Leesburg Planning Commission Work Session

Note on Date Discrepancy: The meeting transcription begins with the chair calling the meeting to order on October 15, 2026, but the instructions for this summary specify the meeting date as October 20, 2026. The summary below uses the specified date but notes this conflict.

The meeting covered two work session items: a recap of zoning ordinance amendments responding to 2026 Virginia General Assembly legislation, and an update on upcoming retail cannabis regulations. Economic development data and a public comment on data center impacts were also presented. A public hearing originally scheduled for this meeting was postponed to November 5, 2026 due to noticing protocol changes.

Public Comments & Testimony

• Rachel Hart (115 Nottaway Street SE, Leesburg resident since 2004) urged the commission to include all optional state reporting requirements for data centers (high‑energy use facilities) under Senate Bill 94. She cited concerns about potable water consumption (a medium‑sized data center can use ~110 million gallons/year, equivalent to ~1,000 households) and groundwater impacts, and asked that applications specify water use and options like closed‑loop cooling. She also requested consideration of ground integrity risks near data centers.

Discussion Items

• Zoning Ordinance Rewrite – State Legislative Amendments: Director David presented a streamlined recap of amendments drafted in response to several 2026 bills (SB 531 on ADUs, HB 888 on parking, HB 1279 on attainable housing, SB 94 on data centers, HB 711 and others on solar, etc.). Key topics:
  • ADU standards were made no more restrictive than for principal dwellings (height, floor area).
  • Affordable housing on qualified tax‑exempt properties (HB 1279) was added by right, with new covenant language mirroring Loudoun County.
  • Parking reduction of at least 20% for multifamily/mixed‑use can be awarded administratively if projects meet sustainability or ADU criteria.
  • Solar facility standards were inserted from state code, including view‑shed analysis for large solar photovoltaic projects.
  • Data centers: all optional state criteria (surface water/groundwater, sound profile, etc.) were included.
  • Commissioner Robinson raised concerns about street parking capacity, view‑shed “squishiness” for solar, and energy efficiency in affordable units. Commissioner Barnes strongly criticized traffic congestion and argued against any new building. Commissioner Steinberg noted the importance of policy distinctions. Staff agreed to provide a thumbnail sketch of potential ADU housing added and to examine gateway district guidelines for solar.
• Retail Cannabis Legislation Update: Deputy Town Attorney Newton outlined the state’s timeline: Virginia Cannabis Control Authority (VCCA) will start accepting license applications February 1, 2027. The town must adopt zoning regulations before that date to have objective criteria for objections. Key land‑use implications include defining cannabis uses, setting location standards, and avoiding de‑facto prohibition. The state caps retail licenses at 350 statewide; distribution unknown. Commissioner Barnes expressed opposition to any cannabis sales in town, noting a nearby hemp shop. Commissioner Steinberg reported on VML discussions and the likelihood of applications in Northern Virginia. The commission agreed to have a work session on November 5 to discuss permissible zoning districts and then receive draft text on November 19.
• Economic Development Presentation: Mr. Seymour presented annual data on business licenses, vacancy rates, and tax revenues. Highlights: 731 retail businesses (largest category); 2,800–2,900 active businesses overall; retail vacancy ~1.8%, office under 5%, industrial 0%, flex space <1%. Commercial lease rates are among the highest in Virginia (retail ~$34/sq ft). Hotel occupancy is approaching 70%. Non‑resident visits exceed 27 million/year. Major employer growth from Compass Creek (Microsoft) contributed to a jump in business personal property tax. Mr. Seymour emphasized Leesburg’s appeal to tech and government contractors but noted space constraints force growing firms to leave.

Key Outcomes

• Agenda Adoption: Approved as amended (moved approval of October 1, 2026 minutes to November 5 meeting).
• Public Hearing Postponed: The public hearing on zoning ordinance amendments was moved to November 5, 2026 to ensure proper noticing per the Oak Valley case precedent (draft text must be available same day as advertisement).
• Future Meetings:
  • November 5: Public hearing on state legislative zoning amendments; also work session on cannabis zoning districts.
  • November 19: Continued cannabis work session (draft text) and Islamic Center discussion.
• Staff Actions: Director David will produce a thumbnail sketch of potential ADU housing additions and examine gateway overlay guidelines for solar installations; Deputy Director Farron will prepare a cannabis zoning outline.
• Straw Poll / Direction: The commission signaled support for including optional state data center criteria as presented, and for proceeding with the cannabis regulatory timeline.