Subject:
Title
Public Hearing on Proposed Updates to Chapter 18 - Zoning and Subdivision in Response to State Code Changes and Other Items
Body
On December 10, 2025, the Planning Commission will hold a public hearing on proposed edits to regulations in Chapter 18 of the Town of Vienna Code, which addresses zoning and subdivisions. The proposed edits are summarized in Attachment 1 and provided in detail in Attachments 2 through 7.
Background
On Jan. 1, 2024, a comprehensively updated Chapter 18 of the Town of Vienna Code went into effect. Chapter 18 covers regulations and procedures related to zoning and subdivision, the latter of which includes all lot modifications.
At the time of adoption, in October 2023, the Town Council acknowledged that additional changes would be needed. Three sets of changes have been approved since then.
New Proposed Code Edits
The context for this new set of items are:
1) In 2025, the Virginia General Assembly adopted a series of changes in two bills (HB2660 and SB974). The changes affected certain processes that jurisdictions deploy in reviewing proposed site plans and proposed lot modifications (including subdivisions). The general thrust is that the new provisions require more processes to be reviewed administratively (by staff) rather than by either appointed boards or elected bodies.
2) Additional items have emerged during normal Town business identifying the need to clarify language.
The attachments provide details on the proposed change.
Attachment 1 is the staff report that can be used as a guide to the changes.
Attachments 2-7 provide excerpts from Chapter 18, with the changes identified.
Attachments 8 and 9 provide the relevant Virginia Code changes to which the Town needs to respond.
Attachment 2 has been modified since the October 8th report. The first page is the same as what was presented on October 8th. The second page is new. It provides the same content as the first page but is reformatted for clarity in response to the October 8th discussion. If the Planning Commission wishes, it could recommend this reformatted version to the Town Council as part of its overall recommendation.
Recommendation to the Town Council
After holding, and then closing, its public hearing, the Planning Commission may then choose to discuss the testimony and develop recommendation points for its memorandum to the Town Council. Options for the Commission include:
• Complete its recommendation points on December 10th and authorize the Chair to work with staff to finalize the memorandum reflecting these approved points, to be sent to the Town Council.
• Discuss its potential recommendation points and direct that a draft memorandum be developed for review at the Commission’s next meeting (January 14, 2026).
• Other option(s).
Recommended/Suggested Motions
“I move that the Planning Commission recommend that the Town Council approve the proposed edits to Chapter 18 of the Town Code as presented and that the Chair be authorized to finalize a memorandum to the Town Council reflecting this vote.”
OR
“I move that the Planning Commission recommend that the Town Council approve the proposed edits to Chapter 18 of the Town Code, with the exception of the following recommended changes: ______, ______, ______, etc., and that the Chair be authorized to finalize a memorandum to the Town Council reflecting this vote.”
OR
Other action as deemed necessary by the Planning Commission.