PC 10-19-22 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
3.A.September 7, 2022 Meeting Minutes
4.Committee Reports
5.Citizen Comments
6.Public Hearings
6.A.Conditional Use Permit #09-22 for McKenzie's Doodles (James & Susan
Brown) - (Mrs. Feltner)
Submitted for a dog-kennel/breeding and relocated business approved with CUP #02-
15. The property is located at 1038 Hites Road, Middletown and is identified with
Property Identification Number 84-A-34B in the Back Creek Magisterial District.
7.Action Item
7.A.Rezoning #09-22 for The Canyon, LC - (Mr. Klein)
This is a proposed rezoning to amend the proffer statement approved with REZ #06-15
(Opequon Crossing). The proposed minor proffer amendment seeks to specify no
"certificate of occupancy" shall be issued for any dwelling unit without completion of
improvements to Route 7 and the proposed collector "spine" road.
AGENDA
PLANNING COMMISSION
WEDNESDAY, OCTOBER 19, 2022
7:00 PM
THE BOARD ROOM
FREDERICK COUNTY ADMINISTRATION BUILDING
WINCHESTER, VIRGINIA
PC10-19-22MinutesSeptember7.pdf
PC10-19-22CUP09-22_Redacted.pdf
PC10-19-22REZ09-22_Redacted.pdf
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8.Other
8.A.Parks and Recreation Presentation
8.B.Current Planning Applications
9.Adjourn
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Planning Commission
Agenda Item Detail
Meeting Date: October 19, 2022
Agenda Section: Meeting Minutes
Title: September 7, 2022 Meeting Minutes
Attachments:
PC10-19-22MinutesSeptember7.pdf
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Frederick County Planning Commission Page 3963
Minutes of September 7, 2022
MEETING MINUTES
OF THE
FREDERICK COUNTY PLANNING COMMISSION
Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in
Winchester, Virginia on September 7, 2022.
PRESENT: John F. Jewell, Chairman; William A. Orndoff, Stonewall District; H. Paige Manuel,
Shawnee District; Elizabeth D. Kozel, Shawnee District; Betsy Brumback, Back Creek District; Mollie
Brannon, Back Creek District; Charles E. Triplett, Gainesboro District; Kathleen Dawson, Red Bud
District; Roderick B. Williams, County Attorney.
ABSENT: Roger L. Thomas, Vice Chairman/Opequon District; Robert S. Molden, Opequon District;
Justin Kerns, Stonewall District; Jason Aikens, Gainesboro District; Charles Markert, Red Bud District.
STAFF PRESENT: Wyatt G. Pearson, Director; John A. Bishop, Assistant Director; Shannon L.
Conner, Administrative Assistant.
CALL TO ORDER
Chairman Jewell called the September 7, 2022 meeting of the Frederick County Planning
Commission to order at 7:00 p.m. Chairman Jewell commenced the meeting by inviting everyone to join
in a moment of silence.
ADOPTION OF AGENDA
Upon a motion made by Commissioner Manuel and seconded by Commissioner Orndoff
the Planning Commission unanimously adopted the agenda for this evening’s meeting with a change to
move item 6.B to be presented before the Public Hearing items.
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Frederick County Planning Commission Page 3964
Minutes of September 7, 2022
COMMITTEES
City of Winchester – Mtg. 09/06/22
Commissioner Loring, Winchester City Planning Commission Liaison, reported a
proposed rezoning of approximately 5-acres on National Avenue (old Smalt’s Florist) was discussed for a
townhouse PUD. He highlighted a discussion was held regarding adjusting the PUD density bonus
provisions and ordinance and will work through those in two (2) weeks at their regular session.
Board of Supervisors
Supervisor Ludwig reported, the Board of Supervisors remained unclear at their last
meeting as to the best path forward regarding the STL ordinance; they do desire to get one in place as
soon as possible. He continued, this does not represent a difference in position between the Supervisors
but a general concern how best to balance the citizen rights. Both options were sent forward to the
Planning Commission on tonight’s agenda with the goal of collecting Commissioner and citizen input to
inform a final decision by the Board of Supervisors. He concluded, the Airport terminal supplemental
appropriation was approved although it was amended to permit a ceiling of 2.5 million in debt rather than
5 million.
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CITIZEN COMMENTS
Chairman Jewell called for citizen comments on any subject not currently on the
Planning Commission’s agenda or any item that is solely a discussion item for the Commission. Jackie
Scott of the Red Bud District came forward and made a request for walking and biking paths along
Senseny Road. She noted, there currently is no public transportation for this area which leaves a lot of
people isolated; there is only one County park in the area and only accessible by car unless you live in the
immediate neighborhood. She concluded a walking and bike path could benefit the economic growth of
the restaurants and shops in the area and she feels this would fit well into the long term plans already
under way. No one else came forward to speak and Chairman Jewell closed the public comments portion
of the meeting.
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VDOT District Planner, Brad Reed shared a presentation on the State’s approach to
transportation planning and how it relates to the Planning Commission’s business.
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Frederick County Planning Commission Page 3965
Minutes of September 7, 2022
PUBLIC HEARING
Rezoning #06-22 Tasker Warrior Properties, LLC submitted to rezone 8.5+/- acres from B2
(General Business) District with proffers to B2 (General Business) District with revised proffers.
The proposed proffer amendment seeks to modify the proffered hours of operation and allow for
the installation of a 24-hour ATM/ITM machine in conjunction with a by-right development of a
financial institution/bank. The property is located at the southwestern corner of Warrior Drive
and Tasker Road and is identified with Property Identification Number 75-A-104E in the Shawnee
Magisterial District.
Action – Recommend Approval
John A. Bishop, Assistant Director, reported this is a proposed rezoning to modify the
proffer statement approved with rezoning application REZ #04-18, Tasker Road & Warrior Drive
Commercial Properties LLC, approved February 13, 2019. He noted, specifically the proposal would
amend the hours of operation to allow for the installation of a 24-hour ATM/ITM machine in conjunction
with a by-right development of a financial institution/bank on the 8.5-acre subject property. He shared a
zoning map of the property. Mr. Bishop continued, the proposed rezoning (proffer amendment) while
altering the hours of operation for financial institutions/banks does not change the zoning district (B2) or
land uses and as such remains in conformance with the Comprehensive Plan. All other proffers
associated with REZ #04-18, including restricted hours of operation for other uses remain unchanged.
