Loudoun County Planning Commission Work Session

Date: March 12, 2026

The Loudoun County Planning Commission held a work session to discuss one major item: the Happy Paws K-9 special exception application (LEGI-2024-0012), which proposes a dog kennel for up to 25 dogs on a 3-acre parcel in the Rural Policy Area, along with a minor special exception to reduce the required 100-foot setback on three sides. The meeting also included a briefing on five items scheduled for the March 24, 2026 public hearing.

Consent Calendar

• The commission unanimously approved (9-0) the minutes from the February 12, 2026 work session.

Discussion Items

• Happy Paws K-9 Kennel (LEGI-2024-0012, SPEX-2024-0021 & SPEX-2024-0024)
  • Staff presentation: The application initially sought 40 dogs; after reductions, the applicant now proposes a maximum of 25 dogs (exclusive of personal pets), with changes to setbacks (40 ft north, 35 ft east, 75 ft south vs. the required 100 ft) and a smaller outdoor play area. Staff raised scale and intensity as issues due to surrounding residential uses and sought commission guidance on appropriate dog numbers. Staff stated they could support approval subject to conditions (e.g., 25 dogs max, 15 dogs outside max, operating hours, noise, waste management).
  • Applicant presentation (Anna Ritter, land use attorney): The applicant reduced dog numbers from 40 to 25 based on community feedback, increased setbacks, provided indoor air quality reports (MERV 13 filters, HEPA purifiers), and noted support from the two directly adjacent neighbors. The applicant argued that the use is generally consistent with the General Plan’s support for rural businesses, but acknowledged scale concerns.
  • Commissioner questions and discussion:
    • Commissioner Myers raised concerns about the lack of separation between commercial and residential uses (dogs and humans in the same home), the definition of personal pets, the non-counting of dogs under six months old, potential overlapping drop-off/pickup traffic, and the precedent of allowing kennels in a residence. He questioned consistency with the General Plan’s strategy 3.1 (compatibility and rural character) and noted the property’s non-conforming status.
    • Commissioner Barnes asked about the usable acreage after excluding the reservoir protection area (about 2.64 acres) and questioned the rationale behind the 25-dog number, noting that 14 of 21 neighbors opposed the application (7 supported). He expressed hygiene concerns about dogs living in the same house as a family.
    • Commissioner Jasper questioned indoor air quality standards, noting that residential HVAC systems may not be adequate for a large-scale kennel. She cited research on UV germicidal irradiation and noted the difficulty in finding standards for a residential/kennel hybrid. She proposed detailed conditions including a reduced dog count of 12 (exclusive of up to 4 personal pets), increased setback to 60 ft on the east, employee-to-dog ratio of 1:6, outdoor limit of 6 dogs, acoustic engineer certification, soil testing for urine, tree protection, and a ban on commercial breeding.
    • Commissioner Myers noted that the approval would run with the land and could be passed to future owners, and requested a condition that the operator must be the principal resident.
    • Commissioner Combs supported lower numbers (12 dogs) to maintain compatibility with the residential neighborhood.
    • Commissioner Frank felt a slightly higher number (around two dozen) might be acceptable due to differences from in-home childcare, but acknowledged the need for caution.
    • Commissioner Barnes strongly opposed the application due to precedent and the lack of a separate structure for dogs.
  • The applicant responded that they cannot accept 12 dogs or a 60-ft setback (would push play area into front yard and drain field), but were willing to consider: limiting personal pets to 4, reducing outdoor dogs to 12, separating outdoor enclosures (6 dogs each), acoustic engineer review, soil testing (pending cost info), and no commercial breeding.

Briefing of March 24, 2026 Public Hearing Items

• Blue Mont Agricultural and Forestal District withdrawal (early request for ~39 acres; currently 76 parcels/2,220 acres; pending ADAC recommendation).
• Government building (130,000 sq ft, split office/warehouse) for General Services on Crossrail Boulevard (special exception; dedicated to county; staff found no outstanding issues).
• Leesburg Compressor Station expansion (natural gas; 73 acres; east of Route 15; staff supports).
• SDC Ashburn data center expansion (special exception for ~5,600 sq ft; located in Urban Transit Center place type; staff noted conflict with recent CPAM but supports due to context).
• Barrister Substation (commission permit & special exception; adjacent to Stratus substation; staff supports with emphasis on design).

Key Outcomes

• Vote on Happy Paws K-9 (LEGI-2024-0012): The commission voted 5-4 to forward the application to the Board of Supervisors with a recommendation of approval, subject to revised conditions dated March 12, 2026 (as proposed by Commissioner Jasper with friendly amendments). The motion carried with Commissioners Jasper, Banks, Motoretti, and two others in favor; Commissioners Barnes, Combs, Frank, and Myers opposed.
  • Key conditions included:
    • Maximum of 16 dogs total on the property, inclusive of any personal pets owned by residents (replacing the applicant’s requested 25-dog cap).
    • Setback along the eastern property line increased to 60 feet (from the applicant’s proposed 35 ft).
    • No commercial breeding allowed.
    • The operator of the kennel must be the principal resident of the home.
    • Other conditions from staff (e.g., limits on outdoor dogs, operating hours, noise, tree conservation, soil testing, acoustic certification) were retained.
• The Planning Commission will hold a public hearing on the five briefing items on March 24, 2026.
• The meeting adjourned after the briefing.