HomeMy WebLinkAboutPCAgenda2026February181.Call to Order
2.Invocation
3.Pledge of Allegiance
4.Adoption of Agenda – Pursuant to established procedures, the Planning Commission
should adopt the Agenda for the meeting.
5.Committee Reports
6.Citizen Comments
7.Public Hearings
7.A.Rezoning #01-26 of 700 Ross Street (Aikens and Allen LP LLP) - (Mr.
Bittner)
Submitted to rezone +/- 0.20-acres from B2 (General Business) Zoning District with
proffers to B2 (General Business) Zoning District with modified proffers including a
reduction to setback requirements of §165-601.02. The property is located at 700 Ross
Street, Winchester, and is identified by Property Identification Number 54G-1-13A in the
Stonewall Magisterial District.
8.Other
8.A.Planning Applications
9.Adjourn
AGENDA
PLANNING COMMISSION
WEDNESDAY, FEBRUARY 18, 2026
7:00 PM
THE BOARD ROOM
FREDERICK COUNTY ADMINISTRATION BUILDING
WINCHESTER, VIRGINIA
PC02-18-26REZ01-26_Redacted.pdf
1
Planning Commission
Agenda Item Detail
Meeting Date: February 18, 2026
Agenda Section: Public Hearings
Title: Rezoning #01-26 of 700 Ross Street (Aikens and Allen LP LLP) - (Mr. Bittner)
Attachments:
PC02-18-26REZ01-26_Redacted.pdf
2
REZONING #01-26
700 Ross Street
Staff Report for the Planning Commission
Prepared: February 2, 2026
Staff Contact: Eric Bittner, Planner II
Executive Summary:
Meeting Schedule
Planning Commission: February 18, 2026 Action: Pending
Board of Supervisors: March 11, 2026 Action: Pending
Property Information
Property Identification Number (PIN) 54G-1-13A
Address 700 Ross Street, Winchester
Magisterial District Stonewall
Acreage +/- 0.20
Zoning & Present Land Use Zoning: B2 (General Business) with proffers
Land Use: Vacant (residence)
Proposed Zoning B2 with modified proffers
Adjoining Property Zoning & Present Land Use
North: RP (Residential Performance) District Land Use: Residential
South: City of Winchester; B2 highway
Commercial
Land Use: Hotel
East: B2 (General Business) District Land Use: Vacant
West: City of Winchester; B2 highway
Commercial
Land Use: Residential
Proposed Use
This is a request for a proffer amendment to amend approved proffers associated with REZ
#14-03 – Hampton Inn. The amendments propose removing a proffered use restriction of a
parking lot only and restricting the use of the parcel to a hotel and parking and a reduction of
the 35’ setback from Ross Street to 25’ from the right-of-way (ROW).
Positives
Concerns
The proposed rezoning restricts allowed uses
that would not be harmonious with the
surrounding residential uses.
The removal of an existing access is an
improvement to Ross Street.
The B2 district is not typically considered to
be consistent with the Residential future land
use category.
Proffer C’s reduced setback is a reduction of
current setback standards. Reference the
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Page 2 of 5
County Attorney’s comment. The Planning
Commission should be aware that this proffer
is intended to make the zoning ordinance
more lenient, which is atypical of proffers.
Review Agency Comments:
Review Agency
Comment
Date
Comment Summary Status
Virginia
Department of
Transportation
(VDOT)
01/8/2026 “VDOT has no comments.”
Winchester
Utilities
12/16/2025 No comment
Frederick County
Public Works
1/22/2024 “We offer no comment at this time.”
Winchester
Planning
1/12/2026 “Aikens to submit a minor site plan to
the City to capture the shared parking
arrangement and overall minor
reduction in parking at their hotel
street.”
Comments
addressed through
Proffer C.
Frederick County
Fire Marshal
12/18/2024
“Future development shall comply
with the Frederick County Fire
Prevention Code and other applicable
codes pertaining to life safety.”
Frederick County
Attorney
01/8/2025
2/3/2025
No comment.
