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Home My WebLink AboutPCMinutes2025October1 Frederick County Planning Commission Page 4223 Minutes of October 1, 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 October 1, 2025. PRESENT: Tim Stowe, Chairman/Red Bud District; Roger L. Thomas, Vice Chairman/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; Vaughn Whitacre, Gainesboro District; Mollie Brannon, Member at Large. ABSENT: Elizabeth D. Kozel, Shawnee District; Jason Aikens, Gainesboro District. STAFF PRESENT: Wyatt G. Pearson, Director; John A. Bishop, Assistant Director; Shannon L. Conner, Administrative Guaranty Coordinator. CALL TO ORDER Chairman Stowe called the October 1, 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 Sneddon, the Planning Commission unanimously adopted the agenda for this evening’s meeting. ------------- Frederick County Planning Commission Page 4224 Minutes of October 1, 2025 COMMITTEES Development Review & Regulations Committee – 09/25/25 Commissioner Kerns reported the committee discussed three Zoning Ordinance Text Amendment proposals: TNDB Overlay District; R4 District; and Outdoor Lighting Standards. Transportation Committee – 09/22/25 Commissioner Brannon reported the committee heard a VDOT presentation of progress, study, and alternatives for Exit 317 Interchange Project. The committee was made aware the Transportation Alternatives Program Projects (update and action on 2024 awards) consisted of the Warrior Drive Multiuse Path, the Inverlee Way Pedestrian upgrades, and the Valley Mill Road Pedestrian upgrades. She concluded, as of July 18th, Renaissance Drive is open to traffic; work continues to finalize closing of the Springdale Road rail crossing. Frederick Water – 09/16/25 Commissioner Bottorf reported the Board held a work session with a presentation by Aaron Tice from Wiley/Wilson with a review of Frederick Water 20-year Water Demand Projections and a review of Water System Projects and Path Forward. The regular Board meeting was held with approval of a resolution of the Capital Budget Carryforward from FY2025 to FY 2026. Board of Supervisors – 09/24/25 Supervisor Liero, Board of Supervisor Liaison, reported that the Board approved a rezoning for Firestone Complete Auto Care Center (Rutherford Farm, LLC) and a rezoning for Hara Properties LLC (D&M Container Service). Also approved was an Ordinance Amendment for modifications to the TDR Program with the Board making a revision to the proposal. ------------- 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. The Inn at Vaucluse Spring owner, Jan Van Haute thanked the Planning Commission for the approval of their CUP and provided an update on the progress to open the restaurant in 2026. Jennifer Herring of Gore, VA and Amy Goodyear of Loudoun County, VA shared their objections to the MARL powerlines in the Gore area. No one else came forward to speak and Chairman Stowe closed the public comments portion of the meeting. ------------- Frederick County Planning Commission Page 4225 Minutes of October 1, 2025 PUBLIC HEARING 2232 Review #01-25 for NextEra Energy Transmission (Woodside Substation) Action – Recommend Approval John A. Bishop, Assistant Director, reported this is a review of a 72.01 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. He shared a location map and zoning map of the property. Mr. Bishop continued, 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 which the Applicant has noted the intent is to deliver grid benefits by connecting Frederick County users to the regional grid and enabling future growth and development as well as enhancing overall reliability of the electrical system. Mr. Bishop continued, 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. He stated the subject parcels are currently accessed via Thistle Lane; however, the conceptual site plan accommodates a future Comprehensive Plan through road on the parcel. Mr. Bishop noted, this is a by-right use, this is not a rezoning, and no proffers are associated with, it is not a Conditional Use Permit therefore no conditions. The site plan is conceptual only; the formal site plan process meeting all County ordinances will still be required. Mr. Bishop shared the Comprehensive Plan Conformance: • The Urban Areas section of the Comprehensive Plan designates this area as Urban through its inclusion in the UDA and SWSA and directs readers to the Northeast Frederick Land Use Plan (NELUP) for future land uses. • The NELUP designates this property as well as bordering properties to the north and south as Industrial and Mixed Use Office and Industrial. • The NELUP notes that the Martinsburg Pike and I-81 corridor continue to be predominantly planned for commercial and industrial uses. • The NELUP further notes that uses outside the EDA identified targeted businesses should only be considered if they are secondary and complementary to these targeted businesses. • The proposed substation is immediately adjacent to the existing transmission line. • Current access is from Thistle Lane, Site Plan will be required to accommodate Comprehensive Plan Road through the parcel. Mr. Bishop concluded, this request is to determine if the proposal to construct the Woodside Substation is compliant with the Comprehensive Plan. Commissioner Brannon requested clarification as to the goal for the proposal. Mr. Bishop reiterated the proposal is to determine if it is in conformance with the Comprehensive Plan. The Commission and Staff discussed the Rural Preservation Tract that could be impacted and the NELUP with regards to utilities. Commissioner Thomas asked if the parcel remains RA with this use and Mr. Bishop stated that is correct. Chairman Stowe asked where this proposal goes after the Planning Commission. Mr. Bishop explained it goes to the site plan process which will include all agency comments. Frederick County Planning Commission Page 4226 Minutes of October 1, 2025 Kaitlyn McCormick, representing NextEra shared a presentation and addressed the Planning Commission questions. Chairman Stowe called for anyone who wished to speak regarding the Public Hearing to come forward. The following spoke in opposition to the 2232 Review #01-25 for NextEra Energy Transmission (Woodside Substation): David Dixon Stonewall District Kurt Creager Back Creek District Peter Mielke Back Creek District Theresa Ghiorzi Lovettsville, VA Keryn Newman Jefferson Co., WVA Alfred Ghiorzi Lovettsville, VA Jennifer Smith Stonewall District Leslie Spencer Gainesboro District Bryan Hockman Hampshire Co., WVA Jenise Dixon Stonewall District Amy Goodyear Loudoun Co., VA Steve Goodyear Loudoun Co., VA Jennifer Omps Stonewall District Janet Meeler Stonewall District David Dixon Jr. Stonewall District Allison Harrison Stonewall District Shannon Robine Stonewall District No one else came forward and the Public Hearing was closed for the public comment portion. Commissioner Thomas commented the Commission needs to focus on tonight’s mission and that is, is the substation in conformance with the Comprehensive Plan which is a state requirement. Upon motion made by Commissioner Kerns and seconded by Commissioner Thomas BE IT RESOLVED, the Frederick County Planning Commission does recommend approval of 2232 Review #01-25 for NextEra Energy Transmission (Woodside Substation). Yes: Brumback, McKay, Sneddon, Bottorf, Markert, Stowe, Thomas, Kerns No: DeHaven, Whitacre, Brannon (Note: Commissioner Kozel and Commissioner Aikens were absent from the meeting) ------------- OTHER Wyatt G. Pearson, Director, reported the October 15, 2025 Planning Commission meeting will be canceled. He noted, the site plan for the fourth high school has been received. Frederick County Planning Commission Page 4227 Minutes of October 1, 2025 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 Markert and unanimously passed. The meeting was adjourned at 9:50 p.m. Respectfully submitted, ____________________________ Tim Stowe, Chairman ___________________________ Wyatt G. Pearson, Secretary