[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6480274,"mediaKeyId","5689747-7009b5b2713ec7e510efe21323ce5295","parentId",5689747,"title","Committee forwards conditional rezoning to Highway Commercial for two Cedar Creek Grade parcels with proffers","audioSeconds",573,"startMs",2280335,"endMs",2853920,"viewUrl","/Search/View?dp=1&key=5689747-7009b5b2713ec7e510efe21323ce5295&start=2280&end=2853","thumbnailUrl","https://assets.pipeline.soar.com/5689747-7009b5b2713ec7e510efe21323ce5295/thumbnail_2280335.jpg","articleUrl","/articles/6480274/Winchester-City/Frederick-County/Virginia/Committee-forwards-conditional-rezoning-to-Highway-Commercial-for-two-Cedar-Creek-Grade-parcels-with-proffers","mediaUrl","https://secure.pipeline.soar.com/6480274-c20364f25fb458a4aa316de7f42c9d1d/orig.mp4?Expires=1770415217&Signature=LWZ7LiOEhgPdyUqHunBF-YXk6N8KPC-3-iAevgDIb2ts60WCscYE61k32e5nBsutrJdc3R3wY0RVWBCD1LlFUk-~uQFqQIYV9KI5vOUtbbIedJqGAL755wH9i3Ae6~WP4r6MP696EEg6Du4buy7CMRtzx-x3ov33npSulwaCDACzH4nqjepVyL37JHYi2CWW9691Qxmg8is9h8cNmdMHsAqTiz9RODHz-FpC38na7vY2FXd9KRFksSIdxUHTP4tke0dafGcHgGNvh1xPMKfHoI4SdSnbL-Z~mvbJeVfa83S7wHOdpqDgnnHZzOmtqb5s2malvV2DPNyK-WLjipLh3A__&Key-Pair-Id=KUT5TJCACFTXG","author","Winchester","date","2025-08-28T00:00:00Z","article","City planner David Stewart and applicant representatives presented a conditional rezoning request on Aug. 28 to rezone approximately 1.32 acres at 616 and 632 Cedar Creek Grade from Residential Office District with Corridor Enhancement overlay (RO‑1/CE) to Highway Commercial District with Corridor Enhancement overlay (B‑2/CE). The Planning & Economic Development Committee voted to forward the request to council with a recommendation for approval.

Proffers and site constraints: The applicant submitted a proffer statement (packet version dated Aug. 12 updated Aug. 22) and a concept plan showing a bank building and site layout. Proffers include general conformance with the submitted plan, compliance with Corridor Enhancement standards, a restricted list of uses that would not be permitted on the rezoned parcels (examples in the packet: auto sales, theaters and certain entertainment uses), and a commitment to limit on‑site access to no more than two curb cuts aligned with neighboring access points.

Staff and commission discussion noted significant topography on the site and potential geotechnical concerns where earlier road work had altered slopes. Stewart said geotechnical exploration has been completed and the applicant prefers to avoid structural work on the adjacent hill; buffers and a 50‑foot setback where B‑2 adjoins residential were discussed as protections for nearby homes.

Committee action: A motion to forward the conditional rezoning with the presented proffers passed unanimously in committee and will advance to council for hearing and final action.

