Loudoun County Planning Commission Work Session – September 11, 2025

The Loudoun County Planning Commission met on September 11, 2025, for a work session covering a Dulles-area PUD, an early Agricultural and Forestal District withdrawal, the 2024 General Plan review, a briefing on the September 23 public hearing items, and administrative topics. The commission approved the draft minutes, forwarded the Dulles Plaza PUD with conditions, recommended approval of the Oak Hill Farm AFD withdrawal, and recommended approval of the 2024 General Plan review with an amendment. Commissioner Frank was absent; Commissioner Combs recused from the first item.

Consent Calendar

• The commission approved the July 7-10 draft Planning Commission Work Session minutes on a motion by Commissioner Myers, seconded by Commissioner Banks, with Commissioner Frank absent.

Residences at Dulles Plaza (LEGI-2023-0029 / ZMAP-2022-0002)

• Staff reviewed a request to rezone a 3.5-acre parcel in Sterling to PUD allowing 240 to 325 multifamily attached residential units. Scenario one is a market-rate project; scenario two is 100% affordable housing, with Fairfield under contract.
• Staff said the applicant increased cash-in-lieu for Shaw Road improvements from $178,000 to $386,000 under scenario one and added $178,000 under scenario two. Staff later also referred to $365,000 for scenario one, so the transcript contains both figures. Staff recommended increasing scenario two to $356,000, stating county policy does not provide a reduced contribution for affordable housing.
• Staff opposed the applicant's requested $1.5 million credit against regional road contributions for Shaw Road improvements, saying the improvements had not been shown to be beyond those needed to mitigate the development's own impacts. DTCI staff said the Shaw Road extension to Innovation Avenue is expected but is not in the current CIP.
• Fire marshal staff required a 20-foot two-way travel lane instead of the proposed 11.5-foot one-way lane; the applicant agreed to revise it to two 10-foot lanes and seek fire marshal approval.
• Staff asked for a 10% contribution toward a signal or innovative intersection at Shaw Road/Old Ox Road; the applicant offered $50,000. Several commissioners said the uncapped and undefined "innovative intersection" contribution requirement was unreasonable.
• Staff requested more general multimodal-access and PUD master plan language rather than standards specific to this development.
• Applicant representative Ben Wales said Fairfield is under contract, the project has been redesigned for the affordable scenario, and it "is going to be Fairfield and affordable housing." He argued the Shaw Road improvements are regional because future projects, including Waterside and Ravana, will also build Shaw Road.
• Commissioner discussion focused on pedestrian crossing safety, the likelihood of the Shaw Road extension, the difference in outstanding issues between the two scenarios, and whether the road and capital-facilities credits were appropriate policy.
• The commission forwarded the application to the Board of Supervisors with a recommendation of approval, subject to the August 6, 2025 proffer statement and additional conditions: the south-side travel lane must be two-way with 10-foot lanes and receive fire marshal approval; and scenario one must be amended to give the county the option of accepting the proposed Shaw Road improvements or collecting the cash-in-lieu contribution.

Oak Hill Farm AFD (ALEGI-2025-0007)

• Staff requested approval of the early withdrawal of 1,233.08 acres, PIN 359-39-9276, from the New Oak Hill Agricultural and Forestal District under Virginia Code § 15.2-4314 as good and reasonable cause. The property is west of Route 15, north of Route 50, contains a residence of President James Monroe, and the withdrawal is intended to facilitate sale for conservation and possible state park use.
• Applicant attorney Benjamin Lay said Loudoun County has committed $22 million to support acquisition by the Conservation Fund. Deed restrictions require preservation for public educational and recreational purposes, and if the property is not conveyed to the Commonwealth, Loudoun County has rights related to taking ownership. He also said the AFD would expire April 15, 2026, so withdrawal could otherwise occur during review/renewal.
• Commissioner Jasper moved to recommend Board of Supervisors approval, finding "good and reasonable cause" because withdrawal would facilitate sale to the Conservation Fund and foreclose residential development opportunities. The motion carried 8-0-1, with Commissioner Frank absent.

