PC 11-17-21 Meeting Agenda1.Call to Order
2.Adoption of Agenda – Pursuant to established procedures, the Planning Commission
should adopt the Agenda for the meeting.
3.Meeting Minutes
4.Committee Reports
5.Citizen Comments
6.Public Hearings
6.A.Conditional Use Permit #08-21 for Southern States Winchester
Cooperative, Inc. - (Mr. Bishop)
Submitted to construct an agricultural supply cooperative facility. The subject
property is located at 5844 Valley Pike, Stephens City and is identified with
Property Identification Number (PIN) 85-A-46A in the Opequon Magisterial
District.
6.B.Conditional Use Permit #09-21 for KSS, LC (Katherine Solenberger) - (Mr.
Klein)
Submitted for establishment of a special event facility on 303.81 +/- acres in
the RA (Rural Areas) Zoning District. The subject property is located at 1454
Apple Pie Ridge Road (Route 739) and is identified with Property Identification
Number (PIN) 42-A-356 in the Stonewall Magisterial District.
7.Other
AGENDA
PLANNING COMMISSION
WEDNESDAY, NOVEMBER 17, 2021
7:00 PM
THE BOARD ROOM
FREDERICK COUNTY ADMINISTRATION BUILDING
WINCHESTER, VIRGINIA
PC11-17-21CUP08-21_Redacted.pdf
PC11-17-21CUP09-21_Redacted.pdf
1
7.A.Current Planning Applications
8.Adjourn
2
Planning Commission
Agenda Item Detail
Meeting Date: November 17, 2021
Agenda Section: Public Hearings
Title: Conditional Use Permit #08-21 for Southern States Winchester Cooperative, Inc. -
(Mr. Bishop)
Attachments:
PC11-17-21CUP08-21_Redacted.pdf
3
CONDITIONAL USE PERMIT #08-21
SOUTHERN STATES WINCHESTER COOPERATIVE INC. LLC
Staff Report for the Planning Commission
Prepared: November 3, 2021
Staff Contact: John A. Bishop, AICP, Assistant Director-Transportation
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on
this request. It may also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 11/17/21 Pending
Board of Supervisors: 12/08/21 Pending
EXECUTIVE SUMMARY:
This is a request for a Conditional Use Permit (CUP) submitted for Agricultural Supply
Cooperative.
Should the Planning Commission find this application to be appropriate, Staff recommends that
the following conditions be attached to the CUP:
1. All review agency comments provided during the review of this application shall be
complied with at all times.
2. An engineered site plan, in accordance with the requirements of Article VIII of the
Frederick County Zoning Ordinance, shall be submitted to and subject to approval by
Frederick County prior to the establishment of the use. The site plan shall address
additional regulations for specific uses outlined in §165-204.34 of the Frederick County
Zoning Ordinance and be in general conformance with the Sketch Plat for Conditional
Use Permit for Southern States, included with the CUP application, prepared by
GreyWolfe, Inc., dated July 26, 2021.
3. Any expansion or modification of this land use will require the approval of a new CUP.
4. To comply with the Historic Resources Advisory Board comments, the applicant shall
incorporate a vegetative buffer of 1 native species tree per 40 feet along U.S. 11 frontage.
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
4
Page 2
CUP #08-21, Southern States Winchester Cooperative, Inc.
November 17, 2021
LOCATION: The subject property is located at 5844 Valley Pike, Stephens City.
MAGISTERIAL DISTRICT: Opequon
PROPERTY ID NUMBER: 85-A-46A
PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas)
Land Use: Agricultural
ADJOINING PROPERTY ZONING & PRESENT USE:
North: Town of Stephens City Use: Agricultural Supply Cooperative
South: B2 (General Business) Use: Drive-In Movie Theater
East: RA (Rural Areas) Use: Residential
West: Town of Stephens City Use: Agricultural Supply Cooperative
PROPOSED USE: Agricultural Supply Cooperative
REVIEW EVALUATIONS:
Virginia Department of Transportation: The application for a Conditional Use Permit for this
property appears to have little measurable impact on Route 11 (Valley Pike), the VDOT facility
providing access to the property. The exhibit identifies access to the expansion property will be
via the existing Southern States entrance.
The existing entrance on Route 11 appears adequate for the proposed CUP. Should the use ever
expand in the future, the entrance will need to be reviewed to determine if additional
improvements may be required.
See attached comments dated August 11, 2021.
Frederick Water: No comment at this time.
See attached comments dated July 28, 2021.
Frederick County Inspections: Building(s)/Structures shall comply with The Virginia
Construction Code (VCC) 2018, Section 304, B-Business Use Group. Other Code that applies is
ICC/ANSI A117.1-09 Accessible and Usable Buildings and Facilities, International Fire Code
2018, Virginia Plumbing Code (VPC) 2018, and Virginia Energy Code 2018.