“The proffer statement meets the
requirements of the Frederick County
Zoning Ordinance and the Code of
Virginia and is legally sufficient
as proposed for recordation. I have not
reviewed the substance of the proffers
as to whether the proffers are suitable
and appropriate for this
specific development, as my
understanding is that review is being
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Page 3 of 5
undertaken by staff and the Planning
Commission.”
Planning & Zoning Staff Analysis:
Site History:
The single-family dwelling on the property was constructed in 1947, is not currently in use, and
the structure is nonconforming due to its setbacks, being approximately 20’ from the ROW. The
previous rezoning application (REZ #14-03) was approved by the Board of Supervisors on
December 10, 2003, and rezoned the subject property from the Residential Performance (RP)
district to B2 (General Business) Zoning District with proffers, restricting the allowed use to only
vehicle parking. The dwelling on the property has not been in use for more than two years and its
legal nonconforming use has been discontinued in keeping with §165-901.02. This property is
partially located in the City of Winchester.
Comprehensive Plan Conformance:
The Comprehensive Plan (adopted November 2021) and the Northeast Frederick Land Use Plan
(NELUP, 2023) provide guidance on the future development of the subject property. The Plan
identifies the subject property as having a “residential” land use designation. The property is in
the Sewer and Water Service Area (SWSA), but would be served by the City of Winchester, and
inside the Urban Development Area (UDA).
While the NELUP does not directly address the residential area around Winchester, §165-402.01
of the Frederick County Zoning Ordinance speaks to the intent of the residential land use
classification by shaping the intent of the zoning district intended to implement it.
“…intended to provide for a compatible mixture of quality residential housing types
within the Urban Development Area, consistent with the residential land use
policies of the Comprehensive Plan.”
The proposed proffer amendment and existing zoning (B2) is not otherwise in conformance with
the Plan future land use policies. The intended use is intended to maximize the subject parcel’s
strategic location adjacent to the Hampton Inn, City of Winchester, and adjoining areas identified
with a “business” land use designation. As such, this makes it desirable for extending the existing
use. The consolidation of residential uses and mixed-use nature of the surrounding area does
provide the opportunity for complementary business uses. Careful consideration should be given
to the permitted through the rezoning and their appropriateness to address retail and convenience-
type needs for nearby residences.
The applicant has attempted to address this by restricting all other uses allowed in the B2 district.
If accepted, the only allowed uses would be a hotel and parking.
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Page 4 of 5
Transportation & Site Access:
REZ #14-03 limited street access by requiring an internal connection to the existing Hampton Inn
parking lot that is served by existing entrance on Ross Street and eliminating the existing access
from the Parcel onto Ross Street. The proposed rezoning seeks to keep this proffer.
Ross Street is not identified in the Comprehensive Plan for improvement as part of the Eastern
Road Plan. Currently, Ross Street right-of-way (ROW) is 50’ wide . There is a ROW dedication 15’
wide north of the property, though no improvements have been made.
Proffer Statement, Generalized Development Plan (GDP), & Impact Analysis:
Proffers
(January 23, 2026)
Staff Comment
A) Land Use Restrictions Removes multiple uses that are not consistent
with the residential future land use.
This does limit the property use and any
alternative use would require a new rezoning.
B) Access The removal of this entrance improves
conditions on Ross Street by ensuring limited
entrances along the street.
C) Design Standards The 10’ parking setback is identical to the
current Zoning requirements of §165-202.01.
Site plan approval would be required from the
City of Winchester.
The proposed 25’ setback would be a
reduction from the 35’ setback currently
required in the B2 district.
Below is the Generalized Development Plan (GDP) revised January 23, 2026, which depicts the
proposed (revised) location of the hotel and removed entrance.
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Page 5 of 5
This is a proffer amendment affecting the allowed land use, requiring a public hearing.
Following a discussion, staff is seeking a recommendation from the Planning Commission to
forward to the Board of Supervisors on this rezoning application.
