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Home My WebLink AboutPCAgenda2025October11.Call to Order 2.Pledge of Allegiance 3.Adoption of Agenda – Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting. 4.Committee Reports 5.Citizen Comments 6.Public Hearings 6.A.2232 Review #01-25 for NextEra Energy Transmission (Woodside Substation) - (Mr. Bishop) Submitted to review a 72-acre site of which approximately 35.60 acres will be disturbed. The property is 7.1 miles north of the City of Winchester, along Interstate 81 (I-81) between Carter Machinery and the Fruit Hill properties and is identified by Property Identification Numbers 33-12-24 and 33-A-88 in the Stonewall Magisterial District. 7.Other 7.A.Current Planning Applications 8.Adjourn AGENDA PLANNING COMMISSION WEDNESDAY, OCTOBER 1, 2025 7:30 PM THE BOARD ROOM FREDERICK COUNTY ADMINISTRATION BUILDING WINCHESTER, VIRGINIA PC10-01-25_01-25NextEra_Review.pdf 1 Planning Commission Agenda Item Detail Meeting Date: October 1, 2025 Agenda Section: Public Hearings Title: 2232 Review #01-25 for NextEra Energy Transmission (Woodside Substation) - (Mr. Bishop) Attachments: PC10-01-25_01-25NextEra_Review.pdf 2 2232 Review #01-25 Next-Era Woodside Substation Staff Report for the Planning Commission Prepared: September 24, 2025 Staff Contact: John Bishop, Assistant Planning Director Executive Summary: Meeting Schedule Planning Commission: October 1, 2025 Action: Pending Board of Supervisors: Action: NA Property Information Property Identification Number (PIN) 33-12-24 and 33-A-88 Address Thistle Lane, Winchester Magisterial District Stonewall Acreage +/- 72.01 acres Zoning & Present Land Use Zoning: RA (Rural Areas) Land Use: Vacant Adjoining Property Zoning & Present Land Use North: RA (Rural Areas) & M1 (Light Industrial) Land Use: Commercial & Vacant South: RA (Rural Areas) Land Use: Residential East: NA Land Use: I-81 West: RA (Rural Areas) Land Use: Residential Proposed Use This is a request for a Planning Commission review and determination of Comprehensive Plan Compliance under VA 15.2-2232. The proposed use is a power substation. This substation would connect to existing electrical infrastructure in the form of the Dominion 500 KV Bismark- Doubs transmission line and FirstEnergy’s Stonewall 138 KV substation with the applicant stated intent to deliver grid benefits by connecting Frederick County users to the regional grid and enabling future economic growth and development as well as enhancing overall reliability of the electrical system. Positives Concerns Proposed facility is adjacent to and supporting of existing infrastructure. A portion of the property (33-12-24) is the Rural Preservation Tract from the Ridgeway Estates Subdivision (Jolene Drive). The intent 3 Page 2 of 3 Proposed facility is located on land that is designated for industrial use in the Comprehensive Plan and bordered by other parcels also designated industrial. Proposed facility supports development of the surrounding parcels in keeping with the Comprehensive Plan by providing enhancement to the electrical grid which is often an important component of industrial location decisions for new businesses. Proposed facility concept plans indicate intention to construct comprehensively planned north south road through the property. stated in the Frederick County Comprehensive Plan is that these Rural Preservation Tracts could potentially be used for agricultural purposes or to preserve natural and environmental features. Planning & Zoning Staff Analysis: Conceptual Site Plan, Site Access, and Transportation: The applicant has provided a Conceptual Site Plan of the proposal. All buffers and setbacks displayed on the conceptual site plan are conceptual and the Zoning Administrator would make the final determination of the Ordinance as to the required setbacks and buffers. The subject parcels are currently accessed via Thistle Lane; however, the conceptual site plan accommodates a future Comprehensive Plan through road on the parcel. Traffic generation for the proposed use would