Chairman Jewell called for anyone who wished to speak regarding this Public Hearing to
come forward at this time. No one came forward to speak and Chairman Jewell closed the public
comment portion of the hearing.
Upon a motion made by Commissioner Manuel and seconded by Commissioner Kozel
BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval
of Rezoning #06-22 Tasker Warrior Properties, LLC submitted to rezone 8.5+/- acres from B2 (General
Business) District with proffers to B2 (General Business) District with revised proffers. The proposed
proffer amendment seeks to modify the proffered hours of operation and allow for the installation of a 24-
hour ATM/ITM machine in conjunction with a by-right development of a financial institution/bank. The
property is located at the southwestern corner of Warrior Drive and Tasker Road and is identified with
Property Identification Number 75-A-104E in the Shawnee Magisterial District.
(Note: Commissioner Thomas, Commissioner Molden, Commissioner Aikens, Commissioner Kerns, and
Commissioner Markert were absent from the meeting)
Ordinance Amendment – Short Term Lodging – the ordinance would amend Chapter 165 – Zoning
Ordinance to add “short-term lodging (STL)” to the definitions section, provide additional
regulations for short-term lodging, add the use as a permitted use to the RP (Residential
Performance) and MH1 (Mobile Home Community) Zoning Districts, and add the use in the RA
(Rural Areas) Zoning District as either (i) a permitted use in all of the RA Zoning District or (II) as
a permitted use In the RA Zoning District if the STL operation has direct access to a state -
maintained road and as conditional use in the RA Zoning District if the STL operations does not
have direct access to a state-maintained road (with respect to the RA Zoning District, the Board
will consider both options).
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Frederick County Planning Commission Page 3966
Minutes of September 7, 2022
Action – No Recommendation
Wyatt G. Pearson, Director, reported this is a proposed amendment to Chapter 165 –
Zoning to add “short-term lodging (STL) to the definitions section, provide additional regulations for
short-term lodging, and add the use to the RA (Rural Areas, RP (Residential Performance), and MH1
(Mobile Home Community) Zoning Districts. Mr. Pearson noted, as proposed, STL would be permitted
in all residential dwelling types (single-family detached, townhomes, apartments, duplexes, mobile
homes, etc.). He clarified, structures such as tents, recreational vehicles/campers, and other similar
structures that do not meet the building code definition of “dwelling” would otherwise be prohibited from
being used as short-term lodging units.
Mr. Pearson explained, the Board of Supervisors sent two (2) scenario options forward
for public hearing:
• Scenario A:
Short-term lodging would be allowed by-right for dwellings in the RA (Rural
Areas), RP (Residential Performance), and MH1 (Mobile Home Community)
Zoning Districts.
• Scenario B:
Short-term lodging would be allowed by-right for dwellings in the RP
(Residential Performance), and MH1 (Mobile Home Community) Zoning
Districts. Short-term lodging would be allowed by-right in the RA (Rural Areas)
District only where access to the property is directly from a state roadway; short-
term lodging would be allowed through an approved conditional use permit
(CUP) for properties where access is from a private driveway.
Mr. Pearson shared the proposal for Short-Term Lodging with potential changes
highlighted dependent upon the two (2) scenarios:
• (§165-101.02) Short-Term Lodging
Short-term lodging (STL) is any occupancy of all or part of a dwelling or mobile
home for a period of thirty (30) days or less.
• (§165-204.35 Sort-Term Lodging
Where permitted, short-term lodging shall meet the following requirements:
A. The maximum number of lodgers per night shall not exceed 10 unrelated
persons, except where Uniform Statewide Building Code permits only a
fewer number of occupants.
B. No more than five (5) guestrooms are permitted for short-term lodging.
C. The maximum number of rental contracts for a short-term lodging
dwelling unit per night is one (1). All lodgers occupying the short-term
lodging dwelling unit must be associated with the same rental contract.
D. A dwelling or manufactured home used for short-term lodging shall
comply with the following standards:
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Frederick County Planning Commission Page 3967
Minutes of September 7, 2022
1) Be available for inspection by the County during reasonable
hours and in accordance with the Zoning Ordinance. Comply
with the requirements of the applicable version of the Virginia
Uniform Statewide Building Code or Virginia Manufactured
Home Safety Regulations, as determined by the Building
Official.
2) Have a working multi-purpose fire extinguisher, smoke detectors
and carbon monoxide detectors (when required for a fireplace or
gas service).
3) Have a plan posted inside the door of each sleeping room
showing the exit pathway from the sleeping room used for short-
term lodging to the nearest exit from the dwelling or
manufactured home.
4) Have at least two (2) designated off-street parking spaces
available for lodgers, which the Operator has the authority to
reserve for short-term lodging purposes.
E. Special events, as defined in Part 101 of the Ordinance, are prohibited in
association with short-term lodging use.
F. No short-term lodging activity shall take place on the property until the
Department of Planning and Development has approved a short-term
lodging administrative permit for the use and the Commissioner of
Revenue has approved a business license for the use.
G. Short-term lodging operations, in the RA (Rural Areas) Zoning District,
that share a private driveway with any other properties requires
approval of a conditional use permit (CUP).*
* Only would be included for Scenario B
Mr. Pearson shared a map pointing out the current short-term lodging locations that are
on private streets and public streets. He concluded, Staff is seeking a recommendation and comments
from the Planning Commission to forward to the Board of Supervisors on this proposed ordinance
amendment, and whether Scenario A or Scenario B is appropriate.
Commissioner Triplett asked what is meant by short-term. Mr. Pearson responded it is
considered 30 days or less. Commissioner Brannon for clarification on what the Board of Supervisors is
requesting. Mr. Pearson explained, the Board is requesting a suggestion or recommendation on which
scenario would be best suited for the Ordinance Amendment on Short-Term Lodging. Commissioner
Brannon asked if the locations shown on the map presented are solely the ones Staff is aware of at this
time. Mr. Pearson commented that is correct. Commissioner Manuel inquired if Lake Holiday would be
affected. Mr. Pearson noted, Lake Holiday is zoned R5, and this ordinance amendment only pertains to
the RA district. Chairman Jewell commented, this item is only looking at the RA district and with this
ordinance it is intended to be a more streamlined system. Mr. Pearson explained, that is correct, currently
the only definitions we can safely use are Bed & Breakfast or Rooming & Boarding House and both are
problematic for what the current model of an Airbnb operation looks like; in that they indicated there is
food service provided and staff on site to some extent.