2024 Review of the Loudoun County 2019 General Plan (CPAM-2024-0003)

• Staff said the June 2025 work session requests for capital-facility credits for road improvements and active recreation in major floodplain will not be added to this CPAM. The road-credit issue will be considered in the upcoming Countywide Transportation Plan update; the active-recreation/floodplain issue will be before the Board of Supervisors on October 7.
• Proposed changes include reducing suburban compact neighborhood place-type criteria from seven to six, defining infill as 20 acres countywide / 10 acres suburban policy area / 3.5 acres urban policy area, supporting zoning ordinance amendments for office-to-residential conversion in selected commercial districts, updating policy references, and integrating housing-plan language and glossary cleanup.
• During discussion, staff agreed to revise building-height compatibility language to refer to "existing and approved" surrounding development. Commissioner Myers raised concerns about definitions of "older adults," passive/active recreation, and "universal design." A proposal to change "encourage universal design features in all residential development" to "25% of all residential development" was not supported by the majority, so the line was retained as proposed.
• Vice Chair Miller moved to approve/adopt the resolution recommending Board of Supervisors approval and to add the associated zoning ordinance amendments for infill, commercial-to-residential conversion, and in-lieu affordable dwelling units to the Department of Planning and Zoning work plan. The motion carried 7-1-1, with Commissioner Myers opposed and Commissioner Frank absent.

Briefing of September 23, 2025, Public Hearing Items

• DOAM: Building and Development amendments to the Facility Standards Manual and erosion/sediment control and stormwater guidelines; previously deferred from July.
• Cochrane Tech: Battery energy storage special exception in steep slope; applicant committed to non-lithium technology, 15-foot maximum height, and screening. Commissioners asked for the fire marshal to attend, and for updates on the memorandum of agreement and adjacent landowner access protections.
• Panovich rezoning: 6 acres from CR1 to IP with modified setbacks/buffers; applicant prohibited several industrial uses, limited building height, placed outdoor storage on the south/west, and proposed 30% open space. Staff still has land-use compatibility, setback/buffer, and traffic study concerns. Commissioner Motoretti requested confirmation of outreach to Briar Field Estates.
• Commonwealth Center Motor Club: Luxury car club special exceptions, shared parking with XCal, and restaurant use. Staff supports if the applicant removes an invalid development scenario and addresses shared-parking peak-demand overlap with XCal. Commissioners requested XCal parking figures and site plan data.
• Franklin Park West: Proposed 120-acre rezoning to AR1 and special exception/commission permit for a regional park, expanding Franklin Park to 333 acres with trails, pavilions, and parking; no ballfields or lighting.
• Claremont Farm Pond Renovation: Special exceptions to replace nonconforming ponds in floodplain, add piers, and construct incidental structures; the existing five acres of ponds would become one nine-acre pond. Staff supports with conditions.
• Auto World Substation: Rezoning to IP, commission permit/special exception for a substation, and a parking reduction special exception. Staff recommends denial of the parking modification because materials were not provided correctly; staff noted the applicant may address it before the hearing.
• AFD Interim Additions: Including a 4.8-acre addition to the New Oak Hill AFD to prevent district termination; staff supports as consistent with the Code of Virginia.
• Application status update: Valley Commerce Center is scheduled for the October 9 work session; West Belmont and Quantum Park are not yet scheduled.

Administrative Items

• Planning Commission Budget: Staff confirmed the planning commission budget is housed within the Department of Planning and Zoning budget and is prepared by the County Administrator; the commission is not authorized to set the county budget. Staff highlighted the $4,000 training/education line, an over-budget "conduct of business" line, and a new $702,000 contractual-services line for future consultant work. Staff will circulate training/conference opportunities and consider budget enhancements. Commissioner Jasper requested input into contractual-services scope and data-center-related educational opportunities; Commissioner Myers suggested APA regional training; a possible data center site visit was discussed.
• Conflict of Interest Training: County attorney staff presented supplemental training on the Virginia Conflict of Interest Act. Key guidance: commissioners are officers and must disclose and recuse when a personal interest exists; a spouse's employment with an applicant requires recusal; stock ownership depends on thresholds such as more than $5,000 annual income or more than 3% ownership; mutual funds generally do not create conflicts; a closed real estate sale generally does not require recusal, but disclosure is advisable; open transactions or a pattern of dealings with an applicant require disclosure and recusal.

Key Outcomes

• Approved the July 7-10 draft minutes.
• Recommended Board of Supervisors approval of Residences at Dulles Plaza with conditions by vote of 7-0-1-1 (7 ayes, 0 noes, 1 recusal—Commissioner Combs; 1 absent—Commissioner Frank).
• Recommended Board of Supervisors approval of the Oak Hill Farm AFD early withdrawal by vote of 8-0-1, with Commissioner Frank absent.
• Recommended Board of Supervisors approval of the 2024 General Plan review with an amendment by vote of 7-1-1, with Commissioner Myers opposed and Commissioner Frank absent.
• Staff will provide additional information for the September 23 public hearing items, including Cochrane Tech/fire marshal details, Panovich outreach, Commonwealth Center Motor Club shared-parking data, and Auto World Substation parking corrections.
• Staff will circulate training/conference opportunities and follow up on budget enhancements and data-center education topics.