and recreation facilities. He noted, the proposal fully implements
Capital Impact Model outputs for residential development. Mr. Klein shared the proffers that were revised
January 6, 2025. He concluded with a brief summary of the proposed rezoning. Ty Lawson, representing
the Applicant came forward and shared comments regarding the proposal.
The Planning Commission discussed this proposal which included topics that included: the
timing of transportation improvements and completion of the proposed “parkway” between Senseny Road
and Route 7, the availability of public utilities and impact of new residential development of water
resources, impacts to county facilities particularly schools, and the escalator clause included in the proffer
statement. The Applicant noted the importance of the right-of-way dedication for future Route 37 and
partial completion of the “parkway” on the subject properties ad the first step to making a connection
between Senseny Road and Route 7 and all alleviating traffic in this area of the County.
Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to
come forward at this time. Thirteen (13) members of the public spoke in opposition to the proposed
rezoning, including the HOA President of Senseny Glen. The public comments cited concerns with water
resources, safety along roadways, traffic, and County infrastructure not keeping pace with development,
particularly public schools. No one else came forward to speak and Chairman Stowe closed the public
comment portion of the hearing.
Upon a motion made by Commissioner Markert and seconded by Commissioner Thomas
BE IT RESOLVED the Frederick County Planning Commission does recommend denial of Rezoning #10-
24 for Winchester East at Opequon Creek.
Yes: Markert, Thomas, Brannon, Brumback, McKay, Sneddon, Stowe, Kerns
No: DeHaven, Aikens
Abstain: Bottorf
(Note: Commissioner Triplett and Commissioner Kozel were absent from the meeting)
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Rezoning #11-24 Route 7 Self Storage (Edward Browning IV)
Action – Postponed to 2/19/25
Kayla Peloquin, Planner II, reported this is a request to rezone one (1) parcel of 2.38 acres
from the B1 (Neighborhood Business) Zoning District to the B2 (General Business) Zoning District with
proffers to allow for a self-storage facility. She shared a zoning map and a long range land use map of the
property. A GDP provided by the Applicant was presented. Ms. Peloquin continued, the proffer statement
restricts the use of the property to a self-storage facility only. This use would likely generate less trips per
day than some of the permitted uses in the B1 Zoning District that could be built by-right; outdoor trailer
parking is prohibited. Ms. Peloquin explained, a right turn lane to enter the property with a 100’ taper and
a 100’ deceleration lane and a right turn lane exiting the property with a 75’ acceleration lane and a 50’
taper has been added to the GDP and proffer statement. These improvements will make the entrance to the
property safer. She continued, development shall be in general conformance with the GDP dated January
13, 2025. Ms. Peloquin concluded with a brief summary of this rezoning.
The Planning Commissioners discussed the B1 Zoning District uses that could be
constructed by-right with the current zoning, and Staff confirmed that development of those uses could
commence with a site plan approved by the Planning Department and other reviewing agencies. A
Commissioner pointed out that the current zoning also does not meet the desired long-range land use in the
Comprehensive Plan, and that the proposed self-storage use is likely less intensive than many of the
permitted B1 Zoning District uses.
Mr. Knechtel, with Potesta & Associates, representing the Applicant, outlined the zoning
district buffer requirement of at least 50’ with a landscaping component that would be required adjacent to
residential uses. Mr. Knechtel said a safety railing would be placed on top of the retaining wall and site
lighting would be addressed through a photometric plan at the site plan stage. Ms. Peloquin noted, the
Zoning Ordinance requires lighting to not shine onto other properties or roadways.
Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to
come forward at this time. Two resident spoke in opposition of this application stating their concerns with
potential environmental and erosion issues, the safety of the children in the Pioneer Heights subdivision,
the proposed use not fitting in with the character of the community, and potential impacts to nearby
residential property values. No one else came forward to speak and Chairman Stowe closed the public
comment portion of the hearing.
Upon a motion made by Commissioner Markert and seconded by Commissioner Thomas
BE IT RESOLVED the Frederick County Planning Commission unanimously recommends postponement
of Rezoning #11-24 Route 7 Self Storage (Edward Browning IV) to February 19, 2025.
