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 respon...
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