HomeMy WebLinkAbout071-26 (Rez700RossSt(Aikens&Allen LP LLP)) ORDINANCE
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Action:
PLANNING COMMISSION: February 18,2026 Recommended Approval
BOARD OF SUPERVISORS: March 11, 2026 Adopted
AMENDING THE ZONING DISTRICT MAP
REZONING#07-25 FOR 700 STREET (AIKENS &ALLEN,LP)
WHEREAS, REZONING #01-26 of 700 Ross Street (Aikens and Allen, LP) submitted to rezone 0.20+/- acres
from B2 (General Business) Zoning District with proffers to the B2 (General Business) Zoning District with
revised proffers to develop parking and a hotel. The property is located at 700 Ross Street, Winchester and is
identified by Property Identification Number 854G-1-13A in the Stonewall Magisterial District; and
WHEREAS,the Frederick County Planning Commission discussed this rezoning on February 18, 2026, and
recommended approval; and
WHEREAS,the Frederick County Board of Supervisors held a public hearing on March 11,2026; and
WHEREAS, the Frederick County Board of Supervisors fords the approval of this rezoning to be in the best
interest of public health, safety, and welfare, and in conformance with the Comprehensive Plan;
NOW, THEREFORE,BE IT ORDAINED by the Frederick County Board of Supervisors,that Chapter 165 of
the Frederick County Code,Zoning,the Zoning District Map is amended in accordance with Rezoning#01-26 of
700 Ross Street (Aikens and Allen, LP) submitted to rezone 0.20+/- acres from B2 (General Business) Zoning
District with proffers to the B2 (General Business) Zoning District with revised proffers dated January 23, 2026.
The conditions voluntarily proffered in writing by the Applicant and the Property Owner are attached.
This ordinance shall be in effect on the date of adoption.
Passed this 11th day of March 2026 by the following recorded vote:
John F. Jewell, Chairman Aye Jason C. Aikens (Recused)
Albert L. Orndorff Aye Robert W. Wells Aye
Michael D. Guevremont Aye Robert T. Liero Aye
Gary R. Oates Aye
A COPY ATTEST
Michael Bollhoefe
Frederick County Administrator
No. 071-26
REZONING#01-26
700 Ross Street
Staff Report for the Board of Supervisors
Prepared: March 3, 2026
Staff Contact: Eric Bittner, Planner II
Executive Summary:
Meeting Schedule
Planning Commission: February 18, 2026 Action: Recommend Approval
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 Land Use: Hotel
Commercial
East: B2 General Business District Land Use: Vacant
West: City of Winchester; B2 highway Land Use: Residential
Commercial
Proposed Use
This is a request for a rezoning to amend approved proffers associated with REZ #14-03 —
Hampton Inn. The amendments propose removing proffered use restriction of a parking lot
only, restricting the use of the parcel to a hotel and parking, and a reduction of the 35' front
setback from Ross Street to 25'from the right-of-way (ROW).
Positives Concerns
The proposed rezoning restricts allowed uses The B2 district is not typically associated
that would not be harmonious with the with the "residential" future land use
surrounding residential uses. designation.
The removal of an existing access is an Proffer C's reduced front setback is a
improvement to Ross Street. reduction of current setback standards of
Page 2 of 5
§165-601.02. Reference the County
Attorney's comment. The Board should be
aware that this proffer is intended to make the
zoning ordinance less restrictive, which is
atypical of proffers.
Review A2ency Comments:
Review Agency Comment Comment Summary Status
Date
Virginia 01/8/2026 "VDOT has no comments."
Department of
Transportation
(VDOT)
Winchester 12/16/2025 No comment
Utilities
Frederick County 1/22/2024 "We offer no comment at this time."
Public Works
City of Winchester 1/12/2026 "Aikens to submit a minor site plan to Comments
Planning the City to capture the shared parking addressed through
arrangement and overall minor Proffer C.
reduction in parking at their hotel
street."
Frederick County 12/18/2024 "Future development shall comply
Fire Marshal with the Frederick County Fire
Prevention Code and other applicable
codes pertaining to life safety."
Frederick County 01/8/2025 No comment.
Attorney 2/3/2025 "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
Page 3 of 5
specific development, as my
understanding is that review is being
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(132) 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.
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 Staff Comment
(January 23, 2026)
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.
Page 5 of 5
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Planning Commission Summary from 2/18/2025 Public Hearing
The Planning Commission held a public hearing during their regular meeting on February 18,
2026. The primary topic of conversation was traffic and potential criminal impacts from transient
guests; the latter was largely dismissed as a concern.