Ending: The matter will be considered by council with the proffers and concept plan included in the record; final site development will be subject to site plan review and the Corridor Enhancement overlay standards.","mediaType","Video","parentTitle","Winchester - City Council - Planning and Economic Development Committee - 2:00 PM - Aug 28 2025","oneSentenceSummary","The committee recommended approval of a conditional rezoning request to reclassify two vacant parcels at 616 and 632 Cedar Creek Grade from Residential Office (RO‑1) to Highway Commercial (B‑2) with corridor enhancement overlay and proffers limiting certain uses and vehicle access.","taxTitle","Winchester City, Frederick County, Virginia","taxId",5107,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6480279,"EDA proposes annual enterprise‑zone boundary changes; committee forwards amendment for council review",736,1110135,1846250,"/Search/View?dp=1&key=5689747-7009b5b2713ec7e510efe21323ce5295&start=1110&end=1846","https://assets.pipeline.soar.com/5689747-7009b5b2713ec7e510efe21323ce5295/thumbnail_1110135.jpg","/articles/6480279/Winchester-City/Frederick-County/Virginia/EDA-proposes-annual-enterprisezone-boundary-changes-committee-forwards-amendment-for-council-review","https://secure.pipeline.soar.com/6480279-4361378de7078ff5c33c89b0c024ace2/orig.mp4?Expires=1770415217&Signature=NtqjHeT0ciw-9VbF~l03ea4x2Ni5VsCL6PJf0h5qFTZuRnhKTuBrqQSmOyW3~BVmmvdOWIEKUMwFdo47Br51bEs90H-UYtGnUpky0QuSCSRB5XmIfl5tGzCp7y5s585UH2ZpAb354WRAd7ApnBYj5ygf~5MgOZZmYO8jNQUBYomT0~TdiLdJvQ4SpdSWtciNVmw1x7iUUWyPR~176DHscXfpiqaVEgZebIyd9upUyv7oRjtD7Ik5KwS3mr5fsvqIBsfk8uPR5UvWjCi59IzFTAQG5u6VqeU7YaZNRDN0Qz5nDeTEVNh9oYNevp2aYfg~lz3ZgI~USAV63jW2-yEP8Q__&Key-Pair-Id=KUT5TJCACFTXG","Sam Iden of the Winchester Economic Development Authority presented the city’s annual enterprise zone boundary amendments to the Planning & Economic Development Committee on Aug. 28, and the committee voted to forward the resolution with a recommendation for approval.

The enterprise zone program is a state‑city partnership administered by the Virginia Department of Housing and Community Development (DHCD) and the Winchester EDA. Iden said DHCD preliminarily approved the proposed adjustments Aug. 14, and the EDA approved them Aug. 19. If the city council approves the resolution, two council hearings will follow, including a public hearing scheduled for Sept. 23; a final application to DHCD is due Nov. 1.

Key details: State rules allow up to two noncontiguous enterprise zones with a combined maximum of 640 acres. Winchester currently uses about 625.5 acres and the proposed changes would result in roughly 614.3 acres if approved. The packet shows deletions — for example, roughly 11.13 acres removed from the northern zone that include city administrative buildings and single‑family properties — and additions intended to better align the enterprise zone with proposed Neighborhood Design District boundaries and to include parcels requested by business owners (examples: a proposed hotel off Crossover Boulevard and a commissary kitchen at 1581 Commerce Street that recently received a state AFID grant).

Questions from committee members included whether The T Spot childcare operation was included (Iden said it likely remains included but staff would confirm) and how the program treats mixed‑use projects; staff noted incentives generally focus on property rehabilitation and commercial redevelopment rather than purely residential projects.

Committee action: A motion to forward the resolution with a recommendation for approval passed unanimously in committee and will go to city council with the EDA’s proposed additions and deletions.

Ending: If council approves the amendment out of PED, the city’s application will be submitted to DHCD by Nov. 1 for final approval and continuation of the enterprise zone incentives and state grant eligibility.","The Winchester Economic Development Authority presented requested annual boundary adjustments to the city's enterprise zone. The PED Committee voted to forward the resolution with a recommendation for approval; the item will go to council for public hearings starting Sept. 23.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6480284,"Winchester industrial operators press committee to delay Cider Hill neighborhood-design rezoning over business impacts",5492,112590,5604800,"/Search/View?dp=1&key=5689747-7009b5b2713ec7e510efe21323ce5295&start=112&end=5604","https://assets.pipeline.soar.com/5689747-7009b5b2713ec7e510efe21323ce5295/thumbnail_112590.jpg","/articles/6480284/Winchester-City/Frederick-County/Virginia/Winchester-industrial-operators-press-committee-to-delay-Cider-Hill-neighborhood-design-rezoning-over-business-impacts","https://secure.pipeline.soar.com/6480284-20d07b455dbc8737b7de46d4d0096d53/orig.mp4?Expires=1770415217&Signature=c05C0TtBSDYN8IY9Zx9TC86tdckNSkI7NCLPmiE4qABeiY~WhVv3V~8-q2xm0qMSvgfFh8xqdpsknAkCaqMnFT7VrE8UMBWvN6TY8alGdr6V6dVA9l7cUNfRUXvGRbePToU1NLJrs4oma18dmo-1Tl5~cby~9QycNuj6DVxo2dhSuk2on1maTt~jx4mS1LHul--1NmSZu4qMgqJVQ66fADBlyeOPpzPOSBCPeI2nDs0g6~ShECKDNPML2szQXiOpyka-TvkB9--akAllkYB5Uh18A7rH281XvIQRKdMwWmJAyGlxwGpz5yS7CDyhyV1IIvTln1eSiwjO41-OFegg4Q__&Key-Pair-Id=KUT5TJCACFTXG","Representatives of two long‑standing Winchester employers told the Planning & Economic Development (PED) Committee on Aug. 28 they want action on the Cider Hill Neighborhood Design District rezoning (RZ‑2502 / O‑2025‑17) paused while staff finalizes ordinance adjustments to protect existing industrial uses.