Demo Permit is required to remove existing structure. An asbestos inspection is required. If
asbestos containing materials are found, an asbestos permit is required.
5
Page 3
CUP #08-21, Southern States Winchester Cooperative, Inc.
November 17, 2021
A building permit is required for tanks and structures. Storage of hazardous materials shall
comply with Chapter 3 of the Virginia Building Code.
A detailed site plan depicting elevation marks and location/size of buildings is required.
An accessible route shall be provided from parking/unloading area to the main entrance. The
main entrance shall be accessible, and an accessible route shall be provided throughout the work
area. Van accessible signage shall be provided. Exceptions apply.
Restrooms shall be provided for the employees and shall be accessible to the public.
Please note the requirements in Chapter 17 of VBC for special inspection requirements on the
type of structure (Soils, concrete etc.) Geotech report is required.
See attached comments dated August 4, 2021.
Frederick County Fire Marshall:
See attached comments dated July 30, 2021.
Town of Stephens City: The Town of Stephens City has no opposition to the proposed
conditional use permit for the property designated by the PIN 85-A-46A. The requested
conditional use as described within the application is consistent with the current land use of the
adjacent property designated by the PIN 85-A-46B as well as the Joint Land Use Plan. Should
further comment or clarification be required please do no hesitate to contact the Town Office.
See attached comments dated August 27, 2021.
Historic Resources Advisory Board (HRAB):
See attached comments dated October 28, 2021
Planning and Zoning: The Frederick County Zoning Ordinance allows for Agricultural Supply
Cooperatives as a conditional use in the RA (Rural Areas) Zoning District. The Zoning
Ordinance prescribes the following additional regulations for specific uses (§165-204.34):
A. The sale of agricultural and garden machinery shall only be permitted as an accessory
use.
B. The repair of agricultural and garden machinery shall be prohibited.
C. The on-site sale of gasoline, off-road diesel, and other liquid fuels shall not be permitted
on premises, however off-site sale (via delivery) of gasoline, off-road diesel, and other
liquid fuels shall be permitted, and propane shall be permitted to be sold on the premises.
6
Page 4
CUP #08-21, Southern States Winchester Cooperative, Inc.
November 17, 2021
D. A site plan shall be submitted to and approved by Frederick County prior to the
establishment of the use.
E. B2 (General Business) Zoning District standards apply, including but not limited to
building height, building setbacks, parking setbacks, buffering, screening, and
landscaping.
The above requirements, specifically, the requirement to fulfill B2 (General Business) Zoning
District standards, will be addressed at time of site plan.
The 2035 Comprehensive Plan of Frederick County (“Comprehensive Plan”) is a guide for
making decisions regarding land use actions. The Town of Stephens City Joint Land Use Plan
designate the subject property to be “highway commercial”. The proposed use, Agricultural
Supply Cooperative is generally commercial in nature in conformance with the proposed future
land use. Additionally, the proposed use is an expansion of the existing Southern States business
immediately to the north and within the limits of the Town of Stephens City.
STAFF CONCLUSIONS FOR THE 11/17/21 PLANNING COMMISSION MEETING:
This is a request for a Conditional Use Permit (CUP) for an Agricultural Supply Cooperative.
Should the Planning Commission find this application to be appropriate, Staff recommends that
the following conditions be attached to the CUP:
1. All review agency comments provided during the review of this application shall be
complied with at all times.
2. An engineered site plan, in accordance with the requirements of Article VIII of the
Frederick County Zoning Ordinance, shall be submitted to and subject to approval by
Frederick County prior to the establishment of the use. The site plan shall address
additional regulations for specific uses outlined in §165-204.34 of the Frederick County
Zoning Ordinance and be in general conformance with the Sketch Plat for Conditional
Use Permit for Southern States, included with the CUP application, prepared by
GreyWolfe, Inc., dated July 26, 2021.
3. Any expansion or modification of this land use will require the approval of a new CUP.
5. To comply with the Historic Resources Advisory Board comments, the applicant shall
incorporate a vegetative buffer of 1 native species tree per 40 feet along U.S. 11 frontage.
