[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6627188,"mediaKeyId","2730020-b060765c53220c822b8a55a1dca69138","parentId",2730020,"title","Leesburg planning commission forwards Greenway Manor rezoning to town council, 5–1–1","audioSeconds",5661,"startMs",177000,"endMs",5838000,"viewUrl","/Search/View?dp=1&key=2730020-b060765c53220c822b8a55a1dca69138&start=177&end=5838","thumbnailUrl","https://assets.pipeline.soar.com/2730020-b060765c53220c822b8a55a1dca69138/thumbnail_177000.jpg","articleUrl","/articles/6627188/Leesburg/Loudoun-County/Virginia/Leesburg-planning-commission-forwards-Greenway-Manor-rezoning-to-town-council-511","mediaUrl","https://secure.pipeline.soar.com/6627188-1f8084d31133fc40ddbd45944106bfcf/orig.mp4?Expires=1771102966&Signature=SoOzXrgxSiV5mCKczVcIIS0vfL6iMA-uS61EjSqHsmA8BJtcmTZ7YIFXGw3dnRePZRzZVF3-NbRQ~4HUD0JjKR7-OiQs5gIg182I8OReX78GQlat2NmzcABcO6kmUfT84YNENzdJGoQa3Z0PUG0OkHp-0O7Thof-Np7ttGKpymQO3jwNfmAe0bfolrA4agkOD9S78UvIvi7FtC0fZ9zFVTBW9IgUo-7SMxRVcF69sk3Z5ETRwdHDTNlon-H1-5H6ULdCroGASwsD7bA4zla4ZMDy27A0iSyiAi3SAvFMnyQaNQYWm2nzsLieiga0oxtIrOBsiusYM4127rDiRgCaVg__&Key-Pair-Id=KUT5TJCACFTXG","author","Leesburg","date","2025-03-20T00:00:00Z","article","The Leesburg Planning Commission voted to forward rezoning application TLZM 20180045, known as Greenway Manor, to the Town Council with a recommendation of approval following a work session on March 20, 2025. The motion to forward the application passed on a recorded outcome the commission summarized as five in favor, one opposed and one abstention; the motion was made by Commissioner Brooke Spears.

Staff said the applicant revised the concept plan, proffers and transportation impact analysis to reduce anticipated traffic and clarify phasing and mitigation measures. \"I leave you with staff's recommendation of approval,\" Senior Planner and project manager Chris Murphy told the commission after reviewing the revised materials and proffers.

Why it matters: The application would replace or expand existing buildings on the Greenway Manor property with multiple uses including a 40-room boutique hotel, performing-arts space, a school, a child-care facility and commercial space (restaurant, office, retail and a bank drive-through were listed as potential uses). Commissioners and residents raised concerns about traffic circulation, parking spillover, noise and visibility of new construction from adjacent homes; staff and the applicant offered phasing, landscaping, fence and parking-management commitments meant to address those concerns.

Staff presentation and technical findings
Mr. Murphy summarized changes to the 2012 approved concept and the revised transportation analysis dated March 4 (with a March 5 supplement). He said the revised TIA shows intersections operating at acceptable levels of service and that the current proposal reduces the share of commercial gross floor area from the previously approved 65% to roughly 39% of the project. The staff fiscal-impact comparison included in the packet shows greater long-term fiscal benefit under the previously approved zoning, but staff concluded the application meets the zoning approval criteria with the offered proffers.

On noise and lighting, staff pointed to the town zoning ordinance noise and lighting standards that will apply to the development, including use of full-cutoff fixtures and a maximum of 0.5 foot-candles at property lines for building-mounted lighting. The proffers also limit trash collection to daytime hours (proffer text provided in the staff report dated 03/14/2025) and require a parking-management plan intended to reduce spillover into adjacent neighborhoods.

Project layout, phasing and temporary trailers
The applicant drew a three-phase build-out on the concept plan. Staff and the applicant described a sequence in which children currently accommodated in the manor house would move into Building C (the renovated barn), then later into Building D (the new school) as construction proceeds. The applicant proffered authority for two temporary trailers to handle enrollment during construction; the applicant said they expect to remove trailers \"within 90 days of getting into our new building,\" and the proffer caps temporary trailer use (the proffer language in the staff report sets an overall maximum period). The applicant described a target schedule of roughly three years to complete Building C and additional time for later phases, but did not guarantee fixed construction dates.

Traffic, access and the Mead bridge
A recurring topic in the discussion was ingress/egress and queuing for school drop-off. The concept plan proposes a right-in/right-out access on Route 15 in a location staff and the applicant described as constrained by state roadway spacing standards. Staff said stop signs, stop bars and \"do not block intersection\" signs are shown in the concept notes and that final design will be determined during site plan review. The plan includes a potential connection (bridge) to Mead Drive, but staff and the applicant clarified the Mead access is not included until later phases (phase 2 or 3 as shown in the concept plan). Several commissioners voiced safety concerns about the Mead bridge and asked that the commission and council scrutinize that element further during site-plan and engineering review.

