Loudoun County Planning Commission Public Hearing - April 28, 2026
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Loudoun County Planning Commission Public Hearing - April 28, 2026
The Loudoun County Planning Commission held a public hearing on April 28, 2026, beginning at approximately 11:00 AM (agenda time) and continuing into the evening. The commission addressed two major zoning and special exception applications, deferred a third, and handled administrative items including the 2025 annual report and updates to the department work plan.
Consent Calendar
- Minutes Approval: The commission unanimously approved the March 24, 2026, public hearing and work session minutes with a vote of 7-0-2 (Commissioner Banks absent; Commissioner Frank noted as present but not voting).
Public Comments & Testimony
- South Riding Intergenerational Community: Multiple residents from the Ridings at Blue Springs neighborhood spoke in opposition to the proposed density of 450 units (250 multifamily + 200 senior living) on the 19.4-acre parcel, arguing it is incompatible with the adjacent CR1-zoned single-family homes. Speakers requested deferral until density is significantly reduced, traffic and safety issues are addressed, and stronger buffers are provided. Specific concerns included: 450 units on ~11 buildable acres yielding ~41 units per acre vs. 1 unit per acre in the neighborhood; traffic congestion at Tall Cedars Parkway/Route 50 and Eastgate View Drive; inadequate setback reduction from 110 feet (2015 approval) to 50 feet proposed; stormwater runoff and soil saturation issues; and the need for a 150-foot planted transition zone. Some speakers supported retaining only the originally approved 233-unit senior living facility. The Ridings at Blue Springs HOA president and several board members requested a deferral.
- Dulles South Community Park: Residents from Willowsford and adjacent areas spoke about lighting, buffering, and traffic concerns. Tom Toma (Willowsford resident) highlighted lack of trees at the southwest pinch point and requested a redo of the traffic study to account for recent school expansions and road projects. Leah Macchiarolo (Willowsford Conservancy Vice Chair) requested dark-sky compliant fixtures, enhanced buffers, and an updated traffic analysis. Frank Blackstone (Willowsford HOA president) noted the principal of Lightridge High School still has safety concerns and requested a community meeting before finalizing. All speakers expressed general support for the park but urged modifications.
Discussion Items
- South Riding Intergenerational Community (LEGI-2023-0106): Staff presented outstanding issues including density exceeding the new SCN place type maximum of 12 units/acre (proposed 17.7 units/acre), building height (requesting 55 feet vs. 50-foot limit), traffic safety at bus shelter location, environmental mitigation (reforestation and LID type), and inconsistencies in proffers (restaurant not permitted in SCN16). Applicant (John McGranahan, attorney) explained the evolution from the 2015 approval (233 senior units) to the current intergenerational concept, emphasizing the need for critical mass to create synergy. They agreed to a work session. Commissioners expressed concerns about density compatibility, traffic impacts (especially left turns and U-turns), stormwater management, and the need for intentional intergenerational programming rather than just adjacent rental units. The commission voted 8-0-1 to forward the application to a future work session for resolution of outstanding issues.
- Dulles South Community Park (LEGI-2024-0008): Staff and applicant (Taryn Buck, DTCI) presented the proposal for a 34.43-acre regional park (community park per master plan) with two lighted rectangular fields, a cricket field, street hockey rink, playground, picnic pavilions, and shared-use paths. The site is adjacent to Lightridge High School and two elementary schools. Staff found the proposal consistent with the General Plan and recommended approval with conditions. Key discussion points: lighting pole heights (105 feet for cricket, 80-90 feet for rectangular, 50 feet for hockey), dark-sky compliance, buffering at the southwest pinch point (type B buffer vs. requested type C), traffic study adequacy (community argued it misses recent growth and intersection changes), and coordination with school principals. Commissioners noted the county's need for athletic fields and praised the design but agreed to a work session to address specific concerns. Motion to forward to work session passed 8-0-1.
- Administrative Items:
- The 2025 Planning Commission Annual Report was approved after amending language to clarify that the commission seeks input before the Board of Supervisors adopts project plans and resolutions of intent for CPAMs and ZOAMs. Vote 8-0-1.