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
7
£¤11
Stephens City
85 A 46A
5890VALLEYPIKE
5811VALLEYPIKE
332TOWNRUN LN
5784VALLEYPIKE
5698VALLEYPIKE
THEATER LNVALLEYPIKEApplication
Sewer and Water Service A rea
Parcels
B2 (General Business District)µ
Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: September 14, 2021
Stephens City
VALLEY PIKEFAMILY DR
TOWN RUN LNTHEATER LN
§¨¦81
§¨¦81
£¤11
0 160 32080 Feet
CUP # 08 - 21: Southern States Winchester Cooperative, Inc.PIN: 85 - A - 46AAgricultural Supply CooperativeZoning Map
CUP #08-21
8
£¤11
Stephens City
85 A 46A
5890VALLEYPIKE
5811VALLEYPIKE
332TOWNRUN LN
5784VALLEYPIKE
5698VALLEYPIKE
THEATER LNVALLEYPIKEApplication
Sewer and Water Service A rea
Parcels µ
Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: September 14, 2021
Stephens City
VALLEY PIKEFAMILY DR
TOWN RUN LNTHEATER LN
§¨¦81
§¨¦81
£¤11
0 160 32080 Feet
CUP # 08 - 21: Southern States Winchester Cooperative, Inc.PIN: 85 - A - 46AAgricultural Supply CooperativeLocation Map
CUP #08-21
9
10
11
12
13
The application for a Conditional Use Permit for this property appears to have little
measurable impact on Route 11 (Valley Pike), the VDOT facility providing access to the
property. The exhibit identifies access to the expansion property will be via the existing
Southern States entrance. The existing entrance, on Route 11 appears adequate for the
proposed CUP. Should the use ever expand in the future, the entrance will need to be
reviewed to determine if additional improvements may be required.
14
NO COMMENTS AT THIS TIME
JULY 28, 2021
15
16
17
18
19
20
COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
October 28, 2021
Gary R. Oates, LS-B, PE, RE
GreyWolfe, Inc.
1073 Red Bud Road
Winchester, VA 22603
RE: Request for Historic Resources Advisory Board (HRAB) Comments
Conditional Use Permit-Southern States Agricultural Supply Cooperative Office & Storage Facility
Zoning: RA (Rural Areas) District
Magisterial District: Opequon
Dear Mr. Oates:
The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced
Conditional Use Permit application during their meeting on October 19, 2021. The HRAB reviewed
information from the Virginia Department of Historic Resources and information provided by the Applicant.
This application seeks operate an office and storage facility for the Southern States Agricultural Supply
Cooperative adjacent to its existing facility at 5844 Valley Pike, Stephens City.
Historic Resources Advisory Board Comments:
During the HRAB’s review of the application, concern was expressed regarding the visual impact from the
historic property known as Sycamore Hill (Boyer, Carmel, House #034-1003) which is located on the eastern
side of Route 11, directly across from the subject property. After reviewing the information provided, the
Historic Resources Advisory Board (HRAB) ultimately recommended approval of the rezoning with the
following comments:
• The Applicant should ensure that the visual impact to Sycamore Hill is minimized.
• Consideration for the relocation of the access road to the rear of the property.
• Installation of a vegetative buffer along Valley Pike, consisting of native species.
Thank you for the chance to comment on this application. Please call if you have any questions or concerns.
Sincerely,
Candice E. Perkins, AICP, CZA
Assistant Director
CEP/pd
cc: Chris Oldman, HRBA Chairman,
John Bishop, Assistant Director Transportation
21
22
Planning Commission
Agenda Item Detail
Meeting Date: November 17, 2021
Agenda Section: Public Hearings
Title: Conditional Use Permit #09-21 for KSS, LC (Katherine Solenberger) - (Mr. Klein)
Attachments:
PC11-17-21CUP09-21_Redacted.pdf
23
CONDITIONAL USE PERMIT #09-21
KSS LC. (Katherine Solenberger) - Special Event Facility
Staff Report for the Planning Commission
Prepared: November 3, 2021
Staff Contact: M. Tyler Klein, AICP, Senior Planner
This report is prepared by the Frederick County Planning Staff to provide information to the
Planning Commission and the Board of Supervisors to assist them in making a decision on
this request. It may also be useful to others interested in this zoning matter.
Reviewed Action
Planning Commission: 11/17/2021 Pending
Board of Supervisors: 12/8/2021 Pending
EXECUTIVE SUMMARY:
This is a request for a Conditional Use Permit (CUP) for a special event facility in the RA (Rural
Areas) Zoning District. Should the Planning Commission find this application for a special event
facility to be appropriate, Staff recommends that the following conditions be attached to the
CUP:
1. All review agency comments shall be complied with at all times.
2. A minor site plan, in accordance with the requirements of Article VIII of the Frederick
County Zoning Ordinance and addressing additional regulations for specific uses
contained in §165-204.30, shall be submitted to and approved by Frederick County prior
to the establishment of the use.
3. A modified commercial entrance, meeting all current Virginia Department of
Transportation (VDOT) standards, shall be permitted and installed within one (1) year of
the approval of this CUP.
