Council adopts ZTA 24-02 to revise bed-and-breakfast rules and commercial-dwelling standards

Middleburg — The Town Council approved Zoning Text Amendment 24-02, a broad set of ordinance edits that change how bed-and-breakfasts and residential uses in commercial districts are regulated.

Will Moore, staff planner, told council the amendment would allow a bed-and-breakfast to be operated by an on-site manager rather than only an owner-occupant, increase the allowable number of guest rooms from three to five, and retain other ordinance requirements such as off-street parking. The amendment also removes bed-and-breakfast as a permitted use from several residential districts so that some short-term lodging may instead be processed under short-term rental rules.

Moore said the amendment clarifies language governing residential uses in commercial districts. Specifically, single-family dwellings in the C2 district would be reclassified from a by-right use to a special-exception use, requiring a special-use permit to prevent loss of prime commercial space. The proposal also expands by-right dwelling-in-combination (residences above commercial spaces) to the C3 district to advance the comprehensive plan’s mixed-use housing goals.

Council opened the public hearing and closed it with no speakers. Councilmember (mover) moved adoption; the motion passed on voice vote. Staff noted that existing ordinance requirements—such as parking and other standards—would still apply.

What changed: definitions of “bed and breakfast” and “family” were refined to clarify permitted occupants and eliminate room-only rentals that lack common-area access. The amendment also removes rooming and boarding houses as uses in all districts.

Next steps: staff will proceed with ordinance updates and enforcement adjustments to reflect the adopted text amendment.