The Town of Leesburg Board of Zoning Appeals on Oct. 21 approved a variance to reduce the front‑yard setback from 15 feet to 5 feet along the northern property line for 26 Wilson Avenue Northwest, allowing the applicant to demolish the existing structure and propose new single‑family development.

Town staff opened the public hearing by describing the application. "This is a variance application and it deals with 26 Wilson Avenue Northwest," Planning staff Michael Watkins told the board during his presentation. Watkins said the subject lot is an existing lot of record in the Fairview Subdivision, approximately 25 feet wide and about 189 feet long, and is nonconforming under the R‑4 zoning district’s dimensional standards.

The applicant, who identified herself as Zarya Bemmuth and said her group is a "small investment company," told the board she planned to demolish the current house and develop new homes on the parcel. "This is my first 1, so I have nothing else to say," Bemmuth said during her testimony.

A nearby resident, Robert Kringle of 111 Wilson Avenue, spoke during public comment and raised concerns about parking. "Parking is a bit of an issue," Kringle said, noting that added units could increase demand for on‑street spaces.

Board members discussed neighborhood patterns, utilities in the unimproved public alley that abuts the lot, and alternatives such as seeking alley vacation or using other approvals. Staff advised that the unimproved alley is unnamed, not connected to a through network, and that vacation of a public right‑of‑way would be a separate, legislative process requiring council action and potentially creating easements for utilities.

Member Gutierrez moved to grant the variance, restating staff‑recommended conditions; the motion as amended included these conditions: (1) the resulting building envelope shall remain unchanged; (2) the placement of the proposed structure shall be in substantial conformance with the variance plot; and (3) structural overhangs are limited to the provisions of TLZO section 10.4.5.c.3. After debate, the board voted in favor of the amended motion; the chair announced, "The motion carries 3 to 1. That means the variance has been granted by the Board of Zoning Appeals." The recorded outcome was approval with a 3–1 vote.

The board’s approval allows the proposed reduction of the front‑yard setback from 15 to 5 feet along the north property line for the parcel identified by PIN 170‑10‑9487, subject to the conditions the board attached. The applicant and staff discussed site‑plan and permitting next steps: the applicant was advised not to begin demolition before protections for nonconforming structures are addressed and to follow normal permitting and site‑plan review processes. Staff also noted on‑site parking requirements for any new dwelling units must be satisfied under the town’s zoning and public‑works requirements; the board agreed staff should relay neighborhood parking concerns to public‑works and capital‑projects staff.

The variance decision does not vacate or alter ownership of the adjoining public alley. Staff told the board that vacation of a right‑of‑way is a separate legislative action requiring council review and the creation of public easements where underground utilities remain.

The board’s decision resolves TLVAR20250003 for 26 Wilson Avenue NW; the applicant may proceed with site planning and building permits consistent with the variance conditions and applicable town codes.

Ending: The board closed the case after the vote and thanked participants; the meeting then continued with a staff briefing on the board’s powers and duties.