4. Events shall start no earlier than noon and all events and related activities shall conclude
by 11 P.M. Amplified outdoor music shall conclude by 9 P.M.
5. Special events may accommodate up to and not to exceed 200 persons.
6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF)
and not to exceed 10 feet (FT) in height is permitted.
7. Any expansion or modification of this use will require the approval of a new CUP.
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
24
Page 2
CUP #09-21, KSS LC., (Katherine Solenberger) – Special Event Facility
November 3, 2021
LOCATION: The subject property is located at 1454 Apple Pie Ridge Road (Route 739),
generally south of Hiatt Road (Route 672) and generally north of Glendobbin Road (Route 673).
MAGISTERIAL DISTRICT: Stonewall
PROPERTY ID NUMBER: 42-A-356
PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas)
Land Use: Agricultural/Residential
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA (Rural Areas) Use: Agricultural/Residential (SFD)
South: RA (Rural Areas) Use: Agricultural/Vacant/Residential (SFD)
East: RA (Rural Areas) Use: Agricultural/Vacant
West: RA (Rural Areas) Use: Agricultural/Vacant/Residential (MH)
PROPOSED USE: This is a request for a Conditional Use Permit (CUP) to enable the
establishment of special event facility for weddings, business meetings, birthday parties,
showers, reunions, and other similar type event on approximately 303.81+/-acres.
REVIEW EVALUATIONS:
Virginia Department of Transportation: VDOT has completed its review of the subject
application and offers the following comments: The application for a Conditional Use Permit for
this property appears to have little measurable impact on Route 739, (Apple Pie Ridge Road), the
VDOT facility providing access to the property. While the existing entrance, on Route 739 is out
of compliance with the VDOT commercial entrance standards, the applicant has agreed to install
a modified commercial entrance, meeting the current standards, which will be adequate for the
proposed CUP. Should the commercial use ever expand in the future, the entrance will need to
be reviewed to determine if additional improvements may be required.
See original comment email dated September 7, 2021.
Winchester-Frederick County Health Department: This Health Department has no objections
provided the venue is served by an approved water supply and onsite sewage system designed to
accommodate the maximum number of attendees at any given event.
See original comment letter dated August 3, 2021.
Frederick County Inspections: Building shall comply with The Virginia Uniform Statewide
Building Code. Conditional Use Permit for use of existing structures associated with an
operation farm for events. Farm exemption request shall be completed and filed with the
25
Page 3
CUP #09-21, KSS LC., (Katherine Solenberger) – Special Event Facility
November 3, 2021
Building Code Official in the Building Inspections Department.
2018 Virginia Construction Code exempts
Farm buildings and structures, except for a building or a portion of a building located on a farm
that is operation as a restaurant as defined in Section 35.1.1 of the Code of Virginia and licensed
as such by the Virginia Board of Health pursuant to Chap 2 (Section 35.1.11 et seq.) of Title 35.1
of the Code of Virginia. However, farm buildings and structures lying within a flood plain or in
a mudslide prone area shall be subject to floodproofing regulations or mudslide regulations as
applicable (USBC Sec. 102.3).
Farm Building or Structure. A building or structure not used for residential purposes, located on
property where farming operations take place and used primarily or any of the following uses or
combination thereof:
1. Storage, handling production, display, sampling or sale of agricultural, horticultural,
floricultural or silvicultural products produced in the farm.
2. Sheltering, raising, handling, processing or sale of agricultural animals or agricultural
animals products.
3. Business or office uses relating to the farm operations.
4. Use of farm machinery or equipment or maintenance or storage of vehicles, machinery,
or equipment on the farm.
5. Storage or use of supplies and materials used on the farm.
6. Implementation of best management practices associated with farm operations.
See original comment letter dated August 23, 2021.
Frederick County Fire Marshall: Approve.
See original comment letter dated August 31, 2021.
Historic Resources Advisory Board: The Frederick County Historic Resources Advisory Board
(HRAB) considered the above referenced Conditional Use Permit application during their
meeting on October 19, 2021. The HRAB reviewed information from the Virginia Department
of Historic Resources (VDHR) and information provided by the Applicant. This application
seeks to operate an event center on 303+/-acres of land located at 1454 Apple Pike Ridge Road
in Winchester.
Historic Resources Advisory Board Comments:
After reviewing the provided information, the Historic Resources Advisory Board (HRAB)
recommended approval of the Conditional Use Permit as presented.
See comment letter dated October 20, 2021.