Commissioner Brannon asked if the owners would be home at the time it is rented. Mr.
Pearson clarified, sometimes they are, however, the majority of the time they are not; sometimes the
owners rent out a portion of the home and still reside on the premises and other times the entire home is
considered the rental. Commissioner Brannon noted, will this be trading traffic trips or creating trips.
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Frederick County Planning Commission Page 3968
Minutes of September 7, 2022
Mr. Pearson stated studies show STL generate less traffic than single family homes and it typically is not
during peak hours. Commissioner Triplett asked if gated communities are considered private roads and
Mr. Pearson commented that is correct.
Chairman Jewell called for anyone who wished to speak regarding this Public Hearing to
come forward at this time.
Leslie Schotroffe of the Opequon District and a resident on Wayne’s Lane came forward
to share her concerns with the current STL being on Wayne’s Lane. She feels the road was not designed
for the extra traffic thus causing wear and tear. She continued, with the increased traffic and strangers
coming and going, they no longer feel safe in their home. Mrs. Schotroffe explained, the road is a dead
end, and the residents maintain the upkeep of the road. She requested the Planning Commission
recommend Scenario B with attached conditions; the owner of the STL must have direct access from a
state maintained road or the owner of the STL have a signed contract from all property owners on the
road granting permission, and the owner of the STL pay to have the driveway paved and widened for
safety reasons.
Sue Case of the Opequon District and a resident of Wayne’s Lane came forward and
shared her concerns with the wear and tear on the driveway; she noted, it is a one lane gravel private
driveway. She continued, if two (2) vehicles meet, one must back up into someone’s driveway. She
requests that all STL properties come off a state maintained road. She stated she would support Scenario
B if there are specific conditions noted.
Carl Achstetter of the Opequon District and the owner of the property on Wayne’s Lane
that is the subject of the previous speakers. He shared, before he started the STL he visited with all
homeowners on Wayne’s Lane to hear their concerns. He noted the main concern he heard was the
increased traffic on the lane; after research he determined the STL would be a drastic decrease in traffic
and trips per day. He calculated his family trips out of the property which was approximately 14 per day
which is about 98 per week and when the property is note rented that is a huge decrease in traffic and trips
on the lane. Mr. Achstetter explained, when guests arrive, they are given directions and made aware of
the requested speed limit on the road, they are asked not to contact neighbors for any reason and are
provided his phone number and his wife’s number if needed. He continued, there are five (5) additional
families on Wayne’s Lane and over the course of three (3) months , three (3) families have said they are
ok with the STL. He noted, the parcels on Wayne’s Lane are large and guests are given a diagram of the
property; as hosts they are obligated to the safety and upkeep of their property.
Michael Schotroffe of the Opequon District and a resident on Wayne’s Lane came
forward and noted he maintains the driveway; he stated the owners of the STL do not assist with this.
Angie Wooten of the Opequon District and the co-owner of the property being discussed
stated, the road has always been one lane and she understands the concerns of the neighbors, however, the
traffic has decreased. She noted, they do help maintain the road; there is a m aintenance agreement in
place. She concluded, the Airbnb has been good for the rural areas and families have gotten creative; and
the economic benefits to the County are large.
No one else came forward to speak and Chairman Jewell closed the public comment
portion of the hearing.
Commissioner Brannon stated all private roads have a maintenance agreement and she
does not feel it seems appropriate to single out the STL’s on private roads when other businesses are not;
should leave as a by-right and she leans toward Scenario A. Commissioner Orndoff disagreed and stated
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Frederick County Planning Commission Page 3969
Minutes of September 7, 2022
not all private roads have a maintenance agreement. He continued, when you buy property on a private
road you know what you are getting into. He feels Scenario B is the only way to utilize this and move it
along and allow the CUP to handle the rest. Commissioner Triplett commented private roads are a shared
right-of-way and those involved need to work together to maintain.
Commissioner Kozel inquired if it is recommended to go with Scenario B would every
STL request have to submit a CUP application; concerned with how this affects the by-right. Chairman
Jewell stated if it is in the RA and on a private road; there needs to be guidelines put in place and Scenario
B gives a voice to those to share their concerns with the Planning Commission and the Bo ard of
Supervisors and if it is by-right there is no choice. Commissioner Brannon shared she does not think if
you live on a private road, you should be regulated and those on a state maintained road are not .
Chairman Jewell commented he disagrees, he feels Scenario B is giving everyone a fair level playing
field; and having the opportunity to come forward and express the good or bad is giving everyone a voice.
Commissioner Brumback inquired how this will affect the cottage occupation. Mr.
Pearson explained, prior to the code change that created the cottage occupation separately from the home
occupation, everything came before the Planning Commission as a CUP; someone can still do a cottage
occupation by CUP, but they are more intensive than home occupations. He continued, no they can get a
by-right business license as long as no more than five (5) customer visits per day and meets other rules
and regulations; as considering the concerns with traffic generation Staff did not think that by-right
someone could operate a home occupation with five (5) customer trips per day which equates to ten (10)
trips without any other regulations. Commissioner Dawson stated she agrees with Commissioner
Brannon; and people have right-of-way that is on their deed and have a right to use it. She noted, CUPs
are costly and problematic. Commissioner Orndoff stated the Planning Commission is not in the role to
take homeowners rights away; when you by a piece of real estate that is serviced by a private road you are
in a sense giving up certain rights and we are not taking anything away from people. Commissioner
Triplett commented you are technically getting a right-of-way to your property, and you are not giving up
anything. Commissioner Kozel stated if we require a CUP for a STL on a private road, would it make
sense to apply this to everyone that operates a STL. Chairman Jewell stated that is currently how it would
be and the point of the ordinance to set guidelines.
