Leesburg Planning Commission Meeting - March 19, 2026

The Leesburg Planning Commission held a regular meeting on March 19, 2026, addressing three public hearing items related to floodplain regulations, design standards, and land development glossary amendments. The meeting also included a work session on the ongoing Zoning Ordinance Rewrite. Key discussions centered on expanding fill-by-right provisions beyond the downtown area and incorporating public feedback.

Consent Calendar

• The agenda was adopted as submitted.
• The minutes of the March 5, 2026 meeting were approved with no corrections or alterations.

Public Comments & Testimony

• Amy and Dean Sibley (823 Melody Court) expressed cautious optimism and appreciation for the commission's consideration of zoning ordinance Section 1045 amendments regarding rear yard setbacks for covered decks. They have been waiting over a year to build a screened-in section on their deck and hope the revision (allowing a roofed deck to extend 20 feet to the rear property line for perimeter lots) will be approved.
• Sunny Rahija (representing himself and his father, owners of 39 Sicklin Road SE) spoke in support of the floodplain amendments (TLZNOA2025-0001). He requested that the by-right fill provisions proposed for the downtown Worth-to-Harrison corridor be extended to include Sicklin Road and Principal Drummond Way, where they plan to build a three-story office building (Leesburg Office Suites). He noted that predictability in floodplain management would allow them to focus on building quality.

Discussion Items

• Floodplain Overlay District Amendments (TLZNOA2025-0001): Staff (Brian Boucher) presented amendments to Zoning Ordinance Section 7.1, initiated by Town Council resolution in October 2025 to spur economic development along South Street. Proposed changes include allowing mixed-use development, parking lots/structures, and fill as permitted uses in the floodplain overlay district between Wirt Street and Harrison Street. Staff noted that the floodplain in this area is backwater/ineffective flow, previously disturbed, and that the changes still require FEMA and DCR approval. Public input received at a prior meeting suggested expanding fill-by-right to all of Town Branch and Tuscarora Creek and clarifying definitions. Chief Engineer Bill Ackman detailed recommended revisions (e.g., clarifying fill to include retaining walls, abutments; updating terminology; removing certain acknowledgment requirements from DCSM and adding them as approval conditions).
• Design and Construction Standards Manual (TLENOA2026-0001) and Subdivision and Land Development Regulations (TLENOA2026-0002): Staff explained that the DCSM amendments align town floodplain regulations with the DCR model ordinance and FEMA guidance, with minor wordsmithing and updates to staff titles. SLDR amendments update the glossary for consistency. The public input led to clarifications such as defining residential uses per FEMA, adding pedestrian ingress/egress requirements, and requiring DCSM modifications prior to site plan submission.
• Commission Questions and Concerns: Commissioner Barnes raised traffic and parking impacts; staff noted traffic studies would be required and that parking supply would be addressed. Commissioner Dutchkates asked about the rationale for limiting the original scope to north of Town Branch between Wirt and Harrison; staff cited the council resolution and the presence of backwater floodplain. Commissioner Ken questioned the environmental impact of fill and zero-rise requirements; staff explained that mitigation (e.g., stream restoration) is required and that FEMA approval ensures no increase in flood elevation. Commissioner Robinson asked about the number of parcels affected by expanding fill to Tuscarora Creek (estimated 10-20) and requested historical information on previous floodplain alterations.
• Zoning Ordinance Rewrite Work Session: Staff (James David) reported on the twentieth work session. Responses to public comments on attainable housing and food deserts were provided. Staff concluded that adding commercial neighborhood districts in northern areas was not feasible based on past market experience (e.g., Potomac Crossing, Kincaid Forest). Commissioner Robinson requested that state code references be added to purpose sections for clarity; staff agreed. The next steps include a joint meeting with Town Council on April 2, a public hearing on April 16, and anticipated legislative applications (Liberty Hotel, Crescent District Streetscape study, Raising Canes drive-thru).

Key Outcomes

• Motion to Continue Public Hearing into Work Session: Commissioner Campbell moved that the three amendments (TLZNOA2025-0001, TLENOA2026-0001, TLENOA2026-0002) be placed on a work session in April 2026, with direction to integrate changes responding to public comment and evaluate expanding proposed regulatory amendments to the entirety of Town Branch and Tuscarora Creek. The motion was seconded and passed unanimously on a voice vote.
• Work Session Direction: Staff will prepare drawings showing backwater impact areas and bring back a consolidated document with all recommended changes. The commission will decide whether to expand scope within this amendment or address it in the broader Zoning Ordinance Rewrite.