7
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107 N Kent St
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Rezoning from B2 to B2 with Amended Proffers
Zoning Map
Application
Sewer and Water Service Area
Parcels
B2 (General Business District)
RP (Residential Performance District)
REZ #01-26
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Rezoning from B2 to B2 with Amended Proffers
Location Map
Application
Sewer and Water Service Area
Parcels
REZ #01-26
9
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54G 1 13A
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Frederick County Planning & Development
107 N Kent St
Winchester, VA 22601
540 - 665 - 5651
Map Created: January 29, 2026
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REZ # 01 - 26: 700 Ross Street
PIN: 54G - 1 - 13A
Rezoning from B2 to B2 with Amended Proffers
Long Range Land Use Map
Application
Sewer and Water Service Area
Parcels
Long Range Land Use
Residential
REZ #01-26
10
PROFFER STATEMENT ADMENDMENT
REZONING #14-03 OF HAMPTON INN
DATE: January 23, 2026
REZONING: REZ #
PROPERTY: Tax Parcel 54G-((1))-13A
MAGISTERIAL DISTRICT: Stonewall
RECORD OWNER: Aikens & Allen LP, LLP
APPLICANT: Aikens & Allen LP, LLP
PROJECT NAME: 700 Ross Street
ORIGINAL DATE OF PROFFERS October 24th, 2003
The original Proffer # 14-03, Sections A & C referenced below reads as follows:
A) Land Use Restrictions
The applicants hereby proffer to redevelop the existing residential parcel as a parking lot only.
C.) Design Standards
The applicants hereby proffer to develop the parking lot with a minimum setback of ten (I 0)
feet from Ross Street and further proffer to develop the parking lot in conformance with the
parking lot design standards specified in the City of Winchester Zoning Ordinance to ensure
continuity v.ith the existing parking lot serving the Hampton Inn.
The amended Proffer shall remove and amend both sections A and C.
New proffers
A) Land Use Restrictions
The applicants hereby proffer to redevelop the existing parcel as a hotel and parking lot only.
C.) Design Standards
The applicants hereby proffer to develop the property with hotel use that is setback a minimum
of 25’ from Ross Street and/or a parking lot with a minimum setback of ten (10) feet from Ross
Street and further develop the parking lot in conformance with the parking lot design standards
specified in the City of Winchester Zoning Ordinance to ensure continuity with the existing
parking lot serving the Hampton Inn.
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All other previously approved proffers with Rezoning #14-03 remain in effect along with the
addition to of a 25’ front yard setback specifically for the permitted use of a hotel use as depicted
on the GDP associated with this application.
Owners’ Signature
The conditions proffered above shall be binding upon the heirs, executors, administrators,
assigns, and successors in their interest of the Owner. In the event the Frederick County
Board of Supervisors grants this rezoning and accepts the conditions, the proffered
conditions shall apply to the land rezoned in addition to other requirements set forth in
the Frederick County Code.
Respectfully Submitted
Witness / Attest: Owner:
Signature: Signature:
Print Name: Print Name:
Title: Title:
Date: Date:
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Greenway Engineering
0
September 29, 2003 Hampton Inn Rezoning
HAMPTON INN - ROUTE 7 REZONING
Tax Parcel 54G-((1))-13A
Stonewall Magisterial District
Preliminary Matters
Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and
the provisions of the Frederick County Zoning Ordinance with respect to conditional
zoning, the undersigned applicant hereby proffers that in the event the Board of
Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 1. Jo3
for the rezoning of 0.20± acres from the RP, Residential Performance District to establish
0.20± acres of RP, Residential Performance District, development of the subject property
shall be done in conformity with the terms and conditions set forth herein, except to the
extent that such terms and conditions may be subsequently amended or revised by the
applicant and such be approved by the Frederick County Board of Supervisors in
accordance with the said Code and Zoning Ordinance. In the event that such rezoning is
not granted, then these proffers shall be deemed withdrawn and have no effect
whatsoever. These proffers shall be binding upon this applicant and their legal
successors, heirs, or assigns.