- The 2026 Planning Commission meeting schedule was noted, including the addition of a joint Board-Supervisors and Planning Commission special business meeting on June 30, 2026, at 5 PM.
- Updates from the Department of Planning and Zoning Work Plan: New ZOAMs added for kennel standards, implementation of state laws regarding by-right affordable housing on religious/nonprofit properties (limited by water/sewer proximity and five-year ownership requirement), cannabis retail sales, and updates to the land development application fee schedule. Commissioners discussed potential impacts of the affordable housing legislation and the ambiguous status of cannabis legislation.
Key Outcomes
- South Riding Intergenerational Community: Forwarded to a future planning commission work session for further discussion on density, traffic, stormwater, and compatibility. Vote: 8-0-1.
- Dulles South Community Park: Forwarded to a planning commission work session for further discussion on lighting, buffering, traffic, and school coordination. Vote: 8-0-1.
- 2025 Planning Commission Annual Report: Approved with language amendment to clarify request for early input on CPAM and ZOAM scopes. Vote: 8-0-1.
- Meeting Schedule: Addition of June 30, 2026, joint meeting noted; no formal vote required.
- North Springs Behavioral Healthcare: Deferred from the agenda by staff; no public comment received.
Meeting Transcript
Good evening, everyone. The April twenty eighth, twenty twenty six Loudon County Planning Commission public hearing will now come to order, and as is our custom, let's stand for the Pledge of Allegiance. If you are in the boardroom, please fill out a speaker slip and hand it to the Assistant Deputy Clerk of the Planning Commission at the end of the day as to my left. If you are participating electronically, please call the number at the bottom of the screen. If you sign up to speak after twelve thirty p.m., please confirm your name is on the speaker list as public comment sign up closes after twelve noon. Indicate your n indicate your name and the agenda item you wish to address. Each speaker, whether speaking on behalf of an organization or as an individual, will have three minutes. Ten minute staff presentation, followed by commissioners' questions to staff. Commissioners will be given three minutes to ask questions. Hearing is then open for public comment, three minutes for each speaker. After everyone has had a chance to speak, the hearing is closed. The applicant and staff will have an opportunity to provide any responses to the public comment. Finally, there will be a motion, deliberation, and vote by the commission. The maker of the motion will have three minutes for opening and closing remarks. Commissioners will be given three minutes to speak on the motion. Before we get started, I do want to mention uh that we had three items on the agenda for tonight. Uh, we will be moving forward with two of them. Uh one item, the North Springs Behavioral Health Care Leggy 2025-31. Uh special accept exception application has been deferred. Is there anybody here that was planning to comment on that application? Good. So the word was out. All right. And the first uh thing we need to take care of is we have the minutes for I believe it was the March 24th uh public hearing and work session. So if the commissioners have had a chance to review the minutes, I'll accept the motion. I make a motion to approve the minutes from March 24th, 24th. All right. A motion to approve made by Vice Chair Moderati, seconded by Commissioner Miller. Any discussion on the motion? All those in favor say aye. Aye. Aye. Opposed. That motion will carry 801 with Commissioner Banks absent for the vote. That would be 802 because Commissioner Frank is off the bank. She's here, but not here. 702 702, thank you. And the next item will uh do disclosures, and I will start from my right. And if you have any disclosures, please just turn on your light. Commissioner Combs. Uh thank you, Mr. Chair. On April the 27th, I had a video conference uh with the applicant team for the uh South Riding Intergenerational Community Application before us tonight. Okay. Um on April 15th, I met with the Amanda Williams and applicant team for Digital Dallas uh Special Application. Um April 27th, I met with John McGram, Packy Crown and the applicant team for the South Riding Intergenerational Community, and also I did speak to a couple of residents of ridings at Blue Spring on April 27th. Okay, thank you. Um on April the 24th, I met with um I guess you call it the applicant, even though it was the county in regards to the Dallas South Community Park. Um then also on that same date on April 24th, they met with Packy Crown and the applicants in regards to the second application we have before us tonight, and then I also met down there with three community members, Mary and John Joire, and then Hannah Witzel Whitskill, um, in regards to that, also that application. And then today I had a phone conversation with Bill Junda in regards to the county's building, General Summers building down in the Tuscaroar.
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