26
Page 4
CUP #09-21, KSS LC., (Katherine Solenberger) – Special Event Facility
November 3, 2021
Planning and Zoning:
Proposal & Site Configuration:
This application for a Conditional Use Permit (CUP) to permit the establishment of a special
event facility for private events such as weddings or other similar type events. The
approximately 303.81+/-acre property includes a historic residence (Wright-Barton house), a log
cabin, and five (5) farm buildings. The Applicant intends to use the restored bank barn, labeled
on the sketch plan, for holding special events, accommodating up to 200 people. The sketch plan
also depicts a parking area (for up to 100 vehicles) for use as event parking. Per the Zoning
Ordinance (§165-204.30), the parking area shall be graveled. Portable restrooms will be allowed
for special events and will be screened from view by the farm buildings and terrain on
the site. The Applicant will only allow outside catering or food trucks, and no food will be
prepared on site. Events will be held May through October, anticipating events mostly bi-
monthly. The maximum number of attendees permitted will be 200 persons.
Staff notes the Applicant has been operating a special event facility at this location throughout
calendar year 2021. At time of public hearing, six (6) events (weddings) have been held to-date.
No complaints have been received and no formal zoning violation was issued; the Applicant has
voluntarily applied for a CUP.
Site Access & Transportation:
Site access is provided by a private driveway from Apple Pie Ridge Road (Route 739). Per the
VDOT comment letter, the existing entrance will need to be improved to a modified commercial
entrance, meeting current VDOT standards. See condition # 3.
Zoning Ordinance Conformance:
A special event facility is a permitted use in the RA (Rural Areas) Zoning District with an
approved CUP. The Zoning Ordinance defines “special event facility” as a facility or site utilized
for events that are typically conducted on a single day but which may be conducted for up to
three consecutive days, for which attendance is permitted only by invitation or reservation;
special events include, but are not limited to, meetings, conferences, banquets, dinners, weddings
and private parties. Additional regulations for specific uses contained in §165-201.30, specify
the following requirements:
A. An illustrative sketch plan in accordance with the requirements of Article VIII shall be
submitted with the conditional use permit application. This plan shall identify access for
the facility, the location of all parking areas, the location and square footage for all
structure(s) to be used, and the location of sewage disposal facilities.
B. All structures associated with a special events facility shall require a review and approval
by the Building Official.
27
Page 5
CUP #09-21, KSS LC., (Katherine Solenberger) – Special Event Facility
November 3, 2021
C. All parking spaces and travel aisles shall be graveled. The Board of Supervisors may
require through the conditional use permit process that all travel aisles and/or parking
spaces be paved with a minimum double prime and seal or alternative dust-free surface.
D. Portable toilets shall be permitted for special event facilities, provided that they are
screened from all adjoining properties and roads by topography, structures or new or
existing landscaping.
E. Special events facilities that share a private access easement with another property
owner/s must show the easement allows a use of this type or written permission must be
obtained by the sharing parties.
The Applicant has addressed the above requirements in their application narrative and sketch
plan.
Comprehensive Plan Conformance:
The property is surrounded by other RA (Rural Areas) zoned property, which includes open
space, agricultural uses, undeveloped residential lots, and single-family detached residences. The
2035 Comprehensive Plan identifies this area of the County as “rural” and is to remain
agricultural in nature and is not part of any land use study. The Board of Supervisors added
“special event facilities” to the conditional use list for the County’s Rural Areas Zoning District
in May 2017 to support additional opportunities for agribusiness and agritourism.
The proposed use is consistent with the goals and strategies expressed in the Comprehensive
Plan and the surrounding properties.
STAFF CONCLUSIONS FOR THE 11/17/21 PLANNING COMMISSION MEETING:
This is a request for a Conditional Use Permit (CUP) for a special event facility in the RA (Rural
Areas) Zoning District. Should the Planning Commission find this application for a special event
facility to be appropriate, Staff recommends that the following conditions be attached to the
CUP:
1. All review agency comments shall be complied with at all times.
2. A minor site plan, in accordance with the requirements of Article VIII of the Frederick
County Zoning Ordinance and addressing additional regulations for specific uses
contained in §165-204.30, shall be submitted to and approved by Frederick County prior
to the establishment of the use.
3. A modified commercial entrance, meeting all current Virginia Department of
28
Page 6
CUP #09-21, KSS LC., (Katherine Solenberger) – Special Event Facility
November 3, 2021
Transportation (VDOT) standards, shall be permitted and installed within one (1) year of
the approval of this CUP.
4. Events shall start no earlier than noon and all events and related activities shall conclude
by 11 P.M. Amplified outdoor music shall conclude by 9 P.M.
5. Special events may accommodate up to and not to exceed 200 persons.
6. One (1) monument style sign with a maximum sign area not to exceed 50 square feet (SF)
and not to exceed 10 feet (FT) in height is permitted.
7. Any expansion or modification of this use will require the approval of a new CUP.
Following this public hearing, it would be appropriate for the Planning Commission to offer a
recommendation concerning this application to the Board of Supervisors.