Upon a motion made by Commissioner Brannon and seconded by Commissioner Dawson
to approve Scenario A
Yes: Brannon, Dawson, Kozel, Brumback
No: Jewell, Orndoff, Triplett, Manuel
Upon a motion made by Commissioner Orndoff and seconded by Commissioner Triplett
to approve Scenario B
Yes: Orndoff, Triplett, Jewell, Manuel
No: Brannon, Dawson, Kozel, Brumback
BE IT RESOLVED, the Frederick County Planning Commission does not send forward a favorable
recommendation for Ordinance Amendment – Short Term Lodging – the ordinance would amend Chapter
165 – Zoning Ordinance to add “short-term lodging (STL)” to the definitions section, provide additional
regulations for short-term lodging, add the use as a permitted use to the RP (Residential Performance) and
MH1 (Mobile Home Community) Zoning Districts, and add the use in the RA (Rural Areas) Zoning
District as either (i) a permitted use in all of the RA Zoning District or (II) as a permitt ed use In the RA
Zoning District if the STL operation has direct access to a state-maintained road and as conditional use in
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Frederick County Planning Commission Page 3970
Minutes of September 7, 2022
the RA Zoning District if the STL operations does not have direct access to a state-maintained road (with
respect to the RA Zoning District, the Board will consider both options).
(Note: Commissioner Thomas, Commissioner Molden, Commissioner Aikens, Commissioner Kerns, and
Commissioner Markert were absent from the meeting)
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INFORMATION/DISCUSSION
Rezoning #05-22 Greystone Properties proposal to amend the proffer statement approved with
REZ #02-21 (Greystone Properties, LLC Age-Restricted). The proposed amendment seeks to
replace the current text defining age-restricted with the language to align with the federal
guidelines governing age-restricted housing more closely. No other provisions in the approved
proffer statement are proposed to be amended, and the use and density enabled on the 119.27-acre
(RP) Residential Performance zoned subject properties (Back Creek District) remains unchanged.
Commissioner Manuel would abstain from all discussion on this item for a possible
conflict of interest.
John A. Bishop, Assistant Director, reported the proposed rezoning seeks to modify the
proffer statement with REZ #02-21 (Greystone Properties, formerly Willow Run), to modify the
definition of age-restricted. He noted, specifically, the minor proffer amendment would expand the
current text defining age-restricted with the language more closely aligned with the federal guidelines
governing age-restricted housing. Mr. Bishop shared a zoning map of the property. He explained, no
other provisions in the approved proffer statement (zoning, transportation, or site access) are proposed to
be amended, and the use and density enabled on the 119.27-acre (RP) Residential Performance zoned
subject properties, approved with REZ #02-21, remains unchanged.
Mr. Bishop presented the definition and guidelines of “Age Restricted” as defined in the
zoning ordinance and in alignment with federal guidelines governing age restricted housing:
A. Shall mean all occupied residential units shall be occupied by at least one person
fifty-five (55) years of age or older and all other residents must reside with a
person who is fifty-five (55) years of age or older, and be a spouse, a cohabitant,
an occupant’s child of nineteen (19) years of age or older or provide primary
physical or economic support to the person who is fifty-five (55) years of age or
older. Notwithstanding this limitation (i) a person hired to provide live-in, long
term, or terminal health care of a person who is fifty-five (55) years of age or
older for compensation may also occupy a dwelling during any time such person
is actually providing such care, and (ii) guests under the age of fifty -five (55)
shall be permitted for periods of time not to exceed sixty (60) total days in any
calendar year.
B. If title to any lot shall become vested in any person under fifty-five (55) years of
age by reason of descent, distribution, foreclosure or operation of law, the age
restriction set forth in this Section 1 shall not work a forfeiture or reversion of
title, but rather such person thus taking title shall not be permitted to reside on
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Minutes of September 7, 2022
such lot until such person shall have attained fifty-five (55) years of age or
otherwise satisfies the requirements as set forth herein.
C. Notwithstanding the foregoing limitations, a surviving spouse shall be allowed to
continue to occupy a dwelling without regard to age.
D. The foregoing limitations shall apply to any tenant who resides in any dwelling
offered for lease by the Owner thereof.
Commissioner Brannon asked if this proposal was to match the federal regulations. Mr. Roderick
B. Williams, County Attorney, commented that is correct.
There were no additional comments or discussion, and this item will be forwarded to the
Board of Supervisors for Information and Discussion.
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OTHER
Wyatt G. Pearson, Director, referenced the intro slide for the NELUP. He noted there
will be two (2) community meetings; Tuesday October 18th at 6:30 held at Jordan Springs Elementary
School and Tuesday October 25th at 6:30 held at Stonewall Elementary School.
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ADJOURNMENT
No further business remained to be discussed and a motion was made by Commissioner
Orndoff to adjourn the meeting. This motion was seconded by Commissioner Manuel and unanimously
passed. The meeting adjourned at 8:15 p.m.
Respectfully submitted,
____________________________
John F. Jewell, Chairman
___________________________
Wyatt G. Pearson, Secretary
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Planning Commission
Agenda Item Detail
Meeting Date: October 19, 2022
Agenda Section: Public Hearings
Title: Conditional Use Permit #09-22 for McKenzie's Doodles (James & Susan Brown) -
(Mrs. Feltner)
Attachments:
PC10-19-22CUP09-22_Redacted.pdf
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CONDITIONAL USE PERMIT #03-22
MCKENZIE’S DOODLES (BROWN) DOG KENNEL/BREEDING
Staff Report for the Planning Commission
Prepared: October 7, 2022
Staff Contact: Amy L. Feltner, 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: 10/19/22 Pending
Board of Supervisors: 11/09/22 Pending
EXECUTIVE SUMMARY:
This is a request for a Conditional Use Permit (CUP) for James Brown and Susan Brown for a
dog kennel and breeding, McKenzie’s Doodles. This is also a relocation of an existing approved
kennel (CUP #02-15) operating in similar manner and under similar conditions. Should the
Planning Commission find this application for a dog kennel and breeding 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 maximum of two (2) employees, not residing on the premise, shall be permitted with
this CUP.
3. All dogs must be confined to kennels indoors by 9:00 p.m. to 7:00 a.m.
4. Hours of operation for the public to access the property shall be 9:00 a.m. to 8:00 p.m
seven days a week.
5. New structures to-be-used as kennels will require building permits prior to being built or
relocated to the property.
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 the requisite public hearing, it would be appropriate for the Planning Commission
to offer a recommendation concerning this application to the Board of Supervisors
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Page 2
CUP #09-22, McKenzie’s Doodles, James Brown & Susan Brown
October 7, 2022
LOCATION: This property is located at 1038 Hites Road, Middletown, Virginia.