Buffers, fence and visual mitigation
The applicant proffered an eight-foot fence along the property boundary where the development adjoins HOA open space and neighboring townhomes and committed to enhanced understory and evergreen plantings to increase opacity between the development and rear yards. The fence and planting were described as intended to reduce trespass and vandalism reported by the applicant; commissioners asked staff to confirm floodplain and drainage constraints where the fence would turn a corner.

Historic resources and BAR review
Staff noted the project must obtain certificates of appropriateness from the Board of Architectural Review (BAR) as required; BAR staff had reviewed concept materials and provided input that staff said shaped the project massing so the manor house remains visible from the public right-of-way.

Commission discussion and vote
Commissioners commended staff for collating revised materials and acknowledged remaining concerns about traffic and the Mead connection. Commissioner Brooke Spears moved to forward the rezoning application TLZM 20180045 (Greenway Manor), the concept plan dated 04/28/2023 revised through 03/14/2025, and the proffers dated 03/14/2025 to Town Council with a recommendation of approval on the basis of compliance with applicable approval criteria; the motion was second not specified in the record. The commission recorded the outcome as five in favor, one opposed and one abstention.

What happens next
The Commission forwarded the rezoning application and supporting materials to Town Council for its review and public hearing. Staff noted outstanding tasks during site-plan review, BAR review for certificates of appropriateness and final engineering on the right-in/right-out access and any later-phase connections.

Ending note
The record of the work session and the proffers dated 03/14/2025 are the reference materials staff used in its recommendation; council review will determine the final disposition of the rezoning application.

","mediaType","Video","parentTitle","Leesburg - Planning Commission Meeting - Mar 20, 2025","oneSentenceSummary","The Leesburg Planning Commission voted to forward rezoning application TLZM 20180045 (Greenway Manor) to Town Council with a recommendation of approval after staff said revised proffers and a supplemental transportation analysis addressed outstanding concerns.","taxTitle","Leesburg, Loudoun County, Virginia","taxId",5641,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6627179,"Leesburg staff outlines referral process, county funding and limits to mitigate traffic from nearby county developments",619,7630000,8249000,"/Search/View?dp=1&key=2730020-b060765c53220c822b8a55a1dca69138&start=7630&end=8249","https://assets.pipeline.soar.com/2730020-b060765c53220c822b8a55a1dca69138/thumbnail_7630000.jpg","/articles/6627179/Leesburg/Loudoun-County/Virginia/Leesburg-staff-outlines-referral-process-county-funding-and-limits-to-mitigate-traffic-from-nearby-county-developments","https://secure.pipeline.soar.com/6627179-2c8af2a67aaaaaaf9f5b062e96e63ce4/orig.mp4?Expires=1771102966&Signature=eJV9aV0Uft9IwhKU2Bmt2t4-RiSj7GdBYTrDoIc90FS5ZNvoWYsfYDLE7G4XpE1xdaHEOja2-T2B9JLj2IwYMHmVIbNAhanKoe0wzxMM4pjB45931s0wQSfP1f4-nu0dbmM0Zz3UN27~9OziSlo2JOvqS~KRwvZkqHjmg5qIzEUHBICdlDA6JhKwHhIh2uCJFn1CKGDvNLtXcxjR3e9K9gZVOm84BAM54L0zPtDkfVy96xaVIkYPs9GkfDX6eKpUC8Ka0cX8yCxa7pw1X1M8xcVtFnqlbwK5YJtLHje-eEYHDfYvTjVvcit-Se54rMj293fvrxMYqPtX92Jteo8-RA__&Key-Pair-Id=KUT5TJCACFTXG","Planning Department staff updated the Leesburg Planning Commission on March 20 about ongoing efforts to identify and address transportation impacts from residential development in Loudoun County adjacent to town boundaries.

Staff described the formal referral process: county applications for projects in the town's joint land-management area are routed to town staff and the commission for comment early in the county review. Staff said the town has used referrals and direct requests to the county to press for transportation improvements and clarified additional steps staff has taken to seek funding support.

Key points from staff
Staff reported the county routed traffic-impact studies for nearby developments such as Village at Clear Springs to the town for review; the town provided comments and sought county contributions to regional projects. Staff cited the Evergreen Mill widening project included in the county capital-improvement program and said Loudoun County contributed $15,500,000 toward that project (staff described the project as approximately $30,000,000 in total cost and said the county contribution was significant in addressing increased traffic near the town border).

Staff also said the county runs an annual process (generally with a July–October timeline) in which towns may request county assistance for CIP projects; the town uses that process to include projects that address cross‑border impacts. That process and the referral mechanism are the primary tools staff described for persuading the county to address traffic implications of nearby approvals.

