Leesburg Planning Commission Work Session on Solar Zoning Updates – September 3, 2026
Leesburg Planning Commission Work Session on Solar Zoning Updates – September 3, 2026
The Leesburg Planning Commission held a work session on September 3, 2026, to review and forward draft zoning ordinance revisions related to solar facilities and portable solar generation devices. The revisions respond to 2026 Virginia General Assembly legislation (HB 711, SB 250, SB 443). Commissioners discussed implementation details, including HOA conflicts, use standards, and definitions, and voted to recommend the changes to the Town Council. The meeting also included staff updates, a retirement announcement, and a new business item to invite the Economic Development Director for a presentation.
Consent Calendar
- The agenda for September 3, 2026, was adopted by unanimous voice vote.
- The minutes of the August 6, 2026, meeting were approved by unanimous voice vote.
Discussion Items
- Solar Zoning Ordinance Rewrite (Work Session): Deputy Town Attorney Tina Newton, Zoning Administrator Michael Watkins, and Director David presented draft revisions to implement state code changes for solar photovoltaic projects, battery energy storage, accessory solar facilities, and portable solar generation devices. Key provisions include:
- Adding accessory solar facility and portable solar generation device as limited uses in residential, non-residential, mixed-use, and Crescent districts.
- Use standards for solar photovoltaic projects: 100-foot setback from roads, 150-foot from residential/civic uses, 50-foot from wetlands/streams, 25-foot maximum height, opaque vegetative screen, view shed analysis, decommissioning plans, and airport impact review.
- Battery energy storage as an accessory use to approved solar photovoltaic special exceptions, with ventilation, fire suppression, and structural requirements.
- Definitions for accessory solar facility, battery energy storage project, portable solar generation device, and solar photovoltaic project, drawn from state code.
- Portable solar generation device limited to 1,200 watts per residential unit.
- Commission Questions and Concerns:
- Commissioner Steinberg asked about HOA covenants potentially overriding solar allowances; staff clarified that state law does not supersede private covenants, but HOA documents must comply with the zoning ordinance.
- Commissioner Robinson inquired about solar installations on commercial parking lots (e.g., Giant shopping center) and asked for more cross-referencing in the online ordinance to improve user-friendliness. Staff agreed to explore cross-references.
- Commissioner Barnes asked about portable solar generators and panel placement; staff noted state code does not regulate orientation beyond setbacks.
- Commissioner Steinberg asked about height and reflection from tilting panels; staff pointed to view shed analysis and lighting standards, and noted that photovoltaic projects must generate at least 1 megawatt.
- Chair Campbell noted that full understanding will come with the first application.
- Staff and Committee Reports:
- Director David announced the retirement of Brian Boucher, longtime planning and zoning staff member, effective August 31, 2026. The commission expressed appreciation.
- Director David proposed swapping the agenda: the Islamic Center special exception will be moved to September 17, and the affordable housing/faith-based nonprofit discussion to October 1. Commissioners agreed.
- BAR Report: Commissioner Ron reported staying abreast of BAR minutes and development impacts.
- Town Council Liaison Report: The Town Council is reviewing the draft zoning ordinance from the commission.
- New Business: Commissioner Steinberg proposed inviting Economic Development Director Russell Seymour to present on five-year business trends, growth sectors, and land use implications. All commissioners supported the idea, and it will be arranged for a future agenda.
Key Outcomes
- The commission unanimously approved a motion to forward the recommended zoning ordinance revisions to the Town Council with a recommendation of approval, citing implementation of HB 711, SB 250, and SB 443, consistency with the Town Plan, and public necessity. (Voice vote: all ayes)
- The Islamic Center special exception hearing was rescheduled to September 17, 2026; the affordable housing discussion to October 1, 2026.
- The commission agreed to schedule a presentation by Economic Development Director Russell Seymour at a future meeting.
Meeting Transcript
I call to order the September 3rd, 2026 meeting of the Leesburg Clinic Mission. Please rise for the Pledge of Allegiance. Pledge allegiance to the flag of the United States of America. And we republic for which it stands one nation undergoing individual liberty and justice for all. All right, let the record reflect that we do have a physical quorum. Um do I hear a motion to allow uh Chair Campbell to remote participate in the meeting uh due to medical excuse? I'm just kidding. Do I hear a motion? So moved. So moved. Do I hear a second? Seconded. Okay. I have a motion and a second. Mr. Campbell, are you on? Uh yes, I am. All right. I'm gonna jump ahead. Any uh chair statement from you, sir. Um not at this time, thank you. All right. Uh for the agenda. Do I hear a motion to adopt the agenda for today, September the third as submitted? So moved. Seconded. All right. Any questions, changes, deliberation. All right, all in favor? Aye. Aye. Mr. Mr. Campbell? Aye. All right. Uh do I hear a motion to approve the minutes of the August 6th, 2026 meeting? So moved. Seconded. All right. Any changes or alterations? No. No. All right. All those in favor? Aye. Aye. Mr. Campbell. Aye.
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