Process begins to reassess western Loudoun rural uses and standards

By Reed Carver

The recent Zoning Ordinance Rewrite, which was adopted in December 2023, took four years to create.

Nevertheless, the 2019 Comprehensive Plan provided the vision that the ordinance was based on, but it was not updated on rural policy. The policy that was in place underneath the Plan was a hands-off approach that was established around 2001. So, during the Rewrite, planners didn’t spend a lot of time creating rural policies. 

In the public hearing on Dec. 13, when the new ordinance was discussed, many public speakers said it was incomplete and lacking in specific areas, such as an inadequate definition of “farm.”

The plans for the western ordinances will be pulled out and addressed separately. That process began to roll into motion on March 5 of this year. Planners are going to build from public input, through the means of stakeholder groups which are comprised of people who will represent certain interests, like wineries, breweries, and tourism. 

Staff’s short timeline for the process is one and a half years. 

Exactly what interests will be represented is an open question. Supervisors believe approximately 13 total groups is optimal. Six public input sessions will be held. Each of the meetings will be held at both a rural area, and the county government center. 

County planners said this is concurrent with the five-year review of rural area policies, which is a legal requirement. “It’s essentially a tune up, to ensure the Plan is current,” staff said.

The Planning Commission will be a key asset to building these policies.

In their comments, Supervisors said they want a broad spectrum of representation in the stakeholder meetings, and they want to reach compromise.  

Supervisor Laura TeKrony (D-Little River) said it was about trying to have a strong rural economy, while balancing a high quality of life for residents. 

Supervisor Caleb Kershner (R-Catoctin) said he was concerned about the project. In the General Plan, they left policy alone, he said. So, during the ZOR, [Zoning Ordinance Rewrite] no significant changes were made. 

Kershner said, in 2019 the Comprehensive Plan was reviewed, and it was determined to leave the western policies alone. So, he believed it may not be a good use of staff’s time. He would rather find the specific problems, and address those directly.

“The breakthrough in the ZOR process occurred when stakeholder groups, county staff, and the supervisor representation, were all in the same room and could talk through in real time, that’s my desire; I want to replicate that process,” said Mike Turner. (D-Ashburn)

The western economy is booming, Chair Phyllis Randall (D-At Large) said, and they do not want to do anything to damage that. But, there are still issues in the west around land use, so it needs the update. The goal is “to try to have balance with as little regulation as possible,” she said. 

The plan is going to the Transportation and Land Use Committee (TLUC) meeting in May.