Western Loudoun Ad Hoc Committee Meeting Summary

Note: The agenda and transcript indicate the meeting occurred on August 24, 2026, while the user instruction states the meeting took place on August 25, 2026. This summary uses the date from the source documents.

This was the first working meeting of the Western Loudoun Ad Hoc Committee, tasked with reviewing and recommending revisions to the Zoning Ordinance for seven topics: nonconforming agricultural structures, conservation easement density, sawmill use permissions, food vendors, rural restaurants, equestrian uses, and agricultural exterior lighting. The committee discussed each topic, debated motions, and voted on recommendations to the Planning Commission and Board of Supervisors.

Discussion Items

1. Nonconforming Agricultural Structures (Motion 55)

• The committee considered expanding permissions to replace or reconstruct legally established nonconforming agricultural structures damaged by casualty beyond the owner's control. The proposed language required the replacement to match the original footprint, floor area, and height, and to be completed within two years of removal.
• Key discussion points: definition of "agricultural structure," "footprint," and "legally established"; concern that the two-year clock starts at removal without a permit documenting dimensions; desire to allow the replacement structure to be used for agritourism activities; and a proposed 10% dimensional tolerance.
• Motion 1 (find consistent with board direction) failed 3–6.
• Motion 2 (endorse with revisions) passed 7–1–1 (1 abstention). Revisions included: permit non-conforming portions for agritourism, define agricultural structure broadly per Virginia Code, add 10% tolerance, run the two-year period from permit issuance (with zoning administrator discretion to extend), and require a permit before removal documenting dimensions, with limitations noted on the replacement permit.

2. Conservation Easement Density (Motion 41)

• The proposal clarified that land subject to a conservation or open space easement cannot be used to calculate subdivision density or count as required open space. The committee debated unintended consequences for landowners who retain residual lots after placing land in easement, and recombination scenarios.
• Motion passed unanimously with a revision to replace specific statutory citations with a functional description (e.g., "any recorded instrument that limits the number of dwelling units or lots").

3. Sawmill Use Permissions (Motion 3)

• The proposal changed sawmill use from a special exception to a minor special exception in AR-1 and AR-2 districts. The committee clarified that portable sawmills used by the property owner or occupant are not included in this use.
• Motion passed unanimously.

4. Food Vendors (Motions 14 & 15)

• The committee separated mobile vendors into temporary and permanent categories. Discussion focused on defining permanent food vendors, acreage-based limits, sourcing requirements, and whether they should be accessory or principal uses.
• Motion 3 (permanent food vendors should be accessory use, not principal) passed unanimously.
• Motion 1 (acreage thresholds and maximum numbers as proposed) passed 7–0–1–1 (1 abstain, 1 absent).
• Motion 2 (subject permanent food vendors to sourcing requirements of rural restaurants) failed 2–6–1 (1 absent).
• Overall motion (endorse with revisions requiring the vendor remain a licensed, titled wheeled vehicle, prohibit permanent foundations, and allow permanent utility connections subject to health department approval) passed 7–0–2 (2 absent). The committee also noted that further discussion on defining agricultural operations and ABC uses would occur in October and November.

5. Rural Restaurants (Motions 16 & 17)

• The proposal established a 25% sourcing requirement (down from 51%), created a "small scale rural restaurant" category, and added a 10% indoor seating limitation. Discussion included whether to include processing, the difficulty of sourcing locally in winter, and enforceability.
• Motion 4 (hours of operation aligned with other uses) passed with one abstention.
• Motion 1 (25% sourcing requirement with processing added back, and “offered for sale” instead of “served”) passed 5–3–1 (1 absent).
• Motion 2 (annual self-certification with zoning permit renewal, records retained on site) passed.
• Motion 3 (retain the 10% indoor seating limitation for small scale rural restaurants) passed 5–3–1 (1 absent).
• Overall motion (endorse as amended) passed (voice vote, no tally given).

6. Equestrian Uses (Motions 40, 49, 50, 52)

• Proposals established specific setbacks (60 feet), hours of operation, and removed fixed vehicle limits in favor of event-based standards. Discussion included the need for earlier hours (7 a.m.) and later nights (11 p.m.), distinguishing non-public activities, and the 0.00 foot-candle lighting standard.
• Separate motion (hours of operation 7 a.m. to 11 p.m. daily) passed (voice vote).
• Separate motion (remove structure size limitations for equestrian event facilities) passed.
• Overall motion (endorse with revisions: 7 a.m.–11 p.m. hours, and add exception for enclosed or partially enclosed equestrian barns) passed (voice vote).

7. Agricultural Exterior Lighting (Motion 51)

• Proposed standards included 25-foot poles for parking and non-riding areas, 35-foot poles for outdoor riding arenas, and a 0.00 foot-candle spillover limit. The committee debated whether 0.25 foot-candles was more appropriate for safety and practicality.
• Motion (endorse with replacement of 0.00 with 0.25 foot-candles, retain 35-foot pole height for livery stables and equestrian event facilities) passed with one opposition on the lighting issue.

Key Outcomes

• The committee adopted the meeting summary from August 11, 2026.
• All seven topics received recommendations to the Planning Commission, with specific revisions on most items.
• The committee will meet next on September 15, 2026, to discuss lodging and farm worker housing.
• Several items were noted for future discussion (October 13: agricultural production definitions; November 9: ABC uses).