Loudoun County Zoning Ordinance Committee Meeting

January 7, 2026 | 9:00 AM - 11:00 AM | Dulles Room

The Zoning Ordinance Committee (ZOC) convened to review the agenda, hear public comment, approve the November 2025 action report, and receive status updates on several proposed ordinance amendments. Key discussions centered on floodplain fencing limitations, proposed language for accessory structures in floodplains, and timelines for data center and rural use standards updates.

Consent Calendar

• Approval of Action Report (November 5, 2025): Approved with minor corrections (typo in disclosures for Dale P., meeting attendance updates for Bill Junda and Beth, and name correction for Harriet Wegmire). Motion carried without opposition.

Public Comments & Testimony

• Denise Rowell (Loudoun County resident, business owner, former RADC participant) expressed concern that zoning changes may be ineffective without addressing enforcement. She noted loopholes, the need for planned growth, and confusion between county and state responsibilities (e.g., limited breweries). Urged the committee to consider how rules will be enforced post-adoption.

Discussion Items

• Floodplain Ordinance - Fencing Issue: Staff clarified that agricultural fencing is currently allowed under the accessory structure definition (up to 600 sq ft of post footprint). Bill Junda and Bill Hatch highlighted practical challenges: large farms (e.g., 500+ acres) with extensive floodplain may require far more fence posts (e.g., 2,400 posts for 24,000 linear feet). The 600 sq ft limit (FEMA-based) may be insufficient. The committee agreed to hold an off-line meeting with farmers and the Soil & Water Conservation District to better understand the issue.
• Accessory Structures in Floodplain (Proposed Draft Language): Staff presented language allowing gardens, play areas, playhouses, and dog houses up to 255 sq ft (under building permit threshold) for existing single-family dwellings. Staff did not recommend adoption, citing: (1) residential uses are currently not permitted in floodplain; (2) inconsistency with Resource Protection Area (Riparian Buffer – RISKER) rules; (3) requiring a no-rise certification and zoning permit would create new regulatory burdens for homeowners. After debate on whether the problem is well-defined, the committee voted 8-? to move forward with amendments: define "existing" (tied to date of floodplain ordinance adoption), define terms like "garden," "playhouse," etc., and strike #5 (a placement restriction near the patio). This language will be incorporated into the broader floodplain ordinance update for future ZOC review.
• Data Center Standards & Locations, Phase 2: Project managers reported staff is not ready for February ZOC. Consultant white papers on policy guidance and zoning standards for data centers and utility substations are in progress. New estimate: spring 2026 (March–April), likely later.
• ZOAM-2025-0001 – Zoning Ordinance Rewrite Adjustments #1: Project on track for June 2026 BOS presentation. Matrix unchanged; no new items added. ZOC will review draft text prior to BOS.
• Western Loudoun/Rural Uses and Standards (WLRUS): Timeline extended six months to December 2027 due to need for full Board of Supervisors action on TLUC recommendations before staff drafts text. ZOC review anticipated June–December 2026. TLUC direction meetings scheduled for January 22 and January 27, 2026 (first covers general direction; second focuses on ABC uses: wineries, breweries, B&Bs, events).

Key Outcomes

• Floodplain Fencing: Off-line meeting with farmers and Soil & Water Conservation District to be coordinated before next ZOC meeting.
• Accessory Structures Language: Approved (8 in favor) to direct staff to incorporate the proposed language (with amendments: define existing, define terms, strike condition #5) into the broader floodplain ordinance update for future ZOC recommendation.
• Future Meetings: February 4, 2026 meeting likely cancelled due to lack of agenda items. Potential March 2026 focus on fencing concerns.
• Upcoming Meetings: February 4, 2026 (tentative), March 2026 (if needed).