The Planning Commission recommended approval of the proposed rezoning application 12-1,
Commissioner Whitacre—No).
This is a proffer amendment affectin-the allowed land use, requiring a public hearin,-.
Following a public hearing, staff is seeking a decision from the Board of Supervisors on this
rezoning application.
REZ # 01 - 26: 700 Ross Street
PIN: 54G - 1 - 13A
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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: Ail<ens &Allen LP, LLP
APPLICANT: Ail<ens &Allen LP, LLP
PROJECT NAME: 700 Ross Street
ORIGINAL DATE OF PROFFERS October 24', 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.
All other previously approved proffers with Rezoning 914-03 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:
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
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
Greenway Engineering September 29,2003 Hampton Inn Rezoning
C.)Design Standards 1'
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 Submitted:
Aikens& Allen L.P., L.L.P. Date
Commonwealth of Virgini4
Ci County f Eredevtci— To Wit:
411
The foregoing instrument was acknowledged before me this 2-4 day of dc��
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MORRIS & RITCHIE ASSOCIATES, INC. i _
ENGINEERS, ARCHITECTS, PLANNERS, SURVEYORS,
AND LANDSCAPE ARCHITECTS
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 e,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 914-03 (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.
205 E. Hirst Road, Suite 106, Purcellville, VA 20132 (703)994-4047 www.mragta.com
Abingdon,MD + Baltimore,MD d Laurel,MD + Towson,MD d Georgetown,DE + Newark,DE + Purcellville,VA d Raleigh,NC +Wilmington,NC d 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 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.
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.
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.
a
-- A
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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.
MORRIS & RITCHIE ASSOCIATES, INC. + ,
1 T I ■ -
4 P T . I r
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.
MORRIS & RITCHIE ASSOCIATES, INC. + ,
1 T I ■ -
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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
cstephensonkmragta.com
Sincerely,
Chris Stephneson, PLA
41G� CO
COUNTY of FREDERICK
w �
K
Department of Planning and Development
540/ 665-5651
1758 Fax: 540/ 665-6395
Jan 5,2025
Chris Stephenson,
Morns& 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.
• 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, Oason(a aikensgroup.com)
41G� co��y
REQUEST FOR REZONING COMMENTS A�
w ® �
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1738
Project Name: 700 Ross street
Acreage: .20
PIN(S): 54-G-1-13-A
Address (or general location):
700 Ross Street
Existing Zoning District: B2(With Proffers)
Proposed Zoning District: 132cWith Proffers
Staff Name (Email Address): eric.bittner@fcva.us
Agency Name Completing Comments (select one):
,Q Frederick Water
Q Virginia Department of Transportation
Winchester Regional Airport
Q Virginia Department of Health
Q Historic Resources Advisory Board
EFrederick County (FC) Public Schools
FC Public Works
FC Inspections
Q FC Fire Marshal
FC Parks & Recreation
Q FC County Attorney
Other(Specify): City of Winchester
Reviewer Name (Email Address): Julie Carter
Review Agency Comments:
*Comments that may not fit in the box should be attached to the cover sheet on agency or department letterhead.
No comment
Resubmission to address comments requested?Y F-1 or N F v
41G� co��y
REQUEST FOR REZONING COMMENTS A�
w ® �
w '
1738
Project Name: 700 Ross street
Acreage: .20
PIN(S): 54-G-1-13-A
Address (or general location):
700 Ross Street
Existing Zoning District: B2(With Proffers)
Proposed Zoning District: 132cWith Proffers
Staff Name (Email Address): eric.bittner@fcva.us
Agency Name Completing Comments (select one):
,Q Frederick Water
Q Virginia Department of Transportation
Winchester Regional Airport
Q Virginia Department of Health
Q Historic Resources Advisory Board
EFrederick County (FC) Public Schools
FC Public Works
FC Inspections
Q FC Fire Marshal
FC Parks & Recreation
Q FC County Attorney
Other(Specify): City of Winchester
Reviewer Name (Email Address): Julie Carter
Review Agency Comments:
*Comments that may not fit in the box should be attached to the cover sheet on agency or department letterhead.
