PC 05-15-24 Meeting Minutes
Frederick County Planning Commission Page 4121
Minutes of May 15, 2024
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 May 15, 2024.
PRESENT: Tim Stowe, Chairman/Red Bud District; Roger L. Thomas, Vice Chairman/Shawnee District;
Elizabeth D. Kozel, Shawnee District; Robert S. Molden, Opequon District; Kevin Sneddon, Opequon
District; Justin Kerns, Stonewall District; Charles S. DeHaven III, Stonewall District; Betsy Brumback,
Back Creek District; Jeff McKay, Back Creek District; Charles Markert, Red Bud District; ; Mollie
Brannon, Member at Large; Roderick B. Williams, County Attorney.
ABSENT: Charles E. Triplett, Gainesboro District; Jason Aikens, Gainesboro District.
STAFF PRESENT: Wyatt G. Pearson, Director; John A. Bishop, Assistant Director; M. Tyler Klein,
Senior Planner; Kayla Peloquin, Planner I; Shannon L. Conner, Administrative Guaranty Coordinator.
CALL TO ORDER
Chairman Stowe called the May 15, 2024 meeting of the Frederick County Planning
Commission to order at 7:00 p.m.
PLEDGE OF ALLEGIANCE
ADOPTION OF AGENDA
Upon a motion made by Commissioner Thomas and seconded by Commissioner McKay,
the Planning Commission unanimously adopted the agenda for this evening’s meeting.
MINUTES
Upon motion made by Commissioner Thomas and seconded by Commissioner Kozel, the
Planning Commission unanimously adopted the minutes from the March 6, 2024 and March 20, 2024
meetings.
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Minutes of May 15, 2024
COMMITTEES
City of Winchester – Mtg. 5/14/24
Commissioner Burnett, Winchester City Planning Commission Liaison, reported a work
session was held for discussion on Green Space and the Corridor Enhancement.
Board of Supervisors – Mtgs. 04/24/24 and 05/08/24
Supervisor Liero, Board of Supervisor Liaison, reported the Board approved the following:
two ordinance amendments; two Agricultural and Forestal District changes. CPPA for Jordan Springs was
denied. A subdivision waiver appeal was denied also.
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CITIZEN COMMENTS
Chairman Stowe called for citizen comments on any subject not currently on the Planning
Commission’s agenda or any item that is solely a discussion item for the Commission. No one came forward
to speak and Chairman Stowe closed the public comments portion of the meeting.
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PUBLIC HEARINGS
Rezoning #04-24 for CStore Town Run, LLC (Stickley Farm, LC)
Action – Recommend Approval
M. Tyler Klein, Senior Planner, reported this is a request to rezone approximately 8.29+/-
acres from RA (Rural Areas) Zoning District to the B2 (General Business) Zoning District and the IA
(Interstate Area) Overlay District with proffers to allow for a convenience store with fueling stations
(Wawa). He shared a zoning map of the area. The property is east of Interstate 81, west of Town Run Lane
(Route 1012), and south of Fairfax Pike (Route 277), in Stephens City and is identified by Property
Identification Number 85-A-143 in the Opequon Magisterial District. He continued, the proposed rezoning
does not implement uses typically associated with a rural land use designation and may have a potentially
negative impact on identified environmentally sensitive areas in the County’s Comprehensive Plan.
However, the rezoning to the B2 Zoning District and IA Overlay District may otherwise be appropriate
given the location of the subject properties at the interstate interchange (Exit 307) and proximity to the
Town of Stephens City and the Route 277 commercial corridor.
Mr. Klein reported, the rezoning proposal also seeks an IA (Interstate Area) Overlay
District designation for the 8.29+/- acres subject property that adjoins Interstate 81. The IA Overlay District
(§165-704) is intended to: Provide commercial businesses within an identified area the ability to utilize
business signs that are in excess of the limits specified in the Sign Ordinance. This flexibility is provided
to inform the traveling public of business service opportunities at specific interstate interchange areas. He
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Minutes of May 15, 2024
continued, the IA Overlay District regulations permit additional signage for establishments and allows the
sign to exceed maximum height and size (square footage) allowances permitted elsewhere in the ordinance.