be expected to be minimal. Comprehensive Plan Compliance – Staff Recommendation: The Comprehensive Plan provides guidance when considering any land use action. The property is located within the Sewer and Water Service Area (SWSA). The long-range land use of the property is designated as “Industrial.” The property is located within the Northeast Frederick Land Use Plan (NELUP), last updated in 2023. As noted earlier, the property in question as well as the majority of the surrounding property is designated in the Comprehensive Plan to be Industrial and Mixed-Use Industrial/Office. The NELUP notes that uses that are outside of the those specifically targeted by the Economic Development Authority should only be considered if they are secondary and complementary to targeted businesses. A portion of the property (33-12-24) is the Rural Preservation Tract from the Ridgeway Estates Subdivision (Jolene Drive). The intent stated in the Frederick County Comprehensive Plan is that these Rural Preservation Tracts could potentially be used for agricultural purposes or to preserve natural and environmental features. However, due to the nature of the use, the long-range land use designation of “Industrial”, as well as its role as a use supportive of planned Industrial development in the area, staff would recommend that the proposal be found to be in substantial accord with the Comprehensive Plan. 4 Page 3 of 3 Following a public hearing, staff is seeking a determination of Comprehensive Plan Compliance from the Planning Commission on this 2232 Review request. 5 £¤11 §¨¦81 MARTINSBURGPIKEJOLINE DRTHISTLE L N 33 A 88 33 12 24 4123 MARTINSBURG PIKE 4027 MARTINSBURG PIKE 384 RUEBUCK LN 1420 REST CHURCH RD 4441 MARTINSBURG PIKE 382 JOLINE DR 381 JOLINE DR 375 JOLINE DR 367 JOLINE DR 215 JOLINE DR 201 JOLINE DR 232 JOLINE DR 248 JOLINE DR 260 JOLINE DR 529 TIMBERLAKES LN 209 HAUPTMAN CT 260 TIMBERLAKES LN 353 THISTLE LN 4030 MARTINSBURG PIKE 4273 MARTINSBURG PIKE 4317 MARTINSBURG PIKE 1827 CEDAR HILL RD 286 JOLINE DR 320 JOLINE DR 352 JOLINE DR 378 JOLINE DR 343 JOLINE DR 4231 MARTINSBURG PIKE 351 ZACHARY ANN LN µ Frederick County Planning & Development 107 N Kent St Winchester, VA 22601 540 - 665 - 5651 Map Created: September 12, 2025 £¤11§¨¦81TIMBERLAKESLN WOODSIDERDCEDAR HILL RD WOO D B I N E R DRUEBUCK LNAPPLEVIEW DRORNDOFFDRHAUPTMAN CT MARTINSBURG PIKEBURGESSLNBUSINESSBLVDROCKY LN JEREMIAHLNBRANS O N SPRING R D GRA C ECHU R C H R D JOLINE DR BROWN LNTH IS T LE LN MACBE T H L N Clear Brook 0 580 1,160290 Feet 2232 Review # 01 - 25: NextEra Energy Transmission PINs: 33 - 12 - 24, 33 - A - 88 Zoning Map Application Sewer and Water Service Area Parcels B3 (Industrial Transition District) M1 (Light Industrial District) §¨¦81 #01-25 #01-25 6 £¤11 §¨¦81 MARTINSBURGPIKEJOLINE DRTHISTLE L N 33 A 88 33 12 24 260 TIMBERLAKES LN 353 THISTLE LN 4030 MARTINSBURG PIKE 4273 MARTINSBURG PIKE 4317 MARTINSBURG PIKE 1827 CEDAR HILL RD 4231 MARTINSBURG PIKE 351 ZACHARY ANN LN 286 JOLINE DR 320 JOLINE DR 352 JOLINE DR 378 JOLINE DR 343 JOLINE DR 4123 MARTINSBURG PIKE 4027 MARTINSBURG PIKE 384 RUEBUCK LN 1420 REST CHURCH RD 4441 MARTINSBURG PIKE 529 TIMBERLAKES LN 209 HAUPTMAN CT 232 JOLINE DR 248 JOLINE DR 260 JOLINE DR 382 JOLINE DR 381 JOLINE DR 375 JOLINE DR 367 JOLINE DR 215 JOLINE DR 201 JOLINE DR µ Frederick County Planning & Development 107 N Kent St Winchester, VA 22601 540 - 665 - 5651 Map Created: September 12, 2025 £¤11§¨¦81TIMBERLAKESLN WOODSIDERDCEDAR HILL RD WOO D B I N E R DRUEBUCK LNAPPLEVIEW DRORNDOFFDRHAUPTMAN CT MARTINSBURG PIKEBURGESSLNBUSINESSBLVDROCKY LN JEREMIAHLNBRANS O N SPRING R D GRA C ECHU R C H R D JOLINE DR BROWN LNTH IS T LE LN MACBE T H L N Clear Brook 0 580 1,160290 Feet 2232 Review # 01 - 25: NextEra Energy Transmission PINs: 33 - 12 - 24, 33 - A - 88 Location Map Application Sewer and Water Service Area Parcels §¨¦81 #01-25 #01-25 7 8 9 10 11 12 13 14 15 16 17 Planning Commission Agenda Item Detail Meeting Date: October 1, 2025 Agenda Section: Other Title: Current Planning Applications Attachments: 18