Transportation and Land Use Committee Meeting

Date: January 29, 2026

The Transportation and Land Use Committee (TLUC) of the Loudoun County Board of Supervisors met to discuss and vote on a series of staff recommendations related to the Western Loudoun Rural Uses and Standards project, specifically addressing wineries, breweries, distilleries, lodging uses, and events. The meeting included public comment, staff presentations, and extensive deliberation on multiple motions. The committee voted on 15 motions, with outcomes ranging from unanimous approval to narrow defeats.

Public Comments & Testimony

• Representatives from Hunt Country Celebrations, 48 Fields, Walsh Family Wine, Joutique Concierge, Hillsboro Vineyards, and Lark Brew and Co. spoke in opposition to proposed new regulations. They argued that the regulations would harm the agritourism industry, which supports dozens of local businesses, preserves agricultural land, and contributes significantly to the local economy. Speakers emphasized that existing noise, lighting, and traffic ordinances should be enforced rather than creating new zoning restrictions. They cited a low complaint rate (0.1% of zoning enforcement cases involving wineries/breweries) and urged the committee to consider the economic impact, including $23.68 million in transient occupancy tax revenue and 1,100+ emails from residents supporting the industry.

Discussion Items

• Staff Presentation: Staff presented a comprehensive overview of the proposed changes, including clarifying definitions for private parties vs. special events, consolidating lodging uses, verifying agricultural operations, and establishing consistent use-specific standards. Legal counsel advised that ABC uses (farm wineries, limited breweries, distilleries) are not automatically protected as agricultural operations under state law, and that the county may define bona fide agricultural production for building code exemptions.
• Key Debates:
  • Private Parties and Special Events: The committee debated whether to increase the number of annual parties for lodging uses (from 10 to 25) and whether to allow ABC uses to hold private parties by right as accessory uses. Supporters argued it supports the industry; opponents feared it would circumvent existing event facility regulations.
  • Agricultural Definitions: A major point of contention was the creation of definitions for “agricultural operation,” “agricultural production,” and “agricultural products.” Some members argued these definitions are necessary to clarify the zoning ordinance and align with state code, while others warned they could inadvertently regulate ABC uses beyond state authority or create non-conforming status for existing businesses.
  • Setbacks and Parking: The committee considered a 50-foot setback for outdoor private party areas at bed-and-breakfasts and farm wineries, but the measure failed due to concerns about making existing uses non-conforming. Parking ratios were revised to include outdoor tasting areas, with field parking permitted.
• Enforcement: The committee acknowledged that current enforcement is complaint-based and that proactive enforcement in Western Loudoun had been approved at a prior meeting. The role of the fire marshal and sheriff’s office in responding to safety concerns was discussed.

Key Outcomes

• Motion 1A (Staff motion on private parties/special events clarity): Passed 3-2.
• Motion 1A Alternative (Turner) – Increase lodging parties to 25 annually: Passed 5-0.
• Motion 1A (Kirshner) – Allow ABC uses to hold private parties and events related to product sales as accessory, with enforcement of existing noise/lighting ordinances: Passed 3-2.
• Motion 1B – Require proof of lodging operation before hosting private parties: Passed 5-0.
• Motion 1C – Separate agritourism from cultural tourism, make it accessory to agricultural operations: Passed 5-0.
• Motion 2A – Establish guest activity hours for lodging private parties (7am-11pm Fri/Sat/Sun, 7am-10pm other days): Passed 4-1 (Chair Randall dissented on Sunday 11pm).
• Motion 2B – Consolidate lodging use tables: Passed 5-0.
• Motion 2C – Minimum guest rooms for lodging (homestay 1-4, B&B inn 1-10, country inn 5-40 after friendly amendment): Passed 5-0.
• Motion 2D – Create parking ratios for private parties based on capacity, permit field parking: Passed 5-0.
• Motion 2E – 50-foot setback for outdoor private party areas at B&B homestay/inn: Failed 2-3.
• Motion 3A – Separate agriculture classification and use “agricultural production”: Passed 3-2.
• Motion 3B – Create verification process for bona fide agricultural production for building code exemption: Passed 3-2.
• Motion 3C – Establish “agricultural operation” use with standards: Passed 3-1-1 (3 in favor, 1 opposed, 1 abstention).
• Motion 3D – Add definition of “agricultural products” consistent with state code: Passed 5-0.
• Motion 4 – Establish limited distillery as separate principal use: Passed 5-0.
• Motion 5A – Develop consistent framework for use-specific standards for ABC uses: Passed 3-1 (1 absent?).
• Motion 5B – Revise parking ratios for ABC uses to include outdoor tasting areas: Passed 5-0.
• Motion 5C – Establish guest activity hours for ABC uses (7am-11pm Fri/Sat/Sun, 7am-10pm other days): Passed 5-0.
• Motion 5D – 50-foot setback for outdoor tasting areas at farm wineries: Failed for lack of a second.

All approved motions will be forwarded to the full Board of Supervisors for further action, with subsequent review by the Planning Commission and public hearings.