HomeMy WebLinkAboutPCMinutes2025August6
Frederick County Planning Commission Page 4205
Minutes of July 2, 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 August 6, 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; Vaughn Whitacre, Gainesboro District; Mollie Brannon, Member at Large.
ABSENT: None
STAFF PRESENT: Wyatt G. Pearson, Director; John A. Bishop, Assistant Director; Kayla Peloquin,
Planner II; Amy L. Feltner, Planner I; Shannon L. Conner, Administrative Guaranty Coordinator.
CALL TO ORDER
Chairman Stowe called the August 6, 2025 meeting of the Frederick County Planning
Commission to order at 7:00 p.m.
PLEDGE OF ALLEGIANCE
Commissioner Thomas led the 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 May 21, 2025, June 4, 2025, July 2,
2025 meetings.
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COMMITTEES
Development Review and Regulations Committee – 7/24/25
Commissioner Kozel reported, the committee discussed a proposal to amend Chapter 165
Zoning Ordinance to clarify the Transfer of Development Rights (TDR) program’s receiving property
criteria, transfer process, and development approval procedures. Additionally, Staff proposes revising the
adopted Traffic Impact Analysis (TIA) Standards to facilitate the use of the TIA in the consideration of
TDR projects and other by right development.
Transportation Committee – 7/28/25
Commissioner Brannon reported, the Committee approved a minor update to the Capital
Improvement Plan, discussed quotes for Application Assistance and Gainesboro Road Design, and heard
updates on various County projects.
Conservation Easement Authority – 7/26/25
Commissioner Markert reported, the Authority held the elections of officers and adopted
the proposed Bylaws. A presentation on Purchase of Development Rights (PDR) was shared.
Historic Resources Advisory Board – 7/18/25
Chairman Stowe reported, the Board reviewed CPPA #01-25 for Middletown Business
Park. He shared discussion continued on the use of the historic preservation funding.
Board of Supervisors – 7/9/25
Supervisor Liero, Board of Supervisor Liaison, reported the Board held a discussion on an
Ordinance Amendment for Transfer of Development Rights & Traffic Impact Analysis Standards Update.
He noted, item was sent forward for Public Hearing.
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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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PUBLIC HEARING
Rezoning #04-25 of Laurel Ridge Community College Foundation Inc. (MDP Facilities Solutions)
Action – Recommend Approval
Amy L. Feltner, Planner I, reported this is a request to rezone 19.81+/- acres from the RA
(Rural Areas) Zoning District to the HE (Higher Education) Zoning District with proffers for a technical
trade facility. The property is generally located northeast of 131 Garland Snapp Drive, Middletown, and is
in the Back Creek Magisterial District. She shared a zoning map and a long range land use map of the
property. Mrs. Feltner continued, the proposed rezoning implements the Middletown/Lord Fairfax Area
Plan which enhances the existing educational institution and Laurel Ridge Community College which serve
Frederick County and the broader region. The Middletown/Lord Fairfax Area Plan expressly stated that
Frederick Water will be the party responsible for providing water and sewer to this area. The facility, and
the proposed expansion, will continue to be served by the City of Winchester for public water and the Town
of Middletown for public sewer services. She presented the generalized development plan (GDP) dated
July 2, 2025. Mrs. Feltner concluded, this proposed rezoning implements the Middletown/Lord Fairfax
Area Plan, monetary contributions are included to off-set impacts to local fire and rescue services, and there
is a dedication of right-of-way for future improvements to Route 11/Valley Pike.
Chairman Stowe called for anyone who wished to speak regarding the Public Hearing to
come forward. One member of the public spoke with concern about the location of the proposed building
location and an existing easement to a private well. The Applicant stated that they were aware of the
easement, and neither the buildings nor internal roadways would be infringing upon the easement. No one
else came forward and the Public Hearing was closed for the public comment portion.
Chairman Stowe asked for verification of the use of the facility and proposed substation.
The Applicant responded that the facility was for training purposes (electrical trade) and would have
electricity beyond a normal facility. He noted, the facility would not be associated with producing power.
Upon motion made by Commissioner Brumback and seconded by Commissioner Thomas
BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval
of Rezoning #04-25 of Laurel Ridge Community College Foundation Inc. (MDP Facilities Solutions).
Conditional Use Permit #05-25 for Arcola Towers (Frederick Water)
Action – Recommend Denial
Kayla Peloquin, Planner II, reported this application proposes a 150’ monopole wireless
telecommunications facility by Arcola Towers for T-Mobile and a minimum of three (3) additional
broadband carriers. The property is located at 330 Lakeside Drive, Stephens City consisting of 14.25+/-
acres, in the Shawnee Magisterial District. She shared a zoning map of the property. Mrs. Peloquin
continued, the tower would be located within a 50’x50’ fenced area (2,500 square feet) consisting of 8’ tall
chain link fence with 3 strands of barbed wire on top. She noted, existing mature landscaping will be
utilized for screening. The Applicant has provided a letter certifying the fall radius of 150’ at ground level
from a certified professional engineer; the proposed setbacks are greater than 150’ in all direction.
