Leesburg Planning Commission Meeting – October 1, 2026

This meeting of the Leesburg Planning Commission focused primarily on a work session to review and recommend zoning ordinance revisions implementing recent Virginia state legislation on attainable housing. Commissioners also received a staff update, heard a liaison report from the Town Council, and approved the agenda and preceding minutes.

Consent Calendar

• Agenda adopted unanimously.
• Minutes of the September 17, 2026 meeting approved unanimously without changes.

Public Comments & Testimony

• No members of the public testified or submitted comments.

Discussion Items

• Chair’s Statement: Chair reported attending a Loudoun County Data Center open house and noted concerns about water utility representation and residential setback distances. He also mentioned active work by two other commissions on Royal Street/King Street historic district and residential traffic issues.
• Work Session – Zoning Ordinance State Code Updates: Affordable Housing
  • Planning Director David presented a summary of three state bills: HB 1279 (affordable housing on religious/nonprofit property), HB 594 (expedited review), and SB 74 (additional affordable housing tools).
  • Staff recommended implementing HB 1279 with a new zoning section (23-3) and updating two use tables, but taking no action on HB 594 and SB 74 at this time—HB 594 because it would convert rezonings to administrative approvals, and SB 74 pending review of Loudoun County’s forthcoming ordinance.
  • The proposed new section (23-3) would allow by‑right development of affordable residential or mixed‑use projects on property owned continuously for at least five years by a qualifying tax‑exempt religious or nonprofit organization. Key standards include: minimum 60% of units affordable at 80% AMI (rental) or 120% AMI (for‑sale); 30‑year deed restrictions; height up to 45 feet or tallest building within 500 feet; density up to 20 dwelling units/acre or the most intensive density within 500 feet; minimum 10‑foot setbacks; one parking space per unit; and mixed‑use projects must be 70% residential/30% non‑residential. Projects must comply with environmental, historic, and overlay district regulations.
  • Commissioners posed operational questions: whether the town would be obligated to extend utilities (Director David clarified it would not be automatic; existing extension policies apply), how tax exemption status would work after a church is demolished (the exemption belongs to the organization, not the structure, and the real property would become taxable once the development is complete), and whether staff had inventoried qualifying parcels (not yet, but can be done as the proposal moves forward).
  • Commissioner Barnes noted that church properties often have existing tax exemptions and raised concerns about revenue loss; staff reiterated that only properties already tax‑exempt qualify and that the developed portion would return to the tax rolls.
  • Commissioner Robinson asked about feasibility of 20 units per acre and whether there was any fiscal solvency review; staff said the by‑right status relies on IRS‐determined nonprofit status, and the town would not review financial health.
  • Commissioner Tuck identified minor grammatical issues in the draft (e.g., “for sale or lease by the general public” should be “to the general public”); staff agreed to correct.

Key Outcomes

• Motion Approved (6‑0‑1): Commissioner Tuck moved, seconded, to recommend the proposed zoning ordinance revisions (attachment one) to the Town Council with a recommendation of approval, on the basis that they implement HB 1279, further the Town Plan, and serve public convenience and good zoning practice. The motion included a friendly amendment to direct staff to analyze Loudoun County’s new zoning ordinance on HB 1279 and draft appropriate cross‑references for the Commission’s review at the October 15, 2026 meeting. The motion also left SB 74 and HB 594 for separate future consideration. The vote was 6 in favor, 0 opposed, with 1 absent (Commissioner Tuck had arrived late but participated in the vote; the absent member was not named).
• Next Steps: The Commission will hold a public hearing on October 15, 2026 to gather public input on all the affordable housing zoning revisions before forwarding final recommendations to the Town Council. At that same meeting, the Economic Development Director will present data on business licensing and storefront occupancy.
• Staff Report: Announced the hiring of Randall Farron as the new planner, replacing the retired Mr. Boucher. Also noted the tentative scheduling of the Islamic Center application for November 5, 2026 (pending confirmation of odd number of commissioners).
• Town Council Liaison Report: Council Liaison reported on upcoming VML convention (Oct 10‑14) in Norfolk, noted the opening of Veterans Park (first phase completed after 25 years), and announced the Halloween parade on October 28, 2026.