Special Board of Supervisors Business Meeting – Western Loudoun Rural Uses and Standards

This special meeting focused on providing direction to staff for amending zoning ordinances for Western Loudoun. Chair Randall emphasized that this was a mid-process step ("coming out of halftime") and not a final decision; the package will proceed to the Zoning Ordinance Committee (ZOC) through December 2026, then to the Planning Commission with a public hearing in spring 2027, and final Board adoption targeted for December 2027. Staff presentations covered legal authority to regulate ABC uses, spring feature setbacks, tiny homes, hours of operation, and private party/event limitations.

Consent Calendar

• The Board passed a block of recommendations (items 7, 9, 12, 13, 14, 15, 17, 18, 19, 21, 24, 25, 30, 31, 33, 35, 36, 38–49, 52, and 55) that had unanimous support from staff, the business community, and conservation groups. The motion passed 8–1 (with one absent).

Public Comments & Testimony

• Mark Miller (Planning Commissioner, Catoctin District): Asked that the ROIA be as least prescriptive as possible to allow ZOC and Planning Commission flexibility.
• Amy Hinkle (Loudoun Wineries & Wine Growers Association / Lost Creek Winery): Stressed the economic importance of wineries (57 wineries, 1,000+ acres, 1 million visitors annually, $50M revenue) and that events are essential for survival.
• John Carey (Paris, VA resident): Urged limiting commercial development and events in the Blue Ridge until a groundwater study is completed, citing threats to Paris's water supply from a proposed resort.
• Uzma Rasheed (Loudoun Soil & Water Conservation District): Expressed concerns about loopholes being exploited to avoid zoning compliance and asked for continued partnership with county staff.
• Delegate John McCullough: Introduced himself and shared his experience with B&B permitting, urging balance between conservation and business.
• Peter DeLisa (868 Estate Vineyards): Opposed capping events (motion 20), stating events are essential for farm viability and that issues of noise/traffic should be handled through enforcement.
• Nancy DeLisa (868 Estate Vineyards): Highlighted charitable giving from events (nearly $200,000 raised) and argued that restrictions would harm nonprofits.
• Tolga Baki (Hillsborough Winery & Brewery): Supported motion 20, arguing events are key to selling products and that overly aggressive rules would hurt good actors.
• Mary Hypes (resident/Loudoun agribusiness employee): Emphasized that capping events harms students, nonprofits, and community fabric.
• Tia Ehrman (PEC): Supported a tiered system for events and cited other Virginia counties' limits on attendees and frequency.
• Steve Bozo (Bazoo Family Vineyards): Opposed limiting events, stating 92% of revenue comes from on-site sales and that there has been no substantial impact on public safety.
• Todd Hinkle (Lost Creek Winery): Opposed motions 3–6 and 11, arguing they limit viticulture in MOD areas; noted MOD areas provided frost protection.
• Mike Borgang (veteran, brewery employee): Opposed limiting events, sharing how the brewery gave him purpose and community.
• Nate Walsh (Walsh Family Wine): Stated that events are the difference between staying in business and foreclosure, citing crop losses from frost and drought.
• Gregory Steuben (brewery employee): Opposed capping events, noting community gatherings like sports team celebrations.
• Lacey Hoover (Stone Tower Winery): Asked the Board to protect the viability of farm wineries by supporting TLUC recommendations.
• Jennifer Brough (Brough Vineyards): Argued that proposed motions conflict with the Comprehensive Plan's support for rural economy and hospitality uses.
• Brittany Rogan (resident and brewery owner): Described negative impacts from a neighboring high-intensity operation and urged intensity limits, not just event caps.
• Bob Rupey (October One Vineyard): Praised long-term bipartisan support for wine growing and asked for continued reasonable regulations.
• Others: Several speakers from the conservation side (Friends of Blue Ridge Mountains, Loudoun Wildlife Conservancy, etc.) urged strengthening MOD protections, maintaining 300-foot spring setbacks, and requiring minor special exceptions for non-residential activities in the MOD.

Discussion Items

• Hours of Operation (Items 23, 34, 50): Chair Randall proposed Monday–Thursday 8 a.m.–11 p.m., Friday–Saturday 7 a.m.–midnight, Sunday 9 a.m.–9 p.m., with four annual extended Sunday hours. The motion failed 4–4. Supervisor Kirshner then moved an amendment with Sunday 8 a.m.–10 p.m. (including DeCrony's Monday–Thursday 8–10 p.m. friendly), which passed 5–3 (Chair Randall opposed).
• Private Parties and Events (Item 20): Supervisor Kirshner moved to adopt the TLUC recommendation allowing unlimited private parties/events for farm wineries, limited breweries, and limited distilleries consistent with ABC laws, with enforcement of noise, parking, and lighting. The motion passed 5–3 after a tie-breaking vote by Ms. Glass. A friendly addition to have ZOC and Planning Commission consider water use was accepted. Staff had recommended omitting Item 20 in favor of other standards (Items 22 and 32).
• Use-Specific Standards (Item 32): Supervisor DeCrony moved to develop a consistent framework for use-specific standards for all ABC uses (setbacks, hours, noise, lighting, road access, etc.). Motion passed 7–1 (Kirshner opposed).
• Spring Feature Protection Setback (Item 5): Supervisor DeCrony moved to revise the setback to 100 feet outside the Mountainside Overlay District (MOD) and 300 feet inside the MOD. Motion passed 7–1 (Laterno opposed).
• Other Actions: The Board passed numerous other items, including: exploring minor exceptions for non-residential activities in MOD (failed 5–3), establishing a 50-foot buffer yard for ABC uses (failed 5–3), and approving the final resolution of intent to amend with all changes made (passed 8–0).

Key Outcomes

• Direction to Staff: Staff will draft zoning text based on the Board's decisions, with ZOC review through December 2026, followed by Planning Commission public hearing (spring 2027) and Board final adoption (December 2027).
• Hours of Operation (approved as Kirshner motion): Monday–Thursday 8 a.m.–10 p.m., Friday–Saturday 7 a.m.–midnight, Sunday 8 a.m.–10 p.m. (non-public equestrian activities excepted).
• Private Events: Unlimited events for farm wineries, limited breweries, and limited distilleries allowed as accessory uses, with ABC law limits and enforcement of noise, parking, and lighting. Water use will be examined by ZOC and Planning Commission.
• Use-Specific Standards: Staff to develop tiered standards for ABC uses covering dimensions, setbacks, scale, hours, noise, lighting, road access, etc.
• Spring Setbacks: 100-foot setback outside MOD, 300-foot setback inside MOD.
• Non-Conforming Uses: The Board gave global direction that existing uses will not be rendered non-conforming by new standards; staff will ensure this throughout.
• Proactive Zoning Compliance: Items 1 and 2 (proactive zoning) were deferred to June 2, 2026 meeting; an inventory of non-residential uses and compliance review will be discussed then.