The subject property, more particularly described as the land owned by Aikens & Allen
L.P., L.L.P. being all of Tax Map Parcel S4G-((1))-13A, and further described by Deed
Book 942, Page 580 recorded July 16, 1999 in the Frederick County Clerk of the Court
Office.
The applicants hereby proffer the following:
A.) Land Use Restrictions
The applicants hereby proffer to redevelop the existing residential parcel as a parking lot
only.
B.) Access
The applicants hereby proffer to eliminate the existing access to Ross Street (Route 712),
and to provide access to the 0.20± acre parcel through an internal connection to the
existing Hampton Inn parking lot that is served by an existing entrance on Ross Street.
File #w-218/EAw I 13
Greenway Engineering September 29, 2003 Hampton Inn Rezoning
C.) Design Standards
The applicants hereby proffer to develop the parking lot with a minimum setback of ten
10) feet from Ross Street and further proffer to develop the parking lot in conformance
with the parking lot design standards specified in the City of Winchester Zoning
Ordinance to ensure continuity with the existing parking lot serving the Hampton Inn.
D.) Signatures
The conditions proffered above shall be binding upon the heirs, executors, administrators,
assigns and successors in the interest of the applicant and owner. In the event the
Frederick County Board of Supervisors grants this rezoning and accepts the conditions,
the proffered conditions shall apply to the land rezoned in addition to other requirements
set forth in the Frederick County Code.
Respectfully 1Submitted: y
Aikens & Allen L.P., L.L.P. Date
Commonwealth of Virginizt
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14
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MORRIS & RITCHIE ASSOCIATES, INC.
205 E. HIRST ROAD, STE 106
PURCELLVILLE, VA 20132
(703) 994-4047
MRAGTA.COM NORTH15
MORRIS & RITCHIE ASSOCIATES, INC.
ENGINEERS, ARCHITECTS, PLANNERS, SURVEYORS,
AND LANDSCAPE ARCHITECTS
205 E. Hirst Road, Suite 106, Purcellville, VA 20132 (703) 994-4047 www.mragta.com
Abingdon, MD Baltimore, MD Laurel, MD Towson, MD Georgetown, DE Newark, DE Purcellville, VA Raleigh, NC Wilmington, NC Orlando, FL
(410) 515-9000 (443) 490-7201 (410) 792-9792 (410) 821-1690 (302) 855-5734 (302) 326-2200 (703) 994-4047 (984) 200-2103 (910) 523-5065 (407) 317-6288
700 ROSS STREET
IMPACT ANALYSIS STATEMENT
Date: November 26, 2025
OWNER / APPLICANT / CONTACT:
AIKENS & ALLEN LLP
C/O Mr. Jason Aikens
PO Box 2468
Winchester, VA 22604-1668
EMAIL: jason@aikensgroup.com
PREPARED BY:
MORRIS & RITCHIE ASSOCIATES, INC.
205 E. HIRST RD, SUITE 106
PURCELLVILLE, VA 20132
INTRODUCTION
The purpose of this report is to evaluate the impacts to Frederick County associated with a minor
proffer amendment for the 0.20-acre property identified as Tax Map Parcel 54G-1-13A. The subject
parcel is located at the northeast corner of Conway and Ross Streets. It is zoned B-2, General Business
District, and will remain in that zoning classification.
Rezoning Application #14-03 (Hampton Inn), approved on December 10, 2003, restricted the parcel
to future parking exclusively for the adjacent hotel. The 9,000-square-foot lot would have produced
only a minimal number of new spaces, and the anticipated demand for overflow parking has not
materialized. As a result, the parcel has remained in its existing condition and currently contains an
aging, vacant residential structure.
The proposed amendment removes the parking-only limitation and allows redevelopment of the parcel
with a 12-unit extended-stay hotel associated with the existing Hampton Inn. This redevelopment
replaces a deteriorating residential structure with a compatible commercial use, improving the visual
character of the area while supporting the operational efficiency of the hotel. The amendment also
requests a reduction of the existing 35-foot front setback along Ross Street to 25 feet to maintain
adequate separation from the existing 10-foot waterline easement.
