Loudoun County TLUC Meeting: Housing Update and Lodging Deferral – Feb 19, 2026
Transportation and Land Use Committee Meeting – February 19, 2026
The Loudoun County Board of Supervisors Transportation and Land Use Committee (TLUC) met on February 19, 2026, to discuss the Unmet Housing Needs Strategic Plan (UHNSP) update, approve consent agenda items (bylaws amendments for several boards), and reconsider a lodging use proposal. The committee also debated reporting frequency and directed staff to prepare a white paper on unit size and naturally occurring attainable housing.
Consent Calendar
- Approved unanimously (4-0-1): Item 2 (Board of Building Code Appeals Bylaws Amendments), Item 3 (Affordable Dwelling Unit Advisory Board Bylaws Amendments), Item 4 (Housing Advisory Board Bylaws Amendments), Item 5 (Housing Choice Voucher Resident Advisory Board Bylaws Amendments).
Public Comments & Testimony
- No members of the public signed up to speak.
Discussion Items
- Reconsideration of Lodging Use Limits: Supervisor TeKrony moved to reconsider a prior vote (5-0) on permitting lodging uses to host up to 25 annual parties that exceed maximum daily guest limits. She proposed tiering the number of allowed parties by use type (e.g., bed and breakfast homestay vs. country inn) because current flat 25-party allowance disregards facility size. The motion to defer discussion to the March 18, 2026 TLUC meeting passed 4-0-1.
- UHNSP 1st & 2nd Quarter FY26 Update: Staff (Christine Hillock and Eric Keeler) presented progress on the strategic plan. Key facts: 100% AMI for a family of four in the DC metro area is $163,900; the plan targets 20% of new homes (≈8,200 units) be attainable by 2040, plus access/preservation of 7,800 units. In FY26 Q1-Q2, 32 new attainable units were occupied and 106 units accessed/preserved. The annual goal for new units increased to 500 (from 350), and for preservation/access to 250 (from 150). Only 6.4% of the FY26 new unit goal was achieved so far, but 1,279 units are in the pipeline. Staff proposed changing reporting from quarterly to semi-annually, citing the multi-year development timeline and a planned public dashboard. Board members Chair Randall and Vice Chair Turner preferred quarterly or enhancing metrics and dashboards rather than reducing frequency. Supervisor Glass supported semi-annual if a dashboard is created.
- White Paper on Unit Size and Affordability: Supervisor TeKrony moved to direct staff (in conjunction with the Affordable Dwelling Unit Advisory Board) to prepare a white paper exploring how smaller unit sizes affect market value and whether they could create naturally occurring attainable starter homes, retiree homes, and missing middle housing. Discussion noted that smaller units do not automatically become affordable given high land and construction costs, and the paper should examine the correlation between size reduction and price reduction, as well as alternative financial tools (e.g., equity-sharing grants). Motion passed 4-0-1.
Key Outcomes
- Lodging use deferral to March 18, 2026 TLUC meeting for further tiering discussion.
- Consent agenda approved without comment.
- Information item acknowledged; staff will continue quarterly reporting for now with a push toward better metrics and a public dashboard.
- White paper motion approved directing staff to report back on unit size and affordability strategies.
- Meeting adjourned at approximately 5:30 PM, followed by a special TLUC meeting.
Meeting Transcript
Good afternoon. I would like to call to order the February nineteenth, twenty twenty six Transportation Lean Use Committee room committee meeting. This room has a hearing loop. If you need hearing assistance, switch your hearing aids to telecoil mode. If you need a headset, we have those available as well. Please see the clerk to request one. So we'll start with the Pledge of Allegiance. So it'll probably be deferred until April, until the April TLUF meeting. So we're deferring that. And then I have a reconsideration that I'd like to do as an addition. Thank you, Vice Chair Turner. So all those in favor discussion on the motion. Oh discussion on the motion. So I'm gonna do my opening. So I am reconsidering this because 25 is a big jump from some of the BMB uses. The BMB breakfast homestay and bed and breakfast in can have just one uh one room. So they um are the smaller on the scale of the lodging uses. The um country in has much larger um rooms, so they can go up to 40, but have they have to have at least five. Um we we voted on that at the last uh TLUC direction meeting. So uh what I'm proposing is that staff come back back with a tiered uh approach. Um it is already tiered in um the zoning ordinance, so it's tiered by the use, and uh this would be looking at the times per calendar year parties may exceed the maximum daily guests that would be tiered by the use and the number of rooms. So uh I I believe the country in can have 20 um parties beyond the maximum daily guests currently, and so going to 25 makes sense, but the other uh smaller establishments uh perhaps those should be tiered at a smaller level and not at 25. So this would be something staff would come back with and that we would discuss at the next meeting. Uh discussion on the motion, Chair Randall. So point of order, because this discussion is not on the item, but it's on the motion, correct, Ms. Ms. Madam Chair? Yes. All right, point of order. Then can you tell me what the vote on on this motion was? Uh it was five to zero. The five to zero vote. Yeah, yep. Okay, all right, thank you. Yep. Okay, any other discussion on the motion? Um, Madam Chair. Yes, yes. Thank you. Um just a question for staff if they can. So this permits uh hosting up to 25 annual parties with attendees above the daily party limits while enforcing current noise traffic and lighting ordinances regulations. Do the um attendees limits vary with the size of the facility. So if it's a two-bedroom unit, is there like a finite cap on the number of attendees that can attend a two-bedroom unit as opposed to a five-bedroom unit, for example? I'll take a stab at answering this based on my recollection. No, it's based on on the use, not the number of rooms. And then there is overlap between the number of rooms that each use can have. So I think the home stay party size or special event size is at set at a set number that's the smallest of the B and B type uses, and then the inn has a slightly larger number, and then the country and has a larger number than that. Um I think again there is overlap between um the number of uh rooms that each of the uses can have. If that does that make sure I I think so. So just to clarify 12 o'clock, yeah.
openpublica.com