Staff would note that without use of IA Overlay District, the maximum sign height and size is determined
by the frontage roadway classification. If the rezoning were to be approved the property would be allowed
two signs. He shared a comparison table of permitted maximum sign size and height. The proffer statement
dated April 17, 2024 proposes the following: Conformance with the included GDP; Restriction on allowed
uses to only a convenience store and service station; Transportation improvements including two full
movement entrances from Town Run Lane, and adjustments to signal splits at the Route 277, Aylor Road,
and Stickley Drive intersection. The proffer statement, as proposed, appears to mitigate potential impacts
of the proposed development, including those impacts to the transportation network identified in the Traffic
Impact Analysis. Mr. Klein concluded, the proposal does not implement uses typically associated with
rural land use designation; however, it could be appropriate given proximity to the interstate, Route 277
corridor and the Town of Stephens City if plan policies for Exit 307 are further incorporated.
The primary discussion of the Planning Commission Members was traffic and circulation
in the vicinity of subject property and the recommendation from the Traffic Impact Analysis. Several
Commissioners expressed concern with the potential for increased vehicle traffic further diminishing the
level of service along Route 277, and circulation from and around the interchange with Interstate 81.
Chairman Stowe called for anyone who wished to speak regarding this Public Hearing to
come forward at this time. Two citizens spoke in opposition of the proposed rezoning, citing traffic
concerns. No one else came forward to speak and Chairman Stowe closed the public comment portion of
the hearing.
Upon a motion made by Commissioner Molden and seconded by Commissioner Thomas
to include the addition of improvements to pedestrian access and more signage to Stickley Drive
BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval
of Rezoning #04-24 for CStore Town Run, LLC (Stickley Farm, LC).
(Note: Commissioner Triplett and Commissioner Aikens were absent from the meeting)
Waiver #02-24 for O-N Minerals (Chemstone) Company dba Carmeuse Lime & Stone
Action – Recommend Approval
Chairman Stowe would abstain from all discussion on these items for a possible conflict
of interest.
Kayla Peloquin, Planner I, reported this is a request for a waiver of the structure height
limitation for the EM (Extractive Manufacturing) Zoning District of 45’ as specified in §165-608.06. The
waiver request includes a proposed silo of 72’, a proposed conveyor height to feed the silo of 85’, a proposed
bucket elevator height of 87’, and a proposed screen tower height of 90’. The height waiver for 90’ provides
a maximum for all proposed equipment.
The Planning Commission asked about the height of existing equipment at this quarry and
Staff noted there is existing equipment at 90’ in height. The Commissioners thought that restricting the
height to a specific figure for each piece of equipment would be too burdensome and Staff noted that this
information was included as it was proposed by the applicant and the waiver would be considered to limit
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the maximum height overall to 90’. Logan Thompson representing Carmeuse shared a brief presentation
along with photos of the area and the equipment involved in this waiver.
Chairman Stowe called for anyone who wished to speak regarding this Public Hearing
to come forward at this time. One citizen spoke in favor of this application and noted the business is a good
neighbor and business. No one else came forward to speak and Chairman Stowe closed the public comment
portion of the hearing.
Upon a motion made by Commissioner McKay and seconded by Commissioner Brumback
BE IT RESOLVED, the Frederick County Planning Commission does unanimously recommend approval
of Waiver #02-24 for O-N Minerals (Chemstone) Company dba Carmeuse Lime & Stone.
(Note: Commissioner Triplett and Commissioner Aikens were absent from the meeting)
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ADJOURNMENT
No further business remained to be discussed and a motion was made by Commissioner
Thomas to adjourn the meeting. This motion was seconded by Commissioner Markert and unanimously
passed. The meeting was adjourned at 8:25 p.m.
Respectfully submitted,
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Tim Stowe, Chairman
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Wyatt G. Pearson, Secretary
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