No comment
Resubmission to address comments requested?Y F-1 or N F v
OCN
REQUEST FOR REZONING COMMENTS DEC 16 2025
By
Project Name: 700 Ross street
Acreage: .20
PIN(s): 54-G-1-13-A
Address(or general location):
700 Ross Street
Existing Zoning District: B2(witn Proffers)
Proposed Zoning District: B2(witn Proffers
Staff Name(Email Address): eric.bittner@fcva.us
Agency Name Completing Comments(select one):
n Frederick Water
n Virginia Department of Transportation
n Winchester Regional Airport
n Virginia Department of Health
n Historic Resources Advisory Board
Frederick County(FC) Public Schools
FC Public Works
FC Inspections
FC Fire Marshal
FC Parks& Recreation
n FC County Attorney
n Other(Specify): Woms
Reviewer Name(Email Address): dun,
Review Agency Comments:
"Comments that may not fit in the box should be attached to the cover sheet on agency or department letterhead.
Resubmission to address comments requested?Y or N '
Frederick County Fire and Rescue Department
, ., Office of the Fire Marshal
1080 Coverstone Drive
Winchester, VA 22602
• . Phone: 540-665-6350 Fax: 540-678-4739
Etis � fmo@fcva.us
Plan Review
Rezoning
Status: Approved
owner
Aikens Group
700 Ross Street
Winchester, Virginia 22601
Engineering Firm : Printed Date: 12/18/2025
Morris& Ritchie Associates, Inc.
General Information
Received Date: 12/16/2025 Occupancy Type: Residential
Review Begin Date: 12/18/2025 Property Use: 1 or 2 family dwelling
Review End Date: 12/18/2025 Activity Number: 11210171
Hours: 1.0000 Review Cause: Application
Activity Details
Project Name Extended Stay Hotel
Comments:
All future development shall meet the requirements of the Frederick County Fire Prevention Code and all other applicable codes.
go— a
Adam Hounshell
Lieutenant/Assistant Fire Marshal
Page 1 of 1
41G� co��y
REQUEST FOR REZONING COMMENTS A�
w ® �
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1738
Project Name: 700 Ross street
Acreage: .20
PIN(S): 54-G-1-13-A
Address (or general location):
700 Ross Street
Existing Zoning District: B2(With Proffers)
Proposed Zoning District: 132cWith Proffers
Staff Name (Email Address): eric.bittner@fcva.us
Agency Name Completing Comments (select one):
,Q Frederick Water
Q Virginia Department of Transportation
Winchester Regional Airport
Q Virginia Department of Health
Q Historic Resources Advisory Board
EFrederick County (FC) Public Schools
FC Public Works
FC Inspections
Q FC Fire Marshal
FC Parks & Recreation
Q FC County Attorney
Other(Specify): City of Winchester
Reviewer Name (Email Address): Julie Carter
Review Agency Comments:
*Comments that may not fit in the box should be attached to the cover sheet on agency or department letterhead.
No comment
Resubmission to address comments requested?Y F-1 or N F v
'f
REQUEST FOR REZONING COMMENTS
•
Project Name: 700 Ross street
Acreage: .20
PIN(s): 54-G-1-13-A
Address (or general location):
700 Ross Street
Existing Zoning District: 132(with proffers)
Proposed Zoning District: 132(with Proffers
Staff Name (Email Address): eric.bittner@fcva.us
Agency Name Completing Comments (select one):
,Q Frederick Water
=Virginia Department of Transportation
Winchester Regional Airport
Q Virginia Department of Health
Q Historic Resources Advisory Board
EFrederick County (FC) Public Schools
FC Public Works
FC Inspections
Q FC Fire Marshal
FC Parks & Recreation
✓Q FC County Attorney
n Other(Specify):
Reviewer Name (Email Address): Andrew Fox(andrew.fox@fcva.us)
Review Agency Comments:
*Comments that may not fit in the box should be attached to the cover sheet on agency or department letterhead.
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.
Resubmission to address comments requested?Y F-1 or N 7
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Submittal Deadline
REZONING APPLICATION P/C Meeting
FREDERICK COUNTY, VIRGINIA BOS Meeting
1. Property Owner(s) (please attach additional page(s) if more than two owners):
Name: Aikens & Allen LP LLP
Specific Contact Person if Other than Above: Jason Aikens
Address: PO Box 2468 Winchester,VA 22604-1668
Telephone: 540-667-3752 Email: jason@aikensgroup.com
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
2. Other Interested Parties (such as a contract purchaser) (please attach additional
page(s) if necessary):
Name:
Specific Contact Person if Other than Above:
Address:
Telephone: Email:
3. Law firm, engineering firm, or other person, if any, serving as the primary contact person
for this application:
Firm Name: Morris & Ritchie Associates, INC
Specific Contact Person at Firm: Chris Stephenson
Address: 205 E. Hirst Rd, Suite 106 Purcellville, VA 20132
12
Telephone: 703-431-8264 Email: cstephenson@mragta.com
Please note that, if a law firm, engineering firm, or other person, other than the owner
of the property, will be acting on behalf of the owner and/or executing papers on behalf
of the owner in connection with the rezoning, the owner will need to execute a power of
attorney form granting the firm or person such authority.
