Loudoun County Zoning Ordinance Committee Meeting - February 5, 2025

The Zoning Ordinance Committee (ZOC) met on February 5, 2025, to receive updates on the floodplain ordinance revision, review the status of several zoning ordinance amendments (ZOAMs), and discuss the process for a cleanup ZOAM. The meeting included disclosures, approval of minutes, and multiple discussion items with committee member questions and staff responses.

Disclosures

• Committee member disclosed a meeting with a small-scale developer who complained about zoning code administration for small projects and urged that new Western Loudoun zoning allow commercial whole-house rentals in the MOD. The member noted the meeting was virtual and no written comment was submitted.

Approval of Minutes

• The minutes from the previous meeting were approved with a correction noting that the meeting was held virtually. Motion carried unanimously.

Discussion Items

• Floodplain Ordinance Update: Melanie Mason, Natural Resources Program Manager, presented plans to remove the floodplain overlay from Chapter 5 and move it to Chapter 6 as a natural and environmental resource. Proposed changes include: requiring zoning permits for both major and minor floodplains, establishing horizontal setbacks, clarifying when floodplain studies and no-rise certifications are needed, updating permitted uses (removing active recreation from major floodplain and swimming pools from minor floodplain), and reducing accessory structure square footage from 840 to 600 square feet. Timeline: draft language to BDAC and FEMA in February 2025; joint ZOC/PRC meeting in May 2025; intent to amend in spring 2026; final board approval in summer 2026. Committee members thanked staff for the presentation.
• Status Updates on ZOAMs:
  • ZOAM 24-1 (Data Center Standards): Staff will present Phase 1 (setting data centers as conditional use in all place types and special exception in all districts) to the Board of Supervisors on February 12, 2025. The Planning Commission offered six recommendations, included in the staff report.
  • ZOAM Cleanup (Zoning Ordinance Rewrite Adjustments): Extensive discussion on the lack of transparency regarding the list of items to be addressed. Committee members (Joe, Rich, Colleen, Mike) expressed frustration that the list has not been shared despite months of requests and that the process has taken two years. Staff indicated the list would be shared with ZOC before the Resolution of Intent to Amend is presented to the Board, allowing opportunity for input. Members advocated for smaller, recurring cleanup amendments every six months rather than a large two-year process. Staff agreed to return in March with an update on the list and process.
  • ZOAM 24-2 (Western Loudoun Rural Uses and Standards): Upcoming meetings: April 24, 2025 (value-added farming, conservation needs), June (wineries/breweries/distilleries), September (mountainside overlay district and signage), November (food trucks/rural restaurants), January 2026 (outstanding issues). Staff will draft text alongside discussions. Committee members suggested forming a subcommittee to expedite review.
  • ZOAM 24-3 (Manufactured Home Regulations): Staff noted this is expected to be on a consent agenda; no further discussion.
  • DPZ Work Plan: Discussion on prioritization of small area plans. The Board’s January 22 meeting indicated possible changes to the TBD status; staff will provide an update at the next ZOC meeting.

Key Outcomes

• Minutes approved.
• Staff to provide an update on the cleanup ZOAM list and process at the March 5, 2025 meeting.
• Committee will consider forming a subcommittee to review the Western Loudoun ZOAM draft text more quickly.
• Next ZOC meeting scheduled for March 5, 2025.