29
MCGUIRE HILLSSubdivision
WELLTOWN ACRESSubdivision
42 A 356
161GOLDSHILL RD
893APPLE PIERIDGE
910APPLE PIERIDGE
264GLENDOBBIN RD
360GLENDOBBIN RD 390GLENDOBBIN RD 470GLENDOBBIN RD 468GLENDOBBIN RD
560GLENDOBBIN RD 604GLENDOBBIN RD
164UNION VIEW LN165UNION VIEW LN
162UPPERRIDGE RD 174GLENDOBBIN RD
121GLENDOBBIN LN
124GLENDOBBIN LN
465GLENDOBBIN RD
541GLENDOBBIN RD
151UNIONVIEW LN
199GOLDSHILL RD
115WILTON DR
359GLENDOBBIN RD 567GLENDOBBIN RD
595GLENDOBBIN RD 680GLENDOBBIN RD
119UNIONVIEW LN
141UPPERRIDGE RD
160UPPERRIDGE RD
121WILTON DR
135GLENDOBBIN RD
118WILTON DR 221GLENDOBBIN RD 261GLENDOBBIN RD
112QUAKER LN 299GLENDOBBIN RD
161GLENDOBBIN LN 172GLENDOBBIN LN
194GLENDOBBIN LN
605GLENDOBBIN RD
663GLENDOBBIN RD
151UPPERRIDGE RD
151UPPERRIDGE RD 121QUAKER LN
199GLENDOBBIN LN
220GLENDOBBIN LN214GLENDOBBIN LN
1080APPLE PIE RIDGE 147WILTON DR 143QUAKER LN
161QUAKER LN 168QUAKER LN154QUAKER LN
226GLENDOBBIN LN 803GLENDOBBIN RD
1113APPLE PIERIDGE 173WILTON DR
185WILTON DR 200WILTON DR 193QUAKER LN 194QUAKER LN
1143APPLE PIERIDGE
1458APPLE PIERIDGE
205QUAKER LN 206QUAKER LN
1126APPLE PIERIDGE
1156APPLE PIE RIDGE
180BABBSRUN LN
162BABBSRUN LN 1181APPLE PIERIDGE
1180APPLE PIERIDGE
1231APPLE PIERIDGE
251WIDENER DR
163WIDENER DR 1245APPLE PIERIDGE
1252APPLE PIERIDGE
266WIDENER DR
250WIDENER DR 121WIDENER DR 1296APPLE PIERIDGE
314CASEY DR
222WIDENER DR 200WIDENER DR
144WIDENER DR 120WIDENER DR
1350APPLE PIERIDGE 255CLEARVIEW DR
225CLEARVIEW DR
165CLEARVIEW DR
1389APPLE PIERIDGE
360CLEARVIEW DR
321CLEARVIEW DR
300CLEARVIEW DR
264CLEARVIEW DR 206CLEARVIEW DR
1410APPLE PIERIDGE
1440APPLEPIE RIDGE
1451APPLE PIERIDGE
683PAYNE RD
1611APPLE PIE RIDGE
1756APPLE PIERIDGE
1633APPLEPIE RIDGE
1659APPLEPIE RIDGE
1649APPLE PIERIDGE
1650APPLE PIE RIDGE
1632APPLE PIERIDGE
1667APPLE PIERIDGE
1668APPLE PIE RIDGE
1714APPLE PIE RIDGE
1696APPLE PIERIDGE
1775APPLE PIE RIDGE
1779APPLE PIERIDGE 868HIATT RD
CLEARVIEWDR
BABBSRUN LN
UPPERRIDGE RDUNIONVIEW LNGOLDSHILL RD WILTONDRQUAKER LNW ID E N ER D R
FIELDSIDE DR
GLENDOBBIN LNCASEY DRG LEN D O BBIN
RDAPPLE PIERIDGE RDApplication
Sewer and Water Service A rea
Parcels µ
Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: September 24, 2021
Albin
HIATT R D
PAYNE RDAPPLE PIE RIDGE RDG LEN D O B B IN R DGOLDS HILL RD
WELLTOWN RDM CG UIRE RDQUAKER LNJENNIFER CT0 1,200 2,400600 Feet
C U P # 0 9 - 2 1 : K S S , L CPIN: 4 2 - A - 3 5 6Special Ev e n t F a c ilityLocation M a p
CUP #09-21
30
MCGUIRE HILLSSubdivision
WELLTOWN ACRESSubdivision
42 A 356
161GOLDSHILL RD
893APPLE PIERIDGE
910APPLE PIERIDGE
264GLENDOBBIN RD
360GLENDOBBIN RD 390GLENDOBBIN RD 470GLENDOBBIN RD 468GLENDOBBIN RD
560GLENDOBBIN RD 604GLENDOBBIN RD
164UNION VIEW LN165UNION VIEW LN
162UPPERRIDGE RD 174GLENDOBBIN RD
121GLENDOBBIN LN
124GLENDOBBIN LN
465GLENDOBBIN RD
541GLENDOBBIN RD
151UNIONVIEW LN
199GOLDSHILL RD
115WILTON DR
359GLENDOBBIN RD 567GLENDOBBIN RD