Approval of the amendment would allow the parcel to be utilized in a manner consistent with County
commercial development objectives and the Comprehensive Plan. The proposal will contribute to
long-term economic activity, strengthen adjacent commercial uses, and enhance the built environment
along Ross Street.
16
700 Ross St.
Impact Analysis Statement
November 26, 2025
Page 2 of 4
BASE INFORMATION
Location: 700 Ross Street
Magisterial District: Stonewall
Property ID: 54G-1-13A
Current Zoning: B-2 (General Business District)
Current Use: Vacant residential
Parcel Area: 0.20 acres
Surrounding Properties
North:
15’ Betty Lane right-of-way and residential uses beyond
Zoning: RP (Residential Performance District) and B-2 (General Business District)
South:
Existing Hampton Inn hotel
Zoning: B-2 (Highway Commercial District – City of Winchester)
East:
Parking facilities for the Hampton Inn
Zoning: B-2 (General Business District – Frederick County)
West:
Ross and Conway Streets; existing residential uses beyond
Zoning: B-2 (Highway Commercial District – City of Winchester)
COMPREHENSIVE PLAN
The 700 Ross Street parcel lies within the Eastern Frederick Urban Area Plan as identified in the 2035
Comprehensive Plan. Prior approvals have designated the property for General Business use. The
proposed extended-stay hotel is consistent with the Plan’s vision for business development and
supports the continued strengthening of the commercial corridor along Berryville Avenue (Route 7).
The use is compatible with surrounding development patterns and complements the existing Hampton
Inn.
17
700 Ross St.
Impact Analysis Statement
November 26, 2025
Page 3 of 4
SUITABILITY OF THE SITE
The 9,000-square-foot parcel contains minimal environmental features, limited primarily to tree cover
and a drainage easement. Site disturbance will be limited and conducted in accordance with all
applicable County, State, and Federal regulations. The small scale of redevelopment results in a low
environmental impact profile and is appropriate for the parcel’s location and existing zoning.
ENVIRONMENTAL
Wetlands
According to the National Wetlands Inventory, no wetlands exist on the property. A detailed
environmental investigation will be completed during the site plan stage. Any required approvals or
mitigation for potential impacts will comply with County, State, and Federal requirements.
Soils and Steep Slopes
Per the Soil Survey of Frederick County, Virginia and the County’s GIS database, the property
contains the soil type:
Weikert–Berks Channery Silt Loams, 7–15% slopes.
These soils are suitable for development with proper drainage controls. Any limitations related to soil
characteristics will be addressed through appropriate engineering design and construction practices.
No steep slopes exceeding 15% have been identified on the parcel.
TRANSPORTATION
The site is served by the existing road network, including Ross Street and Conway Street, with direct
access to Route 7 (Berryville Avenue) and the southbound interchange ramps of I-81 located less than
500 feet away.
Traffic impacts are minimal due to the small scale of the proposed use. Based on the ITE Trip
Generation Manual, Land Use Code 311 (All-Suites Hotel), projected site-generated trips for a 12-unit
extended-stay hotel are:
Daily Trips: 75 trips/day
AM Peak Hour: 6 trips
PM Peak Hour: 7 trips
Given these low volumes and the proximity to major roadways, no transportation improvements are
anticipated or required.
18
700 Ross St.
Impact Analysis Statement
November 26, 2025
Page 4 of 4
UTILITIES
The City of Winchester will provide both water and sanitary sewer service via existing 8-inch mains
located within Ross Street. Adequate capacity is anticipated, and final flow calculations and service
confirmations will be provided with the site plan.
8” Existing Water 8” Existing Sanitary
SITE DRAINAGE
Existing drainage patterns will remain largely unchanged. Stormwater management facilities and Best
Management Practices (BMPs) will be designed in accordance with County, State, and Federal
stormwater regulations. Erosion and sediment controls will mitigate potential short-term impacts
during construction. Any permanent stormwater facilities will be sized to meet regulatory
requirements.