(Note: Commissioner Triplett and Commissioner Kozel were absent from the meeting)
Comprehensive Plan Amendment (CPPA) #01-24, Appleland Properties
Action – Recommend Approval
M. Tyler Klein, Senior Planner, reported this is a proposal to amend the County’s adopted
Comprehensive Plan and Appendix I – Kernstown Area Plan, to expand the Urban Development Area
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(UDA) and to designate the future land use classification to residential for parcels: 74-A-74, 74-A-75, 74-
A-75D, and 75-A-27A totaling 96.82+/- acres. The properties are located immediately north of the limits
of Stephens City, west of US Route 11 (Valley Pike) and east of Springdale Road in the Back Creek
Magisterial District. He shared a zoning map and a long range land use plan map of the property. He
continued, the properties are included in the Kernstown Area Plan and within the limits of the County’s
Sewer and Water Service Area (SWSA). The area plan currently designates planned land uses for the
entirety of the assemblage, with roughly 72-acres designated as business and the remainder as
environmentally sensitive areas, which corresponds with areas of the mapped floodplain (Opequon Creek).
The area plan further identifies the subject property as within the Bartonsville South sub-area.
Mr. Klein explained, the proposal includes revisions to the area plan text to speak to the
development of residential (age-restricted) in the Bartonsville South sub-area, connectivity to residential
development within the limits of the Town of Stephens City, and extensive buffering and screening along
Opequon Creek and historic areas to the north (Bartonsville). Revisions to the transportation network
include modifications to planned future major collector roadway across the subject properties including
removing connections to the north and east that connected the Town of Stephens City to Springdale Road
and plan text changes. He noted, given the details of the proposal as outlined, the proposed CPPA and
resulting development may have the potential to harmonize within the surrounding area.
Mr. Klein concluded, a joint work session was held on August 14, 2024, and the Appleland
Property CPPA was directed forward for additional study and authorized for public hearing through
consensus at the work session. The Comprehensive Plans and Programs Committee (CPPC) reviewed the
revised proposal on November 18, 2024, and supported the proposed changes, including the proposed
removal of the future planned major collector roadway altogether across the subject properties and inclusion
of amended plan text to speak to the development of residential in the Bartonsville South sub-area of the
Kernstown Area Plan.
Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to
come forward at this time. Four (4) members of the public spoke regarding the proposed CPPA citing a
need to harmonize desired growth with traffic and circulation, particularly with the Town of Stephens City.
No one else came forward to speak and Chairman Stowe closed the public comment portion of the hearing.
Upon a motion made by Commissioner McKay and seconded by Commissioner Brumback
BE IT RESOLVED the Frederick County Planning Commission unanimously recommends approval of
Comprehensive Plan Amendment (CPPA) #01-24, Appleland Properties.
(Note: Commissioner Triplett and Commissioner Kozel were absent from the meeting)
Capital Improvement Plan (DIP) 2025-2030
Action – Recommend Approval
Wyatt G. Pearson, Director, reported the Capital Improvement Plan (CIP) is a document
that consists of a schedule of major capital expenditures for the County for the ensuing five-year period.
The Comprehensive Plan and the CIP are intended to be mutually supportive. CIP projects serve as inputs
into the Capital Impact Model, which calculates the cost of new development in the County and suggest an
appropriate cash proffer amount. He continued, in keeping with recently adopted procedures, departments
were advised to ensure projects were achievable with the plans horizon (FY30). Adoption of the Capital
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Improvement Plan is intended to meet the requirements of Code of Virginia 15.2-2232 by adding it as an
appendix to the Comprehensive Plan. Staff used a new format to improve the plan, and feedback is
welcome. Mr. Pearson concluded, the Comprehensive Plan and Programs Committee (CPPC) discussed
the application on December 16, 2024; they expressed that the future inclusion of the debt affordability
component of the proposed plan would be beneficial, and recommended approval.
Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to
come forward at this time. No one came forward to speak and Chairman Stowe closed the public comment
portion of the hearing.
A Planning Commission member offered objections to the Parks and Recreation proposal,
specifically the recreation center project, and felt the justification for the project was lacking.
Upon a motion made by Commissioner Thomas and seconded by Commissioner DeHaven
BE IT RESOLVED the Frederick County Planning Commission recommends approval of the Capital
Improvement Plan (DIP) 2025-2030.
Yes: Brumback, McKay, Sneddon, Markert, Stowe, Thomas, Kerns, DeHaven, Aikens
No: Brannon
(Note: Commissioner Triplett and Commissioner Kozel were absent from the meeting)
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ADJOURNMENT
No further business remained to be discussed, and a motion was made by Commissioner
Thomas to adjourn the meeting. This motion was seconded by Commissioner Bottorf and unanimously
passed. The meeting was adjourned at 10:20 p.m.
Respectfully submitted,
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Tim Stowe, Chairman
___________________________
Wyatt G. Pearson, Secretary
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