Christopher Myers, an attorney with Walsh Kluge representing Winchester Cold Storage, told the committee his client owns property at 605 North Loudoun Street (Tax Map 153‑01‑I‑1) that is currently zoned M‑1 (limited industrial). \"We would ask that the committee table any action on rezoning application RZ 2502,\" Myers said, arguing the draft NDD would remove by‑right uses the company now relies on and convert buildings and operations to nonconforming status.

Why it matters: Committee members and staff said the NDD is intended to guide long‑term change in the Cider Hill area, but multiple business representatives warned that, as drafted, it could impair financing, expansion and day‑to‑day operations at established food‑industry and logistics sites that date back decades.

Tom Willis of Glen Loch Legal, representing National Fruit Product Company (doing business historically as White House Foods), said his client owns large acreage in the affected area and fears a loss of expansion rights under the draft rules. \"Our request simply is that, either, my client and the properties along Fairland Avenue at issue that belongs to my client be excluded from the NDD zoning per our original request,\" Willis said. He added that if exclusion is denied, his clients want existing M‑1 expansion rights preserved, not limited to the proposed 10 percent by‑right increase or a one‑time 20 percent allowance by conditional use permit.

David Gumb, chief executive officer of National Fruit Product Company, described the company’s consolidation to Winchester over time and said public reporting about rezoning has already complicated business negotiations. \"We are the number one national brand vinegar company,\" Gumb said, urging certainty for operations and investment decisions.

City staff response and next steps: Director of Community Development Mike Ruddy and planner David Stewart told the committee staff have been reviewing curative amendments that could preserve existing M‑1 activities while advancing the NDD framework. Staff outlined a proposed \"express grandfathering\" approach that would explicitly allow existing M‑1 uses to remain permitted within the NDD and preserve internal changes; staff also proposed limits on outward expansion (a 10 percent by‑right increase, with up to 20 percent allowable through a conditional use permit). Staff said the expansion limits are tied to the NDD goal of encouraging long‑term land‑use change.

Committee action: No vote was taken on RZ‑2502. Staff and the committee agreed to continue the conversation; the item remains on the table and will return with a broader package of NDD amendments for further consideration in September. Several business representatives requested continued meetings with staff to resolve outstanding uncertainty before any council action.

Context and outstanding points: Speakers emphasized three concrete concerns: (1) loss of by‑right M‑1 uses now listed in the M‑1 district (distribution, parcel delivery, cold storage, food commissary/catering and related uses); (2) financing and insurance difficulties for properties converted to nonconforming uses; and (3) limits on adding new building footprint on currently vacant or owned acreage (the transcript referenced 10% by‑right expansion and up to 20% with a conditional use permit). Staff said some of those limits are under review and may be adjusted in the final amendment package.

Ending: The committee did not vote on RZ‑2502 and directed staff to continue consultations with property owners and the city attorney’s office. The item will return for additional PED and council consideration when staff presents the full set of NDD ordinance amendments.","Representatives of Winchester Cold Storage and National Fruit Product Company urged the Planning & Economic Development Committee to delay rezoning 97 parcels to a Neighborhood Design District (RZ-2502), citing possible loss of permitted M‑1 uses, financing complications for nonconforming structures and limits on expansion.","actionData","errors"]

Article not found

Committee forwards conditional rezoning to Highway Commercial for two Cedar Creek Grade parcels with proffers

EDA proposes annual enterprise‑zone boundary changes; committee forwards amendment for council review

Winchester industrial operators press committee to delay Cider Hill neighborhood-design rezoning over business impacts