SOLID WASTE DISPOSAL
The project will not generate a significant increase in solid waste. Private haulers will collect refuse
and transport it to the Frederick County landfill. Waste disposal services may be coordinated with the
existing Hampton Inn to maximize efficiency.
HISTORICAL SITES AND STRUCTURES
The Eastern Frederick Land Use Plan identifies no historically significant structures or features on the
subject property. The proposed redevelopment will not adversely impact any known historical or
cultural resources.
19
MORRIS & RITCHIE ASSOCIATES, INC.
ENGINEERS, ARCHITECTS, PLANNERS, SURVEYORS,
AND LANDSCAPE ARCHITECTS
January 23, 2026
Eric Bittner
County of Frederick
Department of Planning and Development
30 North Market Street,
Frederick, MD 21701
RE: Proposed Rezoning for 700 Ross Street
Property Identification Numbers (PIN): 54G-1-13A
Dear Eric Bittner,
In response to your comments dated January 5th, 2026, regarding the project referenced above, we
offer the following:
1. Comment: Comprehensive Plan Conformance. The Comprehensive Plan (adopted
November 2021) and the Northeast Frederick Land Use Plan (NELUP) provide
guidance on the future development of the subject property. The Plan identifies the
subject properties with a “residential” land use designation and as being within the
limits of the Urban Development Area (UDA). Section §165-402.01 of the Frederick
County Zoning Ordinance speaks to the intent of the residential land use classification
by shaping the intent of the zoning district intended to implement it. “…intended to
provide for a compatible mixture of quality residential housing types within the Urban
Development Area, consistent with the residential land use policies of the
Comprehensive Plan.”
The proposed rezoning does not implement uses typically associated with the
“residential” land use designation in the Comprehensive Plan, However, staff
recognize that the intended use is intended to maximize the subject parcel’s strategic
location adjacent to the Hampton Inn, City of Winchester, and adjoining areas
identified with a “business” land use designation. As such, this makes it desirable for
extending the existing use. The consolidation of residential uses and mixed-use nature
of the surrounding area does provide the opportunity for complementary business uses.
Careful consideration should be given to the B2 district uses permitted (and prohibited)
through the rezoning and their appropriateness to address retail and convenience-type
needs for nearby residences.
Response: Comment acknowledged and proffers have updated to reference the
proposed use as hotel and supporting parking which logical extension of the existing
and adjacent use.
20
MORRIS & RITCHIE ASSOCIATES, INC.
ENGINEERS, ARCHITECTS, PLANNERS, SURVEYORS,
AND LANDSCAPE ARCHITECTS
2. Comment: General Development Plan. The site does not identify pavement area or
parking. The parking may be addressed through shared parking of the adjacent parking lot
serving the Hampton Inn
Response: Comment acknowledged as a shared parking agreement will be provide.
3. Comment: Transportation. The submitted Impacts Analysis estimated the 3,956’ hotel
would generate 75 trips day. However, the proffer statement does not restrict the use of the
property to only a hotel establishment (as assumed in the analysis) and allows many other B2
(General Business) Zoning District uses, some of which may have a significant
transportation impact on the transportation network (for example convenience store with
fueling stations). The applicant should consider including a prohibited land uses list to
preclude uses that are not conducive to the neighborhood.
Extending the sidewalk from Ross Street and a pedestrian crossing may be necessary along
Ross Street.
The proposed transportation improvements for site access appear to be sufficient.
County Staff will continue to coordinate with VDOT staff on the traffic impacts as it relates to
the rezoning proposal.
Response: Comment acknowledged and the proffers limit the development to hotel
and parking. A sidewalk has been proposed along the frontage of Ross Street as
suggested.
4. Comment: Proffer Statement. The following revisions are offered for consideration as it
relates to the proffer statement dated November 26, 2025:
• Proffer C may still be desirable if additional parking lot spaces are anticipated on the
parcel.