595GLENDOBBIN RD 680GLENDOBBIN RD
119UNIONVIEW LN
141UPPERRIDGE RD
160UPPERRIDGE RD
121WILTON DR
135GLENDOBBIN RD
118WILTON DR 221GLENDOBBIN RD 261GLENDOBBIN RD
112QUAKER LN 299GLENDOBBIN RD
161GLENDOBBIN LN 172GLENDOBBIN LN
194GLENDOBBIN LN
605GLENDOBBIN RD
663GLENDOBBIN RD
151UPPERRIDGE RD
151UPPERRIDGE RD 121QUAKER LN
199GLENDOBBIN LN
220GLENDOBBIN LN214GLENDOBBIN LN
1080APPLE PIE RIDGE 147WILTON DR 143QUAKER LN
161QUAKER LN 168QUAKER LN154QUAKER LN
226GLENDOBBIN LN 803GLENDOBBIN RD
1113APPLE PIERIDGE 173WILTON DR
185WILTON DR 200WILTON DR 193QUAKER LN 194QUAKER LN
1143APPLE PIERIDGE
1458APPLE PIERIDGE
205QUAKER LN 206QUAKER LN
1126APPLE PIERIDGE
1156APPLE PIE RIDGE
180BABBSRUN LN
162BABBSRUN LN 1181APPLE PIERIDGE
1180APPLE PIERIDGE
1231APPLE PIERIDGE
251WIDENER DR
163WIDENER DR 1245APPLE PIERIDGE
1252APPLE PIERIDGE
266WIDENER DR
250WIDENER DR 121WIDENER DR 1296APPLE PIERIDGE
314CASEY DR
222WIDENER DR 200WIDENER DR
144WIDENER DR 120WIDENER DR
1350APPLE PIERIDGE 255CLEARVIEW DR
225CLEARVIEW DR
165CLEARVIEW DR
1389APPLE PIERIDGE
360CLEARVIEW DR
321CLEARVIEW DR
300CLEARVIEW DR
264CLEARVIEW DR 206CLEARVIEW DR
1410APPLE PIERIDGE
1440APPLEPIE RIDGE
1451APPLE PIERIDGE
683PAYNE RD
1611APPLE PIE RIDGE
1756APPLE PIERIDGE
1633APPLEPIE RIDGE
1659APPLEPIE RIDGE
1649APPLE PIERIDGE
1650APPLE PIE RIDGE
1632APPLE PIERIDGE
1667APPLE PIERIDGE
1668APPLE PIE RIDGE
1714APPLE PIE RIDGE
1696APPLE PIERIDGE
1775APPLE PIE RIDGE
1779APPLE PIERIDGE 868HIATT RD
CLEARVIEWDR
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UPPERRIDGE RDUNIONVIEW LNGOLDSHILL RD WILTONDRQUAKER LNW ID E N ER D R
FIELDSIDE DR
GLENDOBBIN LNCASEY DRG LEN D O BBIN
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Sewer and Water Service A rea
Parcels
RP (Residential Per form ance District)µ
Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: September 24, 2021
Albin
HIATT R D
PAYNE RDAPPLE PIE RIDGE RDG LEN D O B B IN R DGOLDS HILL RD
WELLTOWN RDM CG UIRE RDQUAKER LNJENNIFER CT0 1,200 2,400600 Feet
C U P # 0 9 - 2 1 : K S S , L CPIN: 4 2 - A - 3 5 6Special Ev e n t F a c ilityZoning M a p
CUP #09-21
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KSS LC
The Homestead Farm
Historic Wright-Barton Venue
1454 Apple Pie Ridge Rd
Winchester, VA 22603
Conditional Use Permit Overview
The Homestead Farm at Fruit Hill Orchard and KSS LC are currently both owned by Katherine Solenberger.
The Homestead Farm has been leasing the Wright-Barton Barn at 1454 Apple Pie Ridge Road, Winchester VA
22603 for 3 years from the previous owner, Fruit Hill Orchard, Inc., of which Katherine Solenberger is the Vice
President and stockholder. Katherine Solenberger was told by planning staff in 2019 that a Conditional Use
Permit was not required at that time for special events on an agricultural operation of more than 5 acres. This
application is being made because a CUP is now necessary according to Frederick County Planning.