MAGISTERIAL DISTRICT: Back Creek
PROPERTY ID NUMBER: 84-A-34B
PROPERTY ZONING & PRESENT USE: Zoned: RA (Rural Areas)
Land Use: Residential
ADJOINING PROPERTY ZONING & PRESENT USE:
North: RA (Rural Areas) Use: Vacant/Agricultural
South: RA (Rural Areas) Use: Vacant/Agricultural
East: RA (Rural Areas) Use: Single Family Detached Residential
West: RA (Rural Areas) Use: Vacant/Agricultural
PROPOSED USE: This application is for a dog kennel and breeding on +/- 8 acres.
REVIEW EVALUATIONS:
Planning and Zoning:
Proposal: The Applicant proposes to board and breed dogs with no more than five (5) breeding
dogs, not including the litters, at any given time. Customers will arrange their visit, select, and
take home the puppy on the same day. The applicant proposes to host an average of ten (10)
families 20-25 times annually on a designated Saturday or Sunday as stated in their application.
The applicant has an approved CUP (#02-15) at 719 Barley Lane for kennel and boarding. The
applicant intends to move this business to the new address of 1038 Hites Road. The current
owner of 719 Barley Lane has voided the CUP #02-15 (see owner letter dated October 10, 2022,
attached).
Comprehensive Plan Conformance:
Kennels are a permitted use in the RA (Rural Areas) Zoning District with an approved
Conditional Use Permit (CUP). This proposed use will take place on a 8.00 +/- acre parcel
surrounded by properties that are zoned RA. The 2040 Comprehensive Plan provides guidance
when considering any land use actions. The area where this property is located is outside the
Urban Development Area (UDA), outside the Sewer and Water Service Area (SWSA) and is not
part of any other land use plan. This area of the County is intended to remain rural in nature. The
CUP application, as proposed, generally meets the intent of the goals of the Plan.
15
Page 3
CUP #09-22, McKenzie’s Doodles, James Brown & Susan Brown
October 7, 2022
Zoning Ordinance Requirements:
The Zoning Ordinance defines a Kennel: “As a place prepared to house, board, breed, handle
or otherwise keep or care for dogs for sale or in return for compensation.” The Zoning
Ordinance requires that kennels be subject to additional performance standards to mitigate
negative impacts to adjoining residential properties. These additional standards include: all dogs
are to be confined within a secure structure, and the installation of a Category C Buffer
where the adjoining properties are used for residential purposes. Staff has reviewed the uses
of adjoining properties and determined that a Category C Buffer would not be required as the
adjacent land is vacant and agricultural in nature. The properties immediately adjacent to this
proposed CUP are currently zoned RA Zoning District, with the nearest residential dwelling
being approximately +/- 2000-feet to the west, 425-feet to the north, 400-feet to the east and
1031-feet to south from this proposed kennel. This kennel use, as described in the application
narrative, will be conducted indoors and therefore meets the intent of the Zoning Ordinance. Per
the Zoning Ordinance, all dogs must be confined indoors, except for when they are walked or
exercised within the fenced area.
Winchester-Frederick County Health Department: Please see the attached letter from Jim
Davis, Environmental Health Supervisor dated September 7, 2022.
Virginia Department of Transportation: The application for a Conditional Use Permit for this
property appears to have little measurable impact on Route 625 (Hites Road), the VDOT facility
providing access to the property. The existing entrance meets VDOT sight distance requirements
for this use. Based on this information and the information provided by the applicant, VDOT
can support the CUP request.
Frederick County Fire Marshal: Approved with conditions. 1) Install fire extinguishers per
Section 906 of the Frederick County Fire Prevention Code (Statewide Fire Prevention Code)
with a maximum travel distance of 75 feet of travel go access any fire extinguisher. 2) Install at
least one smoke detector per structure.
Frederick County Inspections: If the proposed building is of new construction, it will be
required to meet the 2018 Virginia Construction Code. If the proposed building is existing, it
will require a change of use permit.
Entrances and exits shall meet accessibility requirements per ANSI A117.1, Accessible parking
and pathway to the building will be required. Exist signage and emergency light shall be
required, and a restroom shall be available for use by customers.
1. Handicap ramps at breezeway door and front door stop.
2. Handicap sign
3. Lever type door handle at breezeway
4. Turn Downspout 45 degrees away from house.
16
Page 4
CUP #09-22, McKenzie’s Doodles, James Brown & Susan Brown
October 7, 2022
STAFF CONCLUSIONS FOR THE 10/19/22 PLANNING COMMISSION MEETING:
Should the Planning Commission find this use appropriate, Staff would recommend the
following conditions:
1. All review agency comments shall be complied with at all times.
2. A maximum of two (2) employees, not residing on the premise, shall be permitted with
this CUP.
3. All dogs must be confined to kennels indoors by 9:00 p.m. to 7:00 a.m.
4. Hours of operation for the public to access the property shall be 9:00 a.m. to 8:00 p.m
seven days a week.
5. New structures to-be-used as kennels will require building permits prior to being built or
relocated to the property.
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 the requisite public hearing, it would be appropriate for the Planning Commission
to offer a recommendation concerning this application to the Board of Supervisors.
17
84 A 34B
1196HITES RD
1162HITES RD
718KLINESMILL RD
829VAUCLUSE RD
1111HITES RD
1097HITES RD
1087HITES RD
1077HITES RD
1067HITES RD
1053HITES RD
1031HITES RD
1138CLARK RD
1020HITES RD
1160CLARK RD
996HITES RD
1080CLARK RD
1181CLARK RD
1127CLARK RD
CLARK RD
HITES RDApplication
Parcels µ
Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: September 29, 2022HITES RDCLARK RD
VAUCLUSE RD
WESTERNVIEW DR
0 260 520130 Feet
CUP # 09 - 22: McKenzie's DoodlesPIN: 84 - A - 34BKennel/Breeding; Relocation of existing CUP #02-15Zoning Map
CUP #09-22
18
84 A 34B
1196HITES RD
1162HITES RD
718KLINESMILL RD
829VAUCLUSE RD
1111HITES RD
1097HITES RD
1087HITES RD
1077HITES RD
1067HITES RD
1053HITES RD
1031HITES RD
1138CLARK RD
1020HITES RD
1160CLARK RD
996HITES RD
1080CLARK RD
1181CLARK RD
1127CLARK RD
CLARK RD
HITES RDApplication
Parcels µ
Frederick C ounty Planning & Development107 N Kent StWinchester, V A 22601540 - 665 - 5651Map Created: September 29, 2022HITES RDCLARK RD
VAUCLUSE RD
WESTERNVIEW DR
0 260 520130 Feet
CUP # 09 - 22: McKenzie's DoodlesPIN: 84 - A - 34BKennel/Breeding; Relocation of existing CUP #02-15Location Map
CUP #09-22
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Planning Commission
Agenda Item Detail
Meeting Date: October 19, 2022
Agenda Section: Action Item
Title: Rezoning #09-22 for The Canyon, LC - (Mr. Klein)
Attachments:
PC10-19-22REZ09-22_Redacted.pdf
36
REZONING APPLICATION #09-22
THE CANYON, LC
Staff Report for the Planning Commission
Prepared: October 6, 2022
Staff Contacts: M. Tyler Klein, AICP, Senior Planner
Reviewed Action
Planning Commission: 10/19/2022 Pending
Board of Supervisors: 10/26/2022 Pending
EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 10/19/22 PLANNING
COMMISSION MEETING:
This is an application to rezone (minor proffer amendment) +/-174.98 acres from RP (Residential
Performance) District with proffers to RP (Residential Performance) District with revised proffers. This
proposal would amend the previously approved proffer statement for REZ #06-15, Opequon Crossing, to
further specify no “certificate of occupancy” shall be issued for any dwelling unit without completion of
improvements to Route 7 and the proposed collector “spine” road. All other provisions in the approved
proffer statement (land use, density, other transportation improvements) remain unaltered. The subject
properties are located wholly in the Red Bud District.
