Planning commission recommends NDD text amendment after debate over gas‑station expansion and drive‑thrus

The Winchester City Planning Commission voted Sept. 15 to recommend approval of zoning text amendment TA‑265 to City Council, a package of edits to Section 14.3 of the city zoning ordinance addressing the Neighborhood Design District (NDD).

The motion to recommend approval was made, seconded and carried on a recorded poll after extended discussion; the commission recorded five votes in favor and two opposed. Chairman Correll put the motion on the table saying the amendments reflect good planning practice and meet the NDD intent as presented in the staff packet.

Staff presented two alternate text versions — one that included proposed restaurant/drive‑thru changes and one excluding them — and highlighted edits that respond to work‑session feedback and stakeholder meetings. Planning staff explained edits affecting corner lots, build‑to‑zone rules and a change to count canopies toward the build‑to requirement for service stations. Staff illustrated the proposed by‑right expansion with an example: "if the existing building is 1,000 square feet, and they demolish it, they could build a new building that's 1,500 square feet," measured against the building size at the ordinance approval date.

Opponents on the commission said the 150% by‑right expansion and allowing drive‑thrus by right could undermine the Berryville Avenue NDD's walkability goals. One commissioner warned: "They cause traffic. It does not promote walkability at all," arguing the comp plan and NDD envision fronting buildings and placing parking to the rear.

The chair also ruled that a set of late stakeholder redlines delivered to commissioners but not included in the public packet were out of order and would not be considered at this hearing. The recommendation sends TA‑265 to City Council for consideration; the staff packet included alternate language commissioners may consider at the council hearing.