Here is the General Overview for this Conditional Use Permit:
The proposed use of the restored double bank barn (photos enclosed) is for use as an event venue to host
weddings, etc. during the months of May through October. The events will be mostly bi-monthly and start no
earlier than noon and end by 11pm. No outdoor musical events are planned.
The identified historic resource on this property is the Wright-Barton house. It was deemed eligible for the
National Register of Historic Place in October of 1993(see attached) but the National Register Nomination was
never prepared so it is not listed in the Register.
The historic buildings on the property include the Wright-Barton house, the two-story stone spring house, the
corn crib and old farm building, the early smaller barn and the restored double bank barn that will serve as the
event venue. The very early log cabin on the hillside has been restored on the exterior and a stone chimney built
where one had been.
The entrance will be upgraded on Apple Pie Ridge Road according to the VDOT specifications per email
provided by Lloyd Ingram, VDOT transportation engineer. The improved gravel farm road and a newly paved
hill side will lead to the barn venue.
A gravel parking area is provided and will support approximately100 vehicles.
The barn is approximately 50’ X 90’ with two huge sliding doors at both banks.
200 attendees is the MAX number of people at any event.
There are no permanent bathroom facilities, but they may be added in the future to the lower barn (currently
closed off.) There are no plans to construct a new building. A porta-john is located on site.
There will be no permanent cooking facilities inside the barn. Any food preparation will be via food trucks or
catering and will be not take place at the barn. Food service may take place inside the barn.
KSS LC is looking forward to sharing this historic treasure with the community and the revenue generated will
not only help the existing 300-acre orchard and farm operation, but boost local revenues through agritourism to
the Winchester-Frederick County area. Maintaining our farmland is essential to our tax base in the county and
The Homestead Farm at Fruit Hill Orchard is glad to be a partner in this endeavor!
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HISTORIC WRIGHT-BARTON FARM
1454 Apple Pie Ridge Road
Winchester, VA 22603
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Buildings shall comply with The Virginia Uniform Statewide Building Code
Conditional Use Permit for use of existing structures associated with an operational farm for events.
Farm exemption request shall be completed and filed with the Building Code Official in the Building
Inspections Department
2018 Virginia Construction Code exempts
Farm buildings and structures, except for a building or a portion of a building located on a farm that is operated
as a restaurant as defined in Section 35.1.1 of the Code ofVirginia and licensed as such by the Virginia Board
of Health pursuant to Chap 2 (Section 35.1-11 et seq.) of Title 35.1 of the Code of Virginia. However, farm
buildings and structures lying within a flood plain or in a mudslide prone area shall be subject to floodproofing
regulations or mudslide regulations as applicable (USBC Sec 102.3)
Farm Building or Structure. A building or structure not used for residential purposes, located on property where
farming operations take place and used primarily or any of the following uses or combination thereof:
1.Storage, handling, production, display, sampling or sale of agricultural, horticultural, floricultural or
silvicultural products produced in the farm.
2.Sheltering, raising, handling, processing or sale of agricultural animals or agricultural animal
products.
3.Business or office uses relating to the farm operations.
4.Use of farm machinery or equipment or maintenance or storage of vehicles, machinery or equipment
on the farm.
5.Storage or use of supplies and materials used on the farm.
6.Implementation of best management practices associated with farm operations.
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COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
October 28, 2021
KSS, LC
Attn: Katherine Solenberger
1454 Apple Pie Ridge Road
Winchester, Virginia 22602
RE: Request for Historic Resources Advisory Board (HRAB) Comments
Conditional Use Permit – The Homestead Farm Historic Wright-Barton Venue
Zoning: RA (Rural Areas) District
Magisterial District: Stonewall
Dear Ms. Solenberger:
The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced
Conditional Use Permit application during their meeting on October 19, 2021. The HRAB reviewed
information from the Virginia Department of Historic Resources (VDHR) and information provided
by the Applicant. This application seeks to operate an event center on 303 acres of land located at 1454
Apple Pike Ridge Road in Winchester.
Historic Resources Advisory Board Comments:
After reviewing the provided information, the Historic Resources Advisory Board (HRAB) recommended
approval of the Conditional Use Permit as presented.
Thank you for the chance to comment on this application. Please call if you have any questions or concerns.
Sincerely,
Candice E. Perkins, AICP, CZA,
Assistant Director
CEP/pd
cc: Chris Oldman, HRBA Chairman
Tyler Klein
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Planning Commission
Agenda Item Detail
Meeting Date: November 17, 2021
Agenda Section: Other
Title: Current Planning Applications
Attachments:
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