Following a public meeting, a recommendation regarding this rezoning application to the Board
of Supervisors would be appropriate. The Applicant should be prepared to adequately address
all concerns raised by the Planning Commission.
37
Rezoning #09-22 The Canyon, LC
October 6, 2022
Page 2
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
application. It may also be useful to others interested in this zoning matter. Unresolved issues
concerning this application are noted by staff where relevant throughout this staff report.
PROPOSAL: This is an application to rezone (minor proffer amendment) +/-174.98 acres from RP
(Residential Performance) District with proffers to RP (Residential Performance) District with revised
proffers.
LOCATION: The properties are located south of Route 7, east and west of Eddy’s Lane and adjacent to
the Opequon Wastewater Reclamation facility at the eastern boundary of Frederick County along Opequon
Creek.
MAGISTERIAL DISTRICT: Red Bud
PROPERTY ID NUMBERS: 55-A-210, 55-A- 212 and 55-A-212A
PROPERTY ZONING: RP (Residential Performance) District
PRESENT USE: Vacant/Undeveloped
ADJOINING PROPERTY ZONING & PRESENT USE:
North: Rural Areas (RA) Use: Vacant/Residential
South: Residential Performance (RP) Use: Open Space/Residential
East: Clarke County Use: Clarke County/Vacant
West: Residential Performance (RP) Use: Residential
38
Rezoning #09-22 The Canyon, LC
October 6, 2022
Page 3
REVIEW EVALUATIONS:
Planning & Zoning:
1) Site History
The subject properties, collectively known as “Opequon Crossing” were originally rezoned
from RA (Rural Areas) to RP (Residential Performance) in November 2009 (REZ #12-07). A
subsequent rezoning (#06-15; approved December 2015) modified the previously approved
proffer statement. Since 2015, the subject properties have remained vacant and undeveloped. A
Master Development Plan (MDP, #01-22) was administratively approved in March 2022 for
574 residential dwelling units, and a Subdivision Design Plan (SDP) is presently under review
by the Department of Planning and Development prior to commencement of land disturbing
activities.
2) Comprehensive Plan
The Comprehensive Plan is the guide for the future growth of Frederick County.
The Comprehensive Plan is an official public document that serves as the community's guide
for making decisions regarding development, preservation, public facilities and other key
components of community life. The primary goal of this plan is to protect and improve the
living environment within Frederick County. It is in essence; the Plan is a composition of
policies used to plan for the future physical development of Frederick County. The Area Plans
and Appendix I of the Comprehensive Plan are the primary implementation tools and will be
instrumental to the future planning efforts of the County.
Comprehensive Plan Land Use Compatibility
The parcels comprising this rezoning application are located within the County’s Urban
Development Area (UDA) and Sewer and Water Service Area (SWSA). The UDA defines the
general area in which more intensive forms of residential development will occur. In addition,
the Opequon Crossing property is located within the Senseny/Eastern Frederick Urban Area
Plan. This land use plan calls for the subject properties to be developed as “residential.” The
existing zoning of the property, RP, is in conformance with the Plan.
The proposed rezoning (minor proffer amendment) does not propose any changes to the
previously approved zoning district (RP) or land uses. The proposed minor proffer amendment,
to clarify the “trigger” for proffered transportation improvements, changing “building permit”
to “certificate of occupancy” (proffer 9.2) does not impact the conformity of the application to
the Plan.
3) Access & Transportation
The proposed rezoning (minor proffer amendment) does not propose any changes to the
previously approved proffered transportation improvements. However, the proposed proffer
amendment does clarify that the proffered transportation improvements to Route 7 and the
39
Rezoning #09-22 The Canyon, LC
October 6, 2022
Page 4
future collector road (“spine road”) will need to be completed prior to issuance of the first
“certificate of occupancy.”
4) Potential Impacts & Proffers
The proposed rezoning (minor proffer amendment) does not propose any changes to the
previously approved total number of units or other capital contributions.
Following a public meeting, a recommendation regarding this rezoning application to the Board
of Supervisors would be appropriate. The Applicant should be prepared to adequately address
all concerns raised by the Planning Commission.