Response: Acknowledged
5. Other Application Materials & Fee. Based on the fees adopted by the Board of
Supervisors, the rezoning fee for this rezoning application would be $5,020.
Response: Acknowledged and the fee has been submitted.
If you have any questions, please do not hesitate to contact me at 703-431-8264 or
cstephenson@mragta.com
Sincerely,
Chris Stephneson, PLA
21
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
Jan 5, 2025
Chris Stephenson,
Morris & Ritchie Associates Inc.
205 E. Hirst Rd, St. 106
Purcelville, VA 20132
RE: Proposed Rezoning for 700 Ross Street
Property Identification Numbers (PIN): 54G-1-13A
Dear Mr. Stephenson:
Planning and Development staff had the opportunity to review the draft rezoning application
(REZ). This application seeks to rezone approximately +/0.20 acres from the B2 (General Business)
Zoning District with proffers to the B2 Zoning District with proffers to a 12-unit hotel. The subject
property is located at 700 Ross Street in the Stonewall Magisterial District. Prior to formal
submission to the County, please ensure that these comments and all review agency comments are
adequately addressed. At a minimum, a letter describing how each of the agencies and their
comments have been addressed should be included as part of the submission.
• Comprehensive Plan Conformance. The Comprehensive Plan (adopted November 2021)
and the Northeast Frederick Land Use Plan (NELUP) provide guidance on the future
development of the subject property. The Plan identifies the subject properties with a
“residential” land use designation and as being within the limits of the Urban Development
Area (UDA). Section §165-402.01 of the Frederick County Zoning Ordinance speaks to
the intent of the residential land use classification by shaping the intent of the zoning
district intended to implement it. “…intended to provide for a compatible mixture of quality
residential housing types within the Urban Development Area, consistent with the
residential land use policies of the Comprehensive Plan.”
The proposed rezoning does not implement uses typically associated with the “residential”
land use designation in the Comprehensive Plan, However, staff recognize that the intended
use is intended to maximize the subject parcel’s strategic location adjacent to the Hampton
Inn, City of Winchester, and adjoining areas identified with a “business” land use designation.
As such, this makes it desirable for extending the existing use. The consolidation of residential
uses and mixed-use nature of the surrounding area does provide the opportunity for
complementary business uses. Careful consideration should be given to the B2 district uses
permitted (and prohibited) through the rezoning and their appropriateness to address retail and
convenience-type needs for nearby residences.
• General Development Plan. The site does not identify pavement area or parking. The
parking may be addressed through shared parking of the adjacent parking lot serving the
Hampton Inn.
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• Transportation. The submitted Impacts Analysis estimated the 3,956’ hotel would
generate 75 trips day. However, the proffer statement does not restrict the use of the
property to only a hotel establishment (as assumed in the analysis) and allows many other
B2 (General Business) Zoning District uses, some of which may have a significant
transportation impact on the transportation network (for example convenience store with
fueling stations). The applicant should consider including a prohibited land uses list to
preclude uses that are not conducive to the neighborhood.
Extending the sidewalk from Ross Street and a pedestrian crossing may be necessary along
Ross Street.
The proposed transportation improvements for site access appear to be sufficient.
County Staff will continue to coordinate with VDOT staff on the traffic impacts as it relates
to the rezoning proposal.
• Proffer Statement. The following revisions are offered for consideration as it relates to
the proffer statement dated November 26, 2025:
• Proffer C may still be desirable if additional parking lot spaces are anticipated on
the parcel.
• Other Application Materials & Fee. Based on the fees adopted by the Board of
Supervisors, the rezoning fee for this rezoning application would be $5,020.
All the above comments and reviewing agency comments should be appropriately addressed before
staff can accept this rezoning application for a public hearing. The Applicant should verify with
Planning & Development staff application completeness prior to final submission.
Please feel free to contact me with questions regarding this application.
