Rezonings / Zoning Concept Plan Amendment
What is a Zoning Map Amendment (ZMAP)?
All the land in Loudoun County is divided into zoning districts, each regulating the location, intensity and character of land uses to protect the public health, safety and welfare. The regulations of the Zoning Ordinance specify the permitted uses, the size of buildings, the required yards, the required off-street parking, and other standards for uses within each zoning district. Only the uses listed in the Zoning District applicable to a particular property may be developed on that property. As circumstances change, landowners may find it desirable to develop different uses on their property. A ZMAP process allows a landowner to request a different zoning district on their property and by doing so, take advantage of different uses and development standards.
Why do I need a ZMAP application?
Only the Board of Supervisors has the authority to amend the Zoning Map. The ZMAP application allows land owners to propose a zoning change and provides a consistent process for the Planning Commission and the Board of Supervisors to review such request, hear public comment on the proposal, and to determine if the proposed zoning district and potential uses are consistent with County goals and policies, compatible with the surrounding community and otherwise appropriate. The Zoning Ordinance outlines a series of criteria that the Planning Commission and Board are to use in evaluating each rezoning application.
What is a Zoning Concept Plan Amendment (ZCPA)?
Most rezonings in Loudoun County are accompanied by a Concept Development Plan, which the applicant has committed to by signed proffer (agreement). The CDP depicts the layout of uses on the property and other features such as landscaping, open space, sidewalks and parking. All subsequent permits and development approvals must be in substantial conformance with the CDP. A Zoning Concept Plan Amendment (ZCPA) is used to make changes to concept development plans that have been approved with an earlier rezoning.
Why do I need a ZCPA application?
Only the Board of Supervisors may approve a change to a Concept Development Plan. The ZCPA application review process allows the Planning Commission and the Board of Supervisors an opportunity to review such requests, to hear public comment on the proposal, and to determine the impact that a change in the concept development plan will have on the community. The evaluation uses the same criteria as the review of the original rezoning: conformance to County goals and policies, impact on services and roads, compatibility with the neighbors and other factors.
What is the first step in the application process?
Prior to submitting an application, the applicant or a designated representative must schedule a Pre-Application Conference by contacting the Department of Planning. The meetings are free and are scheduled every two weeks. The Director of Planning may waive the Pre-application meeting if the applicant is familiar with the process or the application has a limited scope,
What is a Pre-Application Conference?
A Pre-Application Conference is a meeting between a prospective applicant and County staff to discuss a development proposal and the process for review. The Planning Departments arranges the meeting and staff from other departments will attend to comment on the proposal and to answer questions. The meeting must occur before the application may be formally filed. More details are available here. The form used to request a pre-application conference is available for you to download or print.
What materials do I need to make a rezoning application?
How do I apply for an application?
Submit a completed Land Development Application form and the other material listed in the appropriate Minimum Submission Checklist to the Department of Planning at, 1 Harrison Street, Third Floor, Leesburg, VA 20175.
The application fee is paid after the application has been accepted for review. For more information, view the fee schedule.
What is the county process for a ZMAP or ZCPA application?
Once the application is accepted as an active application for processing, the Department of Planning will assign a project manager. This person will serve as the point of contact and coordinator during the entire review of the application. The State mandated time line for the review of a rezoning application is one year. The following flow chart generally illustrates the review process:
Where can I get more information?
- Pre-application meeting
- Application filed / reviewed for completeness
- Application accepted
- Application reviewed by technical staff
- Staff / applicant review issues and solutions
- Staff Report prepared
- Planning Commission public hearing / recommendation
- Board of Supervisors public hearing / decision
Information about specific land applications is available online through the Loudoun Online Land Applications
system. You may also contact:
Department of Planning
1 Harrison Street, S.E., 3rd Floor
Leesburg, Virginia 20175