40
SOVERIEGNVILLAGESubdivision
¬«7
¬«7
¬«7
CLARKECOUNTYVIRGINIA
55 A 212
55 A 210
55 A212A
106SENSENYGLEN DR 107DELL CT 111CORALYROSE CT216CANYON RD218CANYON RD 100VALE CT222CANYON RD
2747SENSENY RD105VALE CT
2737SENSENY RD
105MORNING GLORY DR
111MORNING GLORY DR
113SENSENYGLEN DR 204CANYON RD 217CANYON RD
101COMBE DR 234CANYON RD
100FERN CT
209SENSENY GLEN DR
212SENSENY GLEN DR
220SENSENYGLEN DR
310SENSENYGLEN DR
119MORNINGGLORY DR
110ALPINEMEADOW RD
209COMBE DR 309SENSENY GLEN DR
130MORNINGGLORY DR
300TAMARACKCIR115CANYON RD
212COMBE DR 111WHIPP DR
308CANYON RD
136MORNINGGLORY DR
203ALPINE MEADOW RD 105CANYON RD 112WHIPP DR 313CANYON RD
210ALPINE MEADOW RD 101CANYON RD 106NORFOLK CT
128WICKHAM TER 104PRIMROSE PL
114PANGBORNE CT 215HEATH CT214HEATH CT
107NORFOLK CT
157MORNING GLORY DR
115BENTPATH CT119BENTPATH CT 208HEATH CT
343CANYON RD 336CANYON RD
116AULEE CT
113GODWIN CT 165MORNINGGLORY DR
100PANGBORNE CT 111HEATH CT
107AULEE CT 117AULEE CT
447CANYON RD 175MORNINGGLORY DR
414CANYON RD
100HEATH CT
107HEATH CT
124WALES CT
440CANYON RD
428CANYON RD 125THOMPSON CT
125WALES CT
117THOMPSON CT
125CHESHIRE CT 140SEQUOIA DR
113CHESHIRE CT 120SOLARA DR
101CHESHIRE CT
150SOLARA DR
283EDDYS LN
3100BERRYVILLEPIKE
239COBBLE STONE DR
164SOLARA DR
180SOLARA DR
233EDDYS LN
105BISCANE CT 155BISCANE CT
1494VALLEYMILL RD
1494VALLEYMILL RD
1494VALLEYMILL RD
290EDDYS LN
1430VALLEYMILL RD1127VALLEY MILL RD
103MILL STONE CIR
1291VALLEYMILL RD
193EDDYS LN
108MILL RACE DR
101JULEE DR
1496VALLEYMILL RD 151EDDYS LN
145EDDYS LN
2432BERRYVILLEPIKE
125MILL RACE DR 111EDDYS LN
129MILL RACE DR 1560VALLEY MILL RD
1580VALLEY MILL RD
2430BERRYVILLEPIKE
200MILLRACE DR
2434BERRYVILLEPIKE 2826BERRYVILLEPIKE
2822BERRYVILLEPIKE
2851BERRYVILLEPIKE
112BURNTFACTORY RD
111BURNTFACTORY RD2708BERRYVILLE PIKE2718BERRYVILLE PIKE
2857BERRYVILLEPIKE 2853BERRYVILLEPIKE
2608BERRYVILLEPIKE
HAVERFORDCTKAPOKCIR NORFOLKCTKELLERCTT A M A R A C KCIR
HIGHCLIFFE DR
SEQUOI
A DRPRIMROSE PL
COMB
E
D
R
A ULEE C TALPINEMEADOW RDBURNTFACTORY RDH
E
AT
H CTMILLRACE DRTHOMPSON CT
WHIPP DRPANGBORNECTBISCANE C T
SOLARA DRBENTPATHCTMORNINGGLORY DRCANYON RDS E N S E N Y G L E N D R
BERRYVILLE PIKE
VALLEY MILL RD
EDDYS LNApplication
Parcels
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Future Rt 37 Bypass
B1 (Neighborhood Business District)
B2 (General Business District)
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V A L L E Y M I L L R D
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A
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O
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ASBURY RD
ROSSMANN BLVDJULEE DR
HEATH CTRENEE LN¬«7
0 1,100 2,200550 Feet
CLARKECOUNTY
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REZ #09-22
REZ #09-22
REZ #09-22
41
SOVERIEGNVILLAGESubdivision
¬«7
¬«7
¬«7
CLARKECOUNTYVIRGINIA
55 A 212
55 A 210
55 A212A
106SENSENYGLEN DR 107DELL CT 111CORALYROSE CT216CANYON RD218CANYON RD 100VALE CT222CANYON RD
2747SENSENY RD105VALE CT
2737SENSENY RD
105MORNING GLORY DR
111MORNING GLORY DR
113SENSENYGLEN DR 204CANYON RD 217CANYON RD
101COMBE DR 234CANYON RD
100FERN CT
209SENSENY GLEN DR
212SENSENY GLEN DR
220SENSENYGLEN DR
310SENSENYGLEN DR
119MORNINGGLORY DR
110ALPINEMEADOW RD
209COMBE DR 309SENSENY GLEN DR
130MORNINGGLORY DR
300TAMARACKCIR115CANYON RD
212COMBE DR 111WHIPP DR
308CANYON RD
136MORNINGGLORY DR
203ALPINE MEADOW RD 105CANYON RD 112WHIPP DR 313CANYON RD
210ALPINE MEADOW RD 101CANYON RD 106NORFOLK CT
128WICKHAM TER 104PRIMROSE PL
114PANGBORNE CT 215HEATH CT214HEATH CT
107NORFOLK CT
157MORNING GLORY DR
115BENTPATH CT119BENTPATH CT 208HEATH CT
343CANYON RD 336CANYON RD
116AULEE CT
113GODWIN CT 165MORNINGGLORY DR
100PANGBORNE CT 111HEATH CT
107AULEE CT 117AULEE CT
447CANYON RD 175MORNINGGLORY DR
414CANYON RD
100HEATH CT
107HEATH CT
124WALES CT
440CANYON RD
428CANYON RD 125THOMPSON CT
125WALES CT
117THOMPSON CT
125CHESHIRE CT 140SEQUOIA DR
113CHESHIRE CT 120SOLARA DR
101CHESHIRE CT
150SOLARA DR
283EDDYS LN
3100BERRYVILLEPIKE
239COBBLE STONE DR
164SOLARA DR
180SOLARA DR
233EDDYS LN
105BISCANE CT 155BISCANE CT
1494VALLEYMILL RD
1494VALLEYMILL RD
1494VALLEYMILL RD
290EDDYS LN
1430VALLEYMILL RD1127VALLEY MILL RD
103MILL STONE CIR
1291VALLEYMILL RD
193EDDYS LN
108MILL RACE DR
101JULEE DR
1496VALLEYMILL RD 151EDDYS LN
145EDDYS LN
2432BERRYVILLEPIKE
