Loudoun County Planning Commission Work Session - November 13, 2025

The Loudoun County Planning Commission held a work session on November 13, 2025, to consider four legislative items: Village at Clear Springs Proffer Amendment, Quantum Park, West Belmont, and Valley Commerce Center. The commission also received briefings on upcoming public hearing items scheduled for November 20 and December 18, 2025. Commissioner Frank participated remotely due to a disability. The meeting was adjourned at approximately 10:30 PM.

Village at Clear Springs Proffer Amendment (LEGI-2025-0030)

• Proposal: Amend proffer language to allow utilities and stormwater management within the Resource Protection Area (RPA) buffer, aligning with current zoning ordinance. No new structures or uses.
• Staff Position: Supported approval, citing consistency with the 2019 General Plan.
• Applicant: Explained the original proffer inadvertently restricted utilities; the amendment corrects that without changing site design.
• Outcome: Commission voted 9-0 to recommend approval to the Board of Supervisors.

Quantum Park (LEGI-2023-0097)

• Proposal: Zoning Concept Plan Amendment for a data center, substation, and office use on a 128-acre office park. No increase in total square footage. Grandfathered under 1993 zoning ordinance.
• Key Issues: Location and type of substation (Gas Insulated Substation vs. conventional), right-of-way dedication for Lockridge Road, and discrepancies between proffer and CDP regarding drive aisle and parking setbacks.
• Commission Debate: Commissioner Frank moved for denial due to substation location and lack of firm GIS commitment. Substitute motion by Vice Chair Miller to send to a future work session passed 5-4 (Frank, Barnes, Myers, Chair Kears opposed). The commission expressed concerns about the 100-foot building height dwarfing existing office buildings, the visual impact of the substation on Loudoun County Parkway, and the need for committed proffer language on GIS and mitigation.
• Next Steps: Applicant to address height reduction, innovative substation design (as suggested by Commissioner Jasper), four-sided building design, and clean up proffer language before next work session.

West Belmont (LEGI-2024-0018)

• Proposal: Rezoning for a 318-unit mixed-use development (single-family detached, attached, and multi-family) with a community building, open space, and transportation improvements.
• Applicant Updates (since October work session): Reduced unit sizes (e.g., 75% of units ≤ 2,200 sq ft, 20% ≤ 1,900 sq ft), increased off-street parking ratio to 0.65 spaces per unit, added 70 on-street spaces on Winkle Drive, crosswalks, bus shelter commitments, fire and rescue contribution, sprinkler systems as an option for purchasers, and restricted construction vehicle traffic near school hours.
• Staff Position: Supported approval, noting applicant addressed prior concerns, but recommended smaller unit sizes, additional unit types, and more affordable units.
• Commission Debate: Commissioner Myers questioned whether smaller units on the same land area truly increase affordability. Commissioner Frank opposed due to loss of 4 acres of civic space that was originally promised to Belmont Green community. Others supported the project as consistent with comprehensive plan and housing needs.
• Outcome: Motion to approve passed 8-1 (Commissioner Frank opposed).

Valley Commerce Center (LEGI-2023-0080)

• Proposal: Rezoning for 986,000 sq ft of industrial/flex space on ~120 acres in the Purcellville Joint Land Management Area (JLMA). Includes three development options, on-site water and sewer, and a traffic signal contribution.
• Outstanding Issues (per staff): Land use compatibility with adjacent residential (Wright Farm, Mayfair), transportation (alignment of Purcellville North Collector Road, traffic impacts on Route 7 and Purcellville Road), environmental resources (water availability from on-site well, alternative septic system), and proffer administration.
• Key Data: Hydrogeological study established a well yield of 74,880 gallons per day (52 gpm); staff calculated that could support up to 468,000 sq ft of industrial space, not the proposed 986,000 sq ft. A consultant for the county noted a reasonable potential for off-site water availability impacts. Applicant committed to 2-year well monitoring and a mitigation plan, but language initially used "shall consider" rather than "shall implement."
• Commission Debate: Several commissioners questioned the water usage mix and mitigation commitments. Commissioner Jasper criticized the scale as excessive for western Loudoun and inconsistent with the Purcellville JLMA's intended character. Commissioner Miller and others supported the project for providing needed flex space and improving road infrastructure, but acknowledged unanswered questions.
• Outcome: Motion to send to a future work session passed 9-0. The commission requested the applicant to: commit to 300,000 sq ft of warehouse/storage use (low water demand), provide a massing study showing build-out under all options, include "shall" language for mitigation plans, develop a construction management plan around school hours, and clarify the status of the North Collector Road connection through Mayfair.

Briefing of November and December Public Hearing Items

• November 20, 2025: Four items: South Riding landscape buffer modification (consent), three AFD renewals (consent), Arcola commuter lot elimination (with cash proffer), and ZMOD for a parking setback reduction on Route 7.
• December 18, 2025: Three items: Happy Paws dog daycare (special exception for 35 dogs on AR1 zoned property—staff to clarify allowable dog count and jurisdiction issues), a substation commission permit at Belmont Ridge and Evergreen Mills, and a removal of land from the New Rockland AFD into conservation easement.

Key Outcomes

• Approvals & Recommendations: Village at Clear Springs recommended to BOS (9-0); West Belmont approved (8-1).
• Deferrals: Quantum Park and Valley Commerce Center sent to future work sessions for further refinement.
• Briefings & Direction: Staff instructed to provide detailed statistics on Happy Paws public comments, clarify enforcement coordination, and provide information on pedestrian facilities for the substation permit.
• Adjournment: Meeting adjourned at approximately 10:30 PM.