4. Project Name: 700 Ross Street
5. Property Information:
Property Identification Number(s): PID #15105 Tax Map # 54/G 1/ 13/A/
Total acreage of the parcel(s): 0.20
Total acreage of the parcel(s) to- 0.20
be-rezoned:
Current zoning designation(s) and B2
acreage(s) in each designation:
Proposed zoning designation(s) B2
and acreage(s) in each
designation:
Magisterial District(s): Stonewall
Location - the property is located at (give street address(es) if assigned or otherwise
exact location based on nearest road and distance from nearest intersection, using
road names and route numbers):
700 Ross Street at the northeast corner of the intersection of Gonoway St and Ross St
Is this property within 1/z miles of the Town of Stephens City, the Town of Middletown,
the City of Winchester, Clarke County, or Shenandoah County (specify which):
City of Winchester
13
Adjoining Properties:
Zoning: Use:
North: RP ROW / Residential
South: Winchester-62(Highway Commercial District) Hotel
East: B2 (General Business) Vacant
West: Winchester-82(Highway Commercial District) ROW / Residential
6. Disclosure of real parties in interest,
Virginia Code § 15.2-2289 provides that localities may by ordinance require any
applicant for a zoning amendment to make complete disclosure of the equitable
ownership of the real estate to be affected including, in the case of corporate
ownership, the name of stockholders, officers, and directors, and in any case the
names and addresses of all real parties of interest. Frederick County has, by County
Code § 165-101.09, adopted such an ordinance.
For each business entity that is an owner or contract purchaser of the property, please
list the name and address of each person owning an interest in, or who is an officer or
director of, any entity that is an owner or contract purchaser of the property (you need
not indicate the amount or extent of the ownership interest). Please note that this
requirement does not apply to a corporation whose stock is traded on a national or local
stock exchange and having more than 500 shareholders.
Aikens Investments LP LLP - 1025 Martinsburg Pike, Winchester VA 22603 - Jason Aikens
Allen Investments LLC - 1625 Apple Blossom Drive, Winchester VA 22601 - Erik Beatly
Both of these partnerships are partners of Aikens and Allen LP LLP
Please attach additional page(s) if necessary.
7. Signature(s):
I (we), the undersigned, do hereby respectfully make application and petition the
Frederick County Board of Supervisors to amend the zoning ordinance to change the
zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to
enter the property for site inspection purposes.
14
(we) understand that the sign issued when this application is submitted must be
placed at the front property line at least seven days prior to the Planning Commission
public hearing and the Board of Supervisors public hearing and maintained so as to be
visible from the road right-of-way until the hearing.
I (we) hereby certify that this application and its accompanying materials are true and
accurate to the best of my (our) knowledge.
Owner: Date
If signing on behalf of an entity, please state name of entity and your title:
Owner: Date
If signing on behalf of an entity, please state name of entity and your title:
Other Applicant Party (if any): Date
If signing on behalf of an entity, please state name of entity and your title:
If additional signature lines are necessary, such as if more than two people are owners,
please use additional copies of this page.
*A signed Power of Attorney form is required if someone is signing on the owner(s) behalf,
15
B►t ; ? F,i'J0580
\�
C� THIS DEED,made;and dated this 16th day of July, 1999,by and
between MARY P.COOKSON and THOMAS L.COOKSON, parties of
t
the first part,hereafter called the Grantors,and AIKENS&ALLEN,L.P.,
L.L.P.,a Virginia Limited Liability Partnership,party of the second part,
hereafter called the Grantee.