125MILL RACE DR 111EDDYS LN
129MILL RACE DR 1560VALLEY MILL RD
1580VALLEY MILL RD
2430BERRYVILLEPIKE
200MILLRACE DR
2434BERRYVILLEPIKE 2826BERRYVILLEPIKE
2822BERRYVILLEPIKE
2851BERRYVILLEPIKE
112BURNTFACTORY RD
111BURNTFACTORY RD2708BERRYVILLE PIKE2718BERRYVILLE PIKE
2857BERRYVILLEPIKE 2853BERRYVILLEPIKE
2608BERRYVILLEPIKE
HAVERFORDCTKAPOKCIR NORFOLKCTKELLERCTT A M A R A C KCIR
HIGHCLIFFE DR
SEQUOI
A DRPRIMROSE PL
COMB
E
D
R
A ULEE C TALPINEMEADOW RDBURNTFACTORY RDH
E
AT
H CTMILLRACE DRTHOMPSON CT
WHIPP DRPANGBORNECTBISCANE C T
SOLARA DRBENTPATHCTMORNINGGLORY DRCANYON RDS E N S E N Y G L E N D R
BERRYVILLE PIKE
VALLEY MILL RD
EDDYS LNApplication
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V A L L E Y M I L L R D
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A
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ASBURY RD
ROSSMANN BLVDJULEE DR
HEATH CTRENEE LN¬«7
0 1,100 2,200550 Feet
CLARKECOUNTY
R E Z # 0 9 - 2 2 : T h e C a n y o n , L CPINs: 5 5 - A - 2 1 0 , 5 5 - A - 2 1 2 , 5 5 - A - 2 1 2 ARezoning f r o m R P to R P w it h R e v is e d P r o f f e r sLocation M a p
REZ #09-22
REZ #09-22
REZ #09-22
42
SOVERIEGNVILLAGESubdivision
¬«7
¬«7
¬«7
CLARKECOUNTYVIRGINIA
55 A 212
55 A 210
55 A212A
106SENSENYGLEN DR 107DELL CT 111CORALYROSE CT216CANYON RD218CANYON RD 100VALE CT222CANYON RD
2747SENSENY RD105VALE CT
2737SENSENY RD
105MORNING GLORY DR
111MORNING GLORY DR
113SENSENYGLEN DR 204CANYON RD 217CANYON RD
101COMBE DR 234CANYON RD
100FERN CT
209SENSENY GLEN DR
212SENSENY GLEN DR
220SENSENYGLEN DR
310SENSENYGLEN DR
119MORNINGGLORY DR
110ALPINEMEADOW RD
209COMBE DR 309SENSENY GLEN DR
130MORNINGGLORY DR
300TAMARACKCIR115CANYON RD
212COMBE DR 111WHIPP DR
308CANYON RD
136MORNINGGLORY DR
203ALPINE MEADOW RD 105CANYON RD 112WHIPP DR 313CANYON RD
210ALPINE MEADOW RD 101CANYON RD 106NORFOLK CT
128WICKHAM TER 104PRIMROSE PL
114PANGBORNE CT 215HEATH CT214HEATH CT
107NORFOLK CT
157MORNING GLORY DR
115BENTPATH CT119BENTPATH CT 208HEATH CT
343CANYON RD 336CANYON RD
116AULEE CT
113GODWIN CT 165MORNINGGLORY DR
100PANGBORNE CT 111HEATH CT
107AULEE CT 117AULEE CT
447CANYON RD 175MORNINGGLORY DR
414CANYON RD
100HEATH CT
107HEATH CT
124WALES CT
440CANYON RD
428CANYON RD 125THOMPSON CT
125WALES CT
117THOMPSON CT
125CHESHIRE CT 140SEQUOIA DR
113CHESHIRE CT 120SOLARA DR
101CHESHIRE CT
150SOLARA DR
283EDDYS LN
3100BERRYVILLEPIKE
239COBBLE STONE DR
164SOLARA DR
180SOLARA DR
233EDDYS LN
105BISCANE CT 155BISCANE CT
1494VALLEYMILL RD
1494VALLEYMILL RD
1494VALLEYMILL RD
290EDDYS LN
1430VALLEYMILL RD1127VALLEY MILL RD
103MILL STONE CIR
1291VALLEYMILL RD
193EDDYS LN
108MILL RACE DR
101JULEE DR
1496VALLEYMILL RD 151EDDYS LN
145EDDYS LN
2432BERRYVILLEPIKE
125MILL RACE DR 111EDDYS LN
129MILL RACE DR 1560VALLEY MILL RD
1580VALLEY MILL RD
2430BERRYVILLEPIKE
200MILLRACE DR
2434BERRYVILLEPIKE 2826BERRYVILLEPIKE
2822BERRYVILLEPIKE
2851BERRYVILLEPIKE
112BURNTFACTORY RD
111BURNTFACTORY RD2708BERRYVILLE PIKE2718BERRYVILLE PIKE
2857BERRYVILLEPIKE 2853BERRYVILLEPIKE
2608BERRYVILLEPIKE
HAVERFORDCTKAPOKCIR NORFOLKCTKELLERCTT A M A R A C KCIR
HIGHCLIFFE DR
SEQUOI
A DRPRIMROSE PL
COMB
E
D
R
A ULEE C TALPINEMEADOW RDBURNTFACTORY RDH
E
AT
H CTMILLRACE DRTHOMPSON CT
WHIPP DRPANGBORNECTBISCANE C T
SOLARA DRBENTPATHCTMORNINGGLORY DRCANYON RDS E N S E N Y G L E N D R
BERRYVILLE PIKE
VALLEY MILL RD
EDDYS LNApplication
Parcels
Sewer and Water Service A rea
Future Rt 37 Bypass
Long R ange Land Use
Sensitive Natural Areas
Institutional
B2 / B3
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V A L L E Y M I L L R D
BERRYVILLE PIKE
SENSENY RD EDDYS LNCHANNI
NG DRC
A
N
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O
N R
D
ASBURY RD
ROSSMANN BLVDJULEE DR
HEATH CTRENEE LN¬«7
0 1,100 2,200550 Feet
CLARKECOUNTY
R E Z # 0 9 - 2 2 : T h e C a n y o n , L CPINs: 5 5 - A - 2 1 0 , 5 5 - A - 2 1 2 , 5 5 - A - 2 1 2 ARezoning f r o m R P to R P w it h R e v is e d P r o f f e r sLong R a n g e L a n d U s e M a p
REZ #09-22
REZ #09-22
REZ #09-22
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Planning Commission
Agenda Item Detail
Meeting Date: October 19, 2022
Agenda Section: Other
Title: Parks and Recreation Presentation
Attachments:
83
Planning Commission
Agenda Item Detail
Meeting Date: October 19, 2022
Agenda Section: Other
Title: Current Planning Applications
Attachments:
84