Sincerely,
Eric Bittner,
Planner II
Cc: Jason Aikens, (jason@aikensgroup.com)
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Project Name: ________________________________________________
Acreage: ___________
PIN(s): __________________
Address (or general location):
Existing Zoning District: ____________________________________________
Proposed Zoning District: ___________________________________________
Staff Name (Email Address): _________________________________________
Agency Name Completing Comments (select one):
____ Frederick Water
____ Virginia Department of Transportation
____ Winchester Regional Airport
____ Virginia Department of Health
____ Historic Resources Advisory Board
____ Frederick County (FC) Public Schools
____ FC Public Works
____ FC Inspections
____ FC Fire Marshal
____ FC Parks & Recreation
____ FC County Attorney
____ Other (Specify): ________________________
Resubmission to address comments requested? Y _____ or N _____
REQUEST FOR REZONING COMMENTS
Reviewer Name (Email Address): _____________________________________________________
Review Agency Comments:
*Comments that may not fit in the box should be attached to the cover sheet on agency or department letterhead.
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Project Name: ________________________________________________
Acreage: ___________
PIN(s): __________________
Address (or general location):
Existing Zoning District: ____________________________________________
Proposed Zoning District: ___________________________________________
Staff Name (Email Address): _________________________________________
Agency Name Completing Comments (select one):
____ Frederick Water
____ Virginia Department of Transportation
____ Winchester Regional Airport
____ Virginia Department of Health
____ Historic Resources Advisory Board
____ Frederick County (FC) Public Schools
____ FC Public Works
____ FC Inspections
____ FC Fire Marshal
____ FC Parks & Recreation
____ FC County Attorney
____ Other (Specify): ________________________
Resubmission to address comments requested? Y _____ or N _____
REQUEST FOR REZONING COMMENTS
Reviewer Name (Email Address): _____________________________________________________
Review Agency Comments:
*Comments that may not fit in the box should be attached to the cover sheet on agency or department letterhead.
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Project Name: ________________________________________________
Acreage: ___________
PIN(s): __________________
Address (or general location):
Existing Zoning District: ____________________________________________
Proposed Zoning District: ___________________________________________
Staff Name (Email Address): _________________________________________
Agency Name Completing Comments (select one):
____ Frederick Water
____ Virginia Department of Transportation
____ Winchester Regional Airport
____ Virginia Department of Health
____ Historic Resources Advisory Board
____ Frederick County (FC) Public Schools
____ FC Public Works
____ FC Inspections
____ FC Fire Marshal
____ FC Parks & Recreation
____ FC County Attorney
____ Other (Specify): ________________________
Resubmission to address comments requested? Y _____ or N _____
REQUEST FOR REZONING COMMENTS
Reviewer Name (Email Address): _____________________________________________________
Review Agency Comments:
*Comments that may not fit in the box should be attached to the cover sheet on agency or department letterhead.
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700 Ross Street
.20
54-G-1-13-A
700 Ross Street
B2(with proffers)
B2(with Proffers
eric.bittner@fcva.us
Andrew Fox (andrew.fox@fcva.us)
The proffer statement meets the requirements of the Frederick County Zoning Ordinance and the Code of Virginia and is legally sufficient
as proposed for recordation. I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for this
specific development, as my understanding is that review is being undertaken by staff and the Planning Commission.
✔
✔
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NORTHW
S
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SWWW
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WW BETTY STREET
(15' ROW)ROSS STREET(15' ROW)MORRIS & RITCHIE ASSOCIATES, INC.
205 E HIRST ROAD, STE 106
PURCELLVILLE, VA 20132
PHONE: 703-994-4047
MRAGTA.COM
EXISTING CONDITIONS EXHIBIT
ON THE LANDS OF
AIKENS & ALLEN LP LLP
TAX MAP NO. 54G-1-13A
DB 942 PG 580
STONEWALL DISTRICT
FREDERICK COUNTY , VIRGINIA
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Planning Commission
Agenda Item Detail
Meeting Date: February 18, 2026
Agenda Section: Other
Title: Planning Applications
Attachments:
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