Mrs. Peloquin continued, the Public Facilities chapter of the Comprehensive Plan includes
broadband and telecommunications section with a goal to “promote the development of a high-quality
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wireless telecommunications network throughout the County to serve its residents, while protecting the
County’s visual landscape, historic resources, and natural resources”. She noted, the proposed tower
generally helps the County achieve this goal. Mrs. Peloquin presented the conditions of this conditional
use as recommended by Staff:
1. All review agency comments and requirements shall be complied with at all times.
2. The tower shall not exceed 150’ in height.
3. The tower shall be available for co-locating personal wireless service providers.
4. A minor site plan meeting all requirements of the Zoning Ordinance, including
additional regulations for commercial telecommunications facilities (§165-204.19)
shall be approved prior to establishment of the use.
5. In the event the telecommunications tower is not constructed within twelve (12)
months of approval of this Conditional Use Permit, the CUP will be deemed
invalid.
6. Any expansion or change of use shall require a new Conditional Use Permit.
Mr. Yates, representing Arcola Towers, stated that the tower location has been carefully
selected and that T-Mobile would not be making this investment if it were not necessary as the carriers plan
ahead to maintain service levels. In response to questions, Mr. Yates stated the nearest home is 461’ from
the base of the tower and electric will be brought to the side underground. T-Mobile initiated the tower and
AT&T stated they will collocate as both receive complaints about coverage from customers in the area. The
presentation demonstrated the coverage gap without the proposed tower and the coverage should the tower
be approved. A generator will be used for emergencies and will be tested for around 30 minutes every
couple of weeks, otherwise the maximum noise outside of the fenced compound would be 60 decibels. No
lights are required by the FAA and no lights are proposed. The tower is designed for at least two other
carriers. The fall zone radius is 150’, which is fully contained within the subject property.
The Planning Commission discussed how much service may degrade in the area with the
addition of new residences. Mr. Yates stated that with the anticipated growth further degrading service
capacity, the carriers are preemptively making the investment to ensure capacity is available when growth
occurs.
Chairman Stowe called for anyone who wished to speak regarding the Public Hearing to
come forward. Numerous citizens stated they live in the surrounding neighborhoods and broader Stephens
City area and have not had issues with cell service. Residents expressed strong opposition to the proposal,
and many residents felt the tower would be an eyesore and do not feel it is necessary. No one else came
forward and the Public Hearing was closed for the public comment portion.
The Planning Commission debated whether there is a better location for the tower within
the subject property. While Frederick County does not identify ideal areas for towers in the Comprehensive
Plan, the ordinance requires carriers to collocate on existing towers if available.
Upon motion made by Commissioner Thomas and seconded by Commissioner DeHaven
to recommend approval (motion failed)
Yes: McKay, Markert, Thomas, Kerns, DeHaven
No: Brannon, Brumback, Sneddon, Bottorf, Stowe, Kozel, Aikens, Whitacre
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Upon motion made by Commissioner Aikens and seconded by Commissioner Brannon to recommend
denial
BE IT RESOLVED, the Frederick County Planning Commission does recommend denial of Conditional
Use Permit #05-25 for Arcola Towers (Frederick Water).
Yes: Brannon, Brumback, Sneddon, Bottorf, Stowe, Kozel, Aikens, Whitacre
No: McKay, Markert, Thomas, Kerns, Dehaven
2025-2030 Capital Improvement Plan (CIP)
Action – Recommend Approval
John A. Bishop, Assistant Director, reported this is a minor update to the CIP
Transportation section to clearly identify projects or components of projects that are under application with
the Virginia Department of Transportation for funding under the Revenue Sharing Program and the
Transportation Alternative Program. The CIP is a prioritized list of capital projects requested by various
County Departments and Agencies. He noted, the Plan is created as an informational document to assist in
the development of the County’s annual budget; if adopted, the CIP is based on the Comprehensive Plan.
Mr. Bishop shared, the County is currently in the Application phase for the following projects:
Revenue Sharing (50% State/ 50% County)
• Warrior Drive Extension and Brandy Lane upgrade to a State road
• Route 11 widening and intersection upgrade at Shawnee Drive
• Brucetown Road/Hopewell Road alignment
• Back Mountain Road R-Cut intersection upgrade
Transportation Alternative Program (80% State/20% County)
• Westminster Canterbury Drive Crossing at Route 522
• Tasker Road Multi-Use path from Warrior Drive to Cross Keys Circle
Mr. Bishop concluded, the Transportation Committee reviewed this item on July 28, 2025
and recommended approval.
Chairman Stowe called for anyone who wished to speak regarding the Public Hearing to
come forward. No one came forward and the Public Hearing was closed for the public comment portion.
Upon motion made by Commissioner Aikens and seconded by Commissioner Thomas
BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval
of the 2025-2030 Capital Improvement Plan (CIP) Transportation Section.
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OTHER
Wyatt G. Pearson, Director, reported an email was sent out to all Planning Commission
Members regarding Comp Plan conversations and to please let Staff know when available. He continued,
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as an update, the inter parcel waiver connection for Lake Frederick; were able to sign an MDP for revision
6 in final MDP phases within Lake Frederick and it did include an inter parcel connection. Mr. Pearson
stated Staff is reviewing Site Plans for the Publix on Route 277 and the Jordan Spring Elementary
expansion. Commissioner Thomas asked is it possible to set aside an area for cell phone towers as a by-
right use for large rezonings in residential areas. Mr. Pearson commented it would require a CUP alongside
the Rezoning and could ask the residential developer to do this, but they would not be required to.
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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 Aikens and unanimously
passed. The meeting was adjourned at 8:50 p.m.
Respectfully submitted,
____________________________
Tim Stowe, Chairman
___________________________
Wyatt G. Pearson, Secretary
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