Planning Commission initiates zoning text amendment to separate retail banks from private bankers

The Middleburg Planning Commission voted to initiate Zoning Text Amendment ZTA 24-03 after staff presented a proposal to clarify how the town’s zoning code treats different types of financial services.

Will, a town staff liaison, told the commission the amendment would distinguish traditional retail banks — with teller lines, drive-thru lanes or ATMs — from private bankers and wealth-management offices. "We would still treat those as a professional office use," he said, arguing the change would prevent lower-intensity offices from occupying prime ground-floor, pedestrian-oriented spaces in the C2 district.

Why it matters: The amendment aims to preserve pedestrian retail character in C2 areas by reserving ground-floor space for retail, restaurants and personal services while allowing less-visible professional offices in the C1 transition zone and in upper floors of other districts. Will said the existing definitions create ambiguity for applicants and property owners, and the proposed language would align zoning districts with the town’s planning goals.

Discussion and disclosures: Will disclosed meetings with the property owner, the town manager and the mayor during his explanation. Commissioners asked questions about district distinctions and the practical effect of allowing private bankers in C1 or upper floors of C3 but not at street level in C2.

Action taken: An unidentified commissioner moved to accept ZTA 24-03 as presented; the motion was seconded and approved by voice vote. The commission voted to initiate the amendment and schedule it for a hearing at a future meeting.

Next steps: The commission will set a public hearing date to consider the proposed text changes and accept public testimony before making a final recommendation to the council.