Loudoun County Zoning Ordinance Committee Meeting - September 4, 2025

The Zoning Ordinance Committee (ZOC) held a meeting on September 4, 2025, to discuss several zoning ordinance amendments and updates, including the Floodplain Ordinance Update, Western Loudoun Rural Uses and Standards (WLRUS), and various status updates. The meeting featured public comments from stakeholders representing equestrian, conservation, agricultural, and fox chasing interests. Key outcomes included a committee recommendation to initiate a legislative process to evaluate allowing active recreation in the major floodplain and direction to staff to draft language on accessory structures in floodplains.

Public Comments & Testimony

• Kelly Fultman (representing Preservation & Conservation Stakeholders for Equine) expressed support for recent changes (equestrian event facilities and livery setbacks reduced to 60 feet) but raised concerns about: lack of provisions for small shows/clinics as accessory uses for liveries; a proposed 2-acre-per-horse stocking rate that would grandfather 90% of liveries; a 12-foot light pole limit being too low for arenas; a 100-acre cutoff for equestrian events; and the need to simplify fox chasing regulation under private stables. She requested more time for the Loudoun County Equine Alliance to provide input.
• Trinity Mills (Loudoun Wildlife Conservancy) strongly opposed any zoning changes permitting active recreation uses in the floodplain, citing environmental harm to wildlife habitat, water quality, and stream health. She stated that Loudoun's streams are already impaired and allowing active recreation would worsen conditions.
• Unnamed farmer advocated for allowing farm worker housing (RVs) on agricultural properties and criticized restrictions on food processing and storage facilities, arguing that small farmers need flexibility to produce local food.
• John Lovrove (fox chasing community) noted that seven hunts in the county place 30,000 acres into conservation easements and urged the committee to ensure fox chasing traditions can continue, suggesting private stables and kennel requirements would cover their needs.
• Comment on public notice: A speaker highlighted that no public notice was provided for this meeting (no blog post, no county communication), making it difficult for stakeholders to participate. Committee members acknowledged the issue and said they would work with public affairs to improve notice.

Discussion Items

• Disclosures: One member disclosed being an advisory council member of the Land Trust of Virginia.
• Approval of Action Report: The Action Report for July 2, 2025, was approved.
• Status Updates:
  • Data Center Standards & Locations (Phase 2): Moving forward to Board of Supervisors Business Meeting on September 16, 2025.
  • Zoning Ordinance Rewrite Adjustments #1: Timeline presented (Resolution of Intent to Amend on Sept 3, draft text to ZOC in Oct/Nov).
  • Department of Planning & Zoning Work Plan: Provided for information.
  • WLRUS: Project manager presented draft zoning ordinance text for review (various sections). Staff noted the public input time slot was intended for WLRUS but confusion existed; they will clarify with communications office.
  • Floodplain Ordinance Update: Main discussion item. Staff presented options regarding active recreation in the major floodplain and the RISCAR (River and Stream Corridor Overlay District).
• Active Recreation in Floodplain:
  • Staff presented three options: (1) Remove active recreation as a permitted use in the major floodplain (existing parks become non-conforming with allowances for 25% expansion). (2) Revise comprehensive plan and zoning ordinance to allow active recreation in the RISCAR (requires legislative action). (3) Allow certain active recreation uses in major floodplain through a minor special exception.
  • Extensive debate occurred. Supporters of option 1 emphasized environmental protection, stream health, and consistency with the comprehensive plan. Opponents argued that existing parks and HOAs should be protected, and that a legislative process (option 4) could evaluate appropriate uses with performance standards.
  • A substitute motion (option 4) was made to initiate a legislative process to revise the comprehensive plan and Chapter 6 of the zoning ordinance to consider appropriate active recreation uses in the major floodplain with performance standards. This motion passed.
• Accessory Structures in Floodplain: The committee directed staff to bring back language allowing certain low-impact accessory structures (e.g., playgrounds, gardens) in the floodplain, despite concerns about engineering costs and enforcement.
• WLRUS Ad Hoc Committee: The chair announced formation of an ad hoc committee to review WLRUS materials between formal meetings. The committee will consider input from stakeholder groups.

Key Outcomes

• Vote on Active Recreation Options:
  • Option 1: Failed (6 yes, 7 no).
  • Option 2: Failed (3 yes).
  • Option 3: Failed (no count given).
  • Option 4 (substitute motion): Passed (8 yes, 5 no). The committee recommends the Board of Supervisors initiate a legislative process to revise the comprehensive plan and zoning ordinance to evaluate appropriate active recreation uses in the major floodplain with performance standards.
• Staff Direction: Staff will draft language for accessory structures in floodplains and bring it back for review.
• Public Notice: Committee agreed to improve public notice for future meetings, particularly for the WLRUS project.
• Next Meeting: October 1, 2025 – will include election of officers.
• Adjournment: Meeting adjourned at approximately 11:00 AM.