Loudoun County Board of Zoning Appeals Public Hearing - September 25, 2025

The Loudoun County Board of Zoning Appeals (BZA) held a public hearing on September 25, 2025, at 6:00 PM in the Board Room of the Government Center in Leesburg, Virginia. The board considered two public hearing items: a variance for a storage shed and a sign development plan for Cascades Marketplace, both of which were approved unanimously. The meeting also included administrative reports and discussion of future meeting dates.

Public Comments & Testimony

No members of the public spoke during the hearing for either agenda item.

Discussion Items

Variance for Storage Shed (BOZA-2025-0004) – 14676 Waterford Woods Court, Leesburg

• Staff presenter Ryan Reid explained the history: the property was purchased in 2019, and a previous variance (BOZA-2025-0001) was approved in April 2025 but the approved shed location fell within the Mountainside Overlay District sensitive area, requiring tree removal. An alternative location in the “somewhat sensitive” area was identified, necessitating a new variance.
• Applicant Patrick Hurley testified that the need for the new variance arose from a setback issue with the septic drain field discovered two days before the prior hearing, forcing relocation into a wooded area. He incurred additional costs and worked with staff to resolve the matter.
• The board questioned staff and confirmed that the hardship was not self-created, the variance would not be detrimental to adjacent properties, the condition is not general or recurring, the relief is not available through other mechanisms, and the variance is not contrary to the zoning ordinance purpose.
• The public hearing was closed, and a motion to approve was made by Mr. Gray, seconded, and passed unanimously.

Cascades Marketplace Sign Development Plan (LEGI-2024-0009 / ZMOD-2024-0005)

• Staff presenter Jacob Hambrick noted the item was continued from the July 24, 2025 meeting to allow the applicant to address concerns about the number, size, and scale of signs, temporary sign durations, and the percentage of construction fence signage.
• Applicant representative Morgan Hadlock presented revisions: the number of electric vehicle (EV) charging station signs with advertising was reduced from 30 to 20, and the total area reduced from 2,520 to 1,680 square feet. For temporary construction fence signage, language was added that only 15% of the fence area may contain content (the rest being background color), and content must be property-related. Temporary window signage will also be property-related and remain until vacant spaces are occupied.
• The applicant provided a memo comparing signage at similar developments (One Loudoun and Cascades Overlook) to contextualize the request.
• Board members asked clarifying questions about the location and duration of temporary fencing, the net change in pole signs (from by-right maximum of 2 to proposed 45 per pad site, but noted many replace existing signs), and the scope of the sign plan as a maximum allowance.
• Staff confirmed the application meets the seven approval criteria in Section 1011.03D of the zoning ordinance. The board closed the public hearing. A motion to approve subject to conditions was made by Mr. Gray, seconded, and passed unanimously.

Administrative Reports

• The Zoning Administrator noted that the next meeting will include an appeal (Appeal 2025-0004 for a special event permit).
• Assistant County Attorney Hugh Green reported on a request to consider amending the BZA bylaws to require that sign plan hearings be decided within two meetings. After review, the County Attorney’s Office recommended against such an amendment because the board already has authority to continue hearings. The board agreed that expectations can be managed through staff communication rather than bylaw changes.
• Mr. Green also informed the board that the annual reaffirmation of the remote participation policy will be brought forward soon, with template-based bylaw revisions that are largely unchanged.
• The board discussed scheduling for the October 23, 2025 meeting. Member Clark will be unavailable; the board considered moving to October 22, but that date conflicts with the Transportation Land Use Committee meeting and the boardroom may not be available. The board will circulate an email to find an alternative date or ensure a quorum with alternates.

Key Outcomes

• Storage Shed Variance (BOZA-2025-0004): Approved unanimously (5-0) with findings that the variance criteria are satisfied.
• Cascades Marketplace Sign Development Plan (LEGI-2024-0009 / ZMOD-2024-0005): Approved unanimously (5-0) subject to the conditions of approval in attachments to the staff report.
• Bylaw Amendment: No amendment will be pursued; the board will rely on existing authority to continue hearings.
• Future Meetings: Staff will circulate proposed date adjustments for October and subsequent meetings to accommodate member availability.