Loudoun County Zoning Ordinance Committee Meeting - October 1, 2025

The Zoning Ordinance Committee (ZOC) met on October 1, 2025, to review staff updates on several zoning ordinance amendments and to conduct a detailed discussion on the Western Loudoun Rural Uses and Standards (WLRUS) project. The committee approved the September 3, 2025 action report with corrections, elected officers, and received updates on the floodplain ordinance, data center standards, and zoning rewrite adjustments. The majority of the meeting was devoted to reviewing draft text for WLRUS, with extensive committee and stakeholder input, but no final votes were taken on the draft language.

Consent Calendar

• Approval of Action Report for September 3, 2025: The committee approved the action report with corrections, including correcting a typo ("risk cod" to "R S C R") and fixing speaker names (Trinity Mills, not Bells; Avis Renshaw, not Crenshaw).

Discussion Items

• Floodplain Ordinance Update (Project Managers: Melanie Mason & Maggie Auer): Staff reported that draft language for uses and structures accessory will be presented at the November 5, 2025 ZOC meeting. The committee noted that the floodplain discussion may be time-consuming and suggested limiting discussion time.
• CPAM-2025-0001/ZOAM-2024-0001 – Data Center Standards & Locations, Phase 2: The project plan remains on track; staff expects to bring language to ZOC and then to the Board of Supervisors in May 2026 and Planning Commission in July 2026.
• ZOAM-2025-0001 – Zoning Ordinance Rewrite Adjustments #1: The timeline has shifted; draft language is now expected to be presented to the Board of Supervisors in June 2026, allowing more time for coordination with WLRUS and floodplain updates. The committee discussed that the phase one window for new regulations is closed, but the fire marshal's office has proposed additional language on battery storage facilities, which will be considered for phase two.
• Western Loudoun/Rural Uses and Standards (WLRUS) – Project Update (Project Managers: Brian Wilson & Dave Schniegenberg): The project is in its second phase (ZOC review) while stakeholder input meetings continue. Staff presented draft text for multiple sections based on direction from the TLUC (Transportation and Land Use Committee). Key sections discussed included:
  • Section 1.03.03 Nonconforming Structures: Added language allowing replacement or reconstruction of legally established non-conforming agricultural structures within two years, same footprint, and exclusive use for bona fide agricultural production. Committee members raised concerns about the structure of the list and whether the new language inadvertently limited existing rights; staff agreed to review the ordering.
  • Sections 2.04.01 and 2.04.02 (AR-1 and AR-2): Added clarifying language that land subject to conservation easements may be included in the originating tract for principal, subordinate, and cluster subdivision options, and that easement land will not count toward additional density. Unit yield within an easement will be honored in cluster subdivisions.
  • Section 4.02.06 Dormitory, Seasonal Labor: Revised minimum size from 200 to 100 square feet per seasonal laborer to align with federal code. Discussion included the need for shared spaces and temporary structures; the committee reserved judgment pending further TLUC direction on farm labor housing.
  • Section 4.02.10 Guest Farm or Ranch: New use-specific standards created, allowing private parties but not temporary special events. The use must be located on an agricultural operation. Committee members noted that this hybrid use fills a gap between short-term rentals and bed and breakfasts.
  • Section 4.05.16 Recreation: Reorganized into three types (indoor, outdoor active, major recreation) to address the previous broad range from sports courts to amusement parks. The committee noted that major recreation remains a special exception in AR districts and that further revisions will come.
  • Sections 4.08.03 and 4.08.04 Agricultural Support Uses: Equine uses (livery stable, equestrian event facility) were pulled out into standalone sections. The committee discussed the need for consistency across uses, especially regarding noise regulations and the use of Chapter 7 standards.
  • Section 4.08.06 Stable, Livery: Expanded standards include minimum 5-acre lot size (unless a conservation farm plan is approved), 60-foot setback from lot lines, and owner/lessee maintenance requirements. Stakeholders (LCEA, equine alliance) raised concerns about the 5-acre minimum and the 2-acre-per-horse pasture requirement; the committee agreed to strike the 2-acre language and reconsider the 5-acre minimum.
  • Section 4.08.10 Equestrian Event Facility: Added accessory food sales and clarified owner/lessee operation. Discussion centered on minimum lot size (25 acres), maximum attendees (200 base plus 2 per acre over 25), and lighting standards. The committee noted that the 25-acre minimum and attendee formula may be too restrictive for large events (e.g., Morven Park) and that event standards should be consistent across different uses. Lighting for outdoor arenas was debated; a 35-foot maximum was suggested for non-parking areas, with specific time limits for arena lights.
  • Section 4.08.12 Agricultural Processing: New standards include 2,500 square foot aggregate limit for structures (with safety incentives for larger structures), cold storage as accessory use, and a requirement that at least 75% of products used for processing must be derived from on-site agricultural operations or operations within an abutting county (or multiple parcels within Loudoun County). Committee members questioned the 2,500 square foot figure, noting it is too small for many existing barns; staff agreed to seek stakeholder feedback and consider accommodating existing structures. The distinction between processing and manufacturing was discussed, particularly for farm wineries and breweries.
  • Section 4.08.16 Agritourism: Discussion deferred to a future meeting, as it overlaps with cultural tourism and lodging uses.
  • Chapter 12 Definitions: Minor revisions and additions to align with the draft text. The committee will continue definitions review.

Key Outcomes

• Election of Officers: Michael Cabretti was elected Chair, and [second candidate] was elected Vice Chair for the upcoming term, approved by voice vote.
• WLRUS Draft Text: The committee did not endorse the draft text; it will be brought back for further discussion at the November 5, 2025 meeting, with additional TLUC direction on outstanding items (e.g., lodging, food trucks, agritourism, and farm labor housing).
• Next Steps: The committee will continue WLRUS review in November, along with the floodplain ordinance update. Staff will provide revised language on several sections based on committee and stakeholder input, and will circulate the project timeline and draft materials earlier to allow more preparation time.