y WITNESSETH: That for and in consideration of the sum of Ten
Dollars,($10.00),cash in hand paid,and other good and valuable
consideration,the receipt of which is hereby acknowledged,the Grantors do
hereby grant and convey with general warranty of title unto the Grantees in
fee simple absolute,all of that certain tract or parcel of land,lying and
being situate along the East side of Ross Street,the majority of which lies in
Stonewall Magisterial District,in the County of Frederick,Virginia and a
small portion lying within the City of Winchester,Virginia and being the
remaining portion of Lot 42 of Shannon Hills Addition to the City of
Winchester,Virginia(the plat of said Subdivision being of record in the
Clerk's Office of the Circuit Court for the City of Winchester,Virginia in
Deed Book 41 at Page 519,et seq.;)said Lot 42 fronts one hundred feet
(100%more or less,along the East side of Ross Street and extends back in
an easternly direction a distance of ninety feet(90')(formerly Conway
c Street which is now abandoned),more or less,to Betty's Lane and which
Lot is further shown on the plat of survey drawn by Greenway Engineering,
° dated June 10, 1998,of record in the Clerk's Office of the Circuit Court of
3 the City of Winchester,Virginia in Deed Book 290 at Page 43 and in the
4 Clerk's Office of the Circuit Court of Frederick County,Virginia in Deed
-((1))-13A,
Book 910 at Page 941,wherein the same is designated as°54G
i
BK91; 2F'G0501
i
Thomas L.Cookson,Marx P.Cookson,DB 869 PG 778(Fred.Co.)"and by
this reference made a part-tereof as if set out in full; and being the same
4
property conveyed to Thomas L. Cookson and Mary P.Cookson by Deed
dated November 8, 1996 of record in the Clerk's Office of the Circuit Court
of Frederick County,Virginia in Deed Book 869 at Page 778. Reference is
made to aforesaid Deed for a more particular description of the property ;
herein conveyed.
This conveyance is made subject to all easements,rights of way and
restrictions of record affecting the subject property.
The Grantors do hereby covenant that they has the right to convey to
the Grantees that the Grantees shall have quiet and peaceable possession of
the said property,free from all liens and encumbrances,and that they will
grant such further assurances of title as may be requisite.
MTI'NESS the following signatures and seals:
111000now-
Thomas L. Cookson
Mary P.Cookson
r �®
BK942hu- 0582
s
STATE OF VIRGINIA
CITY/C-8I OF TO-WIT:
I
I ,a Notary Public in and for the State and
jurisdiction aforesaid,do hereby certify that Thomas L. Cookson and Mary
P.Cookson,whose names are signed to the foregoing Deed dated the 16th `
day of July, 1999,have personally appeared before me and acknowledged
the same in my State and jurisdiction aforesaid.
Given under my hand this__16"-day of July, 1999.
My Commission expires: 4 ,9-,r.• _ 30,
Notary Public
+`"\\\1\11144r14JJ41lrJJJy4'
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O�'gRY
99B-0059-AACOKSN.RVS-cab
VIRCdNW FREDERtCKCouNTY WE
ThIs Instrument of writing was�y,�oduc d o me`on the
ILI day of 18E�I.at
and with certificate 4f acknowledgment thereto annexed
was ad rr tied to record. Tax imposed by Sec. 58.1-8a2 of
$�� ,and bt3.1-801 have been Aald, It assessable.
erk
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METER o V\ , �54G-1-13AENS & ALLEN STREAM DRAINAGE w
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VARIABLE WIDTH
AGGE55 EASEMENT TAX MAP# 177-02-1
(DB 2q0 P6 43) AIKENS & ALLEN LP
LLP
EXISTING CONDITIONS EXHIBIT
20 0 20 40 60 ON THE LANDS OF
AIKENS&ALLEN LP LLP
n >' TAX MAP NO.54G-1-13A
Scale 1 = 20 DB942PG580
STONEWALL DISTRICT
FREDERICK COUNTY,VIRGINIA
MO�RRIS ARK SURVEE ASSOCIATESL110MUKAIMAii
! 205 E HIRST ROAD,STE 106
PURCELLVILLE,VA 2132
PHONE,703-9944047
MRAGTA.COM
Copp%hf 2025 Mortis t R110M1 Awo Wtm Ism
JLB Na 23500
1_20'
oa7E 11120125
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9-ET- 1 OF 1
COUNTY OF FREDERICK
P.O.sox 225
WINCHESTER,VA 22604-0225
00 C.WILLIAM ORNDOFF,JR
Real Estate Taxes Paid for Tax Year 2025
Map Number: 54G 1 13A Account#: 8015105
Owner --r
Date Description Tax Paid
AIKENS&
RE2025 325 1 ALLEN LP 4/15/2025 .50 ACRE $376.32
LLP
AIKENS& t
RE2025 325 2 ALLEN LP 4/15/2025 .50 ACRE $376.32
LLP
Total Paid: $752.64
This amount represents payments applied during calendar year 2025 and does not include Penalty, Interest or Credit
Card Fees.
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