Commission questions and next steps
Commissioners asked whether the town could act earlier in the county process and what thresholds should trigger an escalated town response. Staff proposed returning with options for criteria (for example, residential proposals above a certain number of dwelling units) so the commission can set guidance on which county referrals should receive elevated attention and potential early advocacy for county funding.

Ending note
Staff committed to returning with suggested referral thresholds and a recommendation on the level of county applications that should prompt direct escalation to Council and additional advocacy.

","Planning staff briefed the commission on how the town responds to county land‑use applications near town borders, the Evergreen Mill widening project and the annual county CIP request window used to seek funding support for transportation projects affecting Leesburg.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6627184,"Leesburg planning staff opens public review of zoning ordinance rewrite on ENCODE Plus; commissioners briefed on comment process",1148,6432000,7580000,"/Search/View?dp=1&key=2730020-b060765c53220c822b8a55a1dca69138&start=6432&end=7580","https://assets.pipeline.soar.com/2730020-b060765c53220c822b8a55a1dca69138/thumbnail_6432000.jpg","/articles/6627184/Leesburg/Loudoun-County/Virginia/Leesburg-planning-staff-opens-public-review-of-zoning-ordinance-rewrite-on-ENCODE-Plus-commissioners-briefed-on-comment-process","https://secure.pipeline.soar.com/6627184-fabb102f88a4b502da815ea80760c640/orig.mp4?Expires=1771102966&Signature=BEYelcCZ06vPH-QA6Epdvzrj76L6WiLMiKNeQdazbGmu4NNQTz6n3X5RMRupeOhtTdMmHNoP9syuDBF7L40ONbFbknUhZX4lBGdIOBvwC~-F2WxBhIMNRGfYnVjiORbHjgQymGgP0N79v1WyOHbZqVzJ8p~yeSNmpyxQrGIx2N525Ejx68W3mSGliVOjWvVrxnikMPEpcirQoNap8hpAyx~C7d8kfvocxiYRdsmj1oiTAjW8~O9dSv~T97z1j2Swwwzs4s5NsdV1XeSI8GzoIblgGkqK4x6nh3Vq~7cXRdrjNEYiEyn1lZjPyt7iAnYkJvYp9CP9-d0DjwB0rNaQzg__&Key-Pair-Id=KUT5TJCACFTXG","Planning Department staff told the Leesburg Planning Commission on March 20 that the public-review draft of the town's zoning-ordinance rewrite is live on the ENCODE Plus online platform and available for review and comment. Staff walked commissioners through how to access the draft, find related documents (existing ordinance, subdivision regulations, town plan) and submit comments tied to specific sections.

Staff emphasized schedule and submission logistics: the Commission will begin in-depth review of Articles 1 and 2 at its April 3 work session and was asked to submit comments by the Tuesday before each packet deadline so staff can compile comment reports for the agenda packet. The public review period for the initial draft remains open through May 5, 2025; some sections (Crescent District, sign regulations, tree preservation and affordable housing) were deferred for later release because they require additional state or regional coordination.

Why it matters: The rewrite reorganizes district names and many substantive rules; it moves certain technical matters between the zoning ordinance and the town's development manual and will affect how the town regulates residential and nonresidential development. Staff demonstrated the map viewer and the comment workflow, and outlined that comments submitted in ENCODE Plus are captured, reviewed and summarized for future packets.

Key procedural points
Staff showed commissioners how to place comments tied to specific sections; comments entered into the platform are visible to staff and are compiled into public comment reports for subsequent packets. Staff advised commissioners that comments submitted by the Tuesday before a packet will be included in that packet; comments submitted after that cut-off will still be captured for later packets. The staff presentation also described the mapping tool included with the draft and explained that redline comparisons are available but may appear extensive because the rewrite relocates and renames many sections.

Public outreach and next steps
Staff reported the draft was distributed by email to stakeholders who participated in earlier focus-group work and that the project page includes the draft ordinance, existing regulations and accompanying maps. Staff plans to prepare a public-comment report for the July 3 Planning Commission meeting. The Planning Commission will later hold a formal public hearing before forwarding a draft recommendation to Town Council per the project timeline.

Ending note
Staff encouraged commissioners to use their town email addresses for ENCODE Plus submissions and to paste longer comments as needed; the platform does not impose a character limit on comments.

","Planning staff demonstrated the publicly available draft zoning ordinance on the ENCODE Plus platform, outlined the review schedule and asked commissioners to submit comments in advance of packet deadlines. The public comment period for the initial release runs through May 5, 2025.","actionData","errors"]

Article not found

Leesburg planning commission forwards Greenway Manor rezoning to town council, 5–1–1

Leesburg staff outlines referral process, county funding and limits to mitigate traffic from nearby county developments

Leesburg planning staff opens public review of zoning ordinance rewrite on ENCODE Plus; commissioners briefed on comment process