Loudoun County Planning Commission Work Session – May 14, 2026

The Loudoun County Planning Commission held a work session on May 14, 2026, to consider one legislative application (Tuscarora Land Bay 4) and to brief on upcoming public hearing items. The meeting began with the approval of the March 12, 2026 work session minutes and disclosure of commissioner meetings with applicants and residents.

Consent Calendar

• Minutes Approval: The minutes from the March 12, 2026 work session were approved by a vote of 7-0-1 with Commissioner Frank absent and Commissioner Banks abstaining.

Discussion Items

• Tuscarora Land Bay 4 (LEGI-2025-0020, SPEX-2025-0036): A work session item presented by staff (Tess Lynch, Department of Planning and Zoning). The applicant (Department of General Services) proposes a government building with office and warehousing on a 15-acre site near residential neighborhoods. Staff reported 9 public comments in opposition. Since the public hearing, the applicant updated the proposal to include: enhanced facade with brick and canopies, increased EV charging from 2 to 20 spaces, a 1,000 sq ft community meeting room, solar-ready roof, delivery hours limited to 7 a.m. – 6 p.m. Monday–Friday (excluding emergencies), truck entry restricted to one entrance near Cross Trail Boulevard, removal of 9 parallel parking spaces on Natchez Drive and replacement with W&OD trailhead parking, upgrade from chain-link to wood board-on-board fencing, 6-foot berm along Natchez Drive, and improved landscape buffers. Staff recommended approval.

  • Commissioner Discussion: Multiple commissioners raised concerns:
    • Commissioner Myers argued the building does not meet the definition of civic/public use, that delivery hours conflict with commuter traffic, and that the site should have been used for attainable housing. He also noted the lack of evening/weekend hours for community use and lighting exceptions.
    • Commissioner Jasper inquired about the site selection process and whether attainable housing was considered; applicant responded that the Board of Supervisors directed this use after LCPS declined the site.
    • Commissioner Combs and Commissioner Frank argued the proffer allows county use and the facility is less intrusive than a school. Commissioner Frank requested limiting daily truck deliveries and suggested adding a fence around the adjacent tot lot.
    • Vice Chair Moderati and Chair Kirch supported the application, citing the applicant's community engagement and the reduction in traffic impact.
    • Commissioner Miller and Commissioner Jasper opposed on compatibility grounds.
  • Motion: Commissioner Barnes moved to forward the application to the Board of Supervisors with a recommendation of approval, subject to conditions dated May 1, 2026. The motion passed 6–3, with Commissioners Jasper, Miller, and Myers opposed.

• Briefing of May 26, 2026 Public Hearing Items: Staff previewed five agenda items (one deferred). Key topics included:

  • LCPS Public Service Center: A special exception for a small-engine repair facility, outdoor storage, and salt/sand containment near Tavistock Farms. Commissioners asked about runoff containment and buffer impacts.
  • Golden Substation (Paragon Park): A special exception for a utility substation with a 20-foot screen wall and requests to modify northern buffers. Commissioners asked about the square footage of lost greenspace.
  • Tech Park at Dulles Substation: An air-insulated substation near the airport with buffer modifications.
  • Dulles Technology Park: A zoning conversion to the IP district to allow three data center buildings. Commissioners questioned the absence of an on-site substation, building heights, and whether the conversion effectively grandfathers data centers without a special exception. Staff noted that future staff reports will include a one-mile map of substations and transmission lines.

Key Outcomes

• Vote on Tuscarora Land Bay 4: Forwarded to the Board of Supervisors with a recommendation of approval (6–3).
• Agenda Management: Staff noted that the June and July public hearings will have 7–8 items each. A potential extra hearing on August 25, 2026 is being considered to avoid late sessions.
• Administrative Items: The commission’s annual report will be presented to TLUC on June 17, 2026. A joint meeting with the Board of Supervisors is scheduled for June 30, 2026; commissioners were asked to submit discussion topics by the following Wednesday.

The meeting adjourned after the briefing.