Loudoun County Planning Commission Work Session – September 17, 2026

The Loudoun County Planning Commission held a work session on September 17, 2026, continuing from a September 10 session that was adjourned due to lack of quorum. The commission reviewed four legislative applications: Dulles Technology Park, Dulles Landing South, Fox Gate Mixed Use, and Western Loudoun Recreation Complex. Votes included one denial, two approvals with conditions, and a deferral to a future work session. Additionally, the commission received a briefing on the September 22 public hearing items and discussed administrative matters including a special WLRUS meeting schedule and a new agenda management platform.

Discussion Items

• Dulles Technology Park (LEGI‑2024‑0056): The applicant sought a zoning conversion from PDIP (1972 ordinance) to IP (current ordinance) for three data center buildings on 37 acres in the Sterling Election District. Staff supported approval. Chair Kerr moved to deny based on the findings for denial provided as Attachment 5, citing concerns about removal of existing economically viable commercial uses (hotels, offices) and lack of identification of an electric substation (though a separate substation application was previewed). After debate, the motion to deny passed 5‑4 (Commissioners Combs, Miller, Banks, Myers opposed). Commissioners supporting denial emphasized data center proliferation and impacts on other businesses; opponents noted the applicant had addressed design and height concerns (70‑ft height, tier‑4 generators, improved elevations) and argued the site is appropriate within the Route 28 corridor.
• Dulles Landing South (LEGI‑2023‑0081): Proposal to rezone 18 acres of vacant land from PD‑RC (revised 1993) to PDIP for up to 250,000 sq ft of industrial uses, including data center (limited to 30% per building, 75,000 sq ft total) and flex industrial, with a zoning modification for lot size. Staff identified outstanding issues (land use compatibility, open space, traffic study scope). Commissioner Motoretti moved to approve subject to the July 21, 2026 proffer statement and findings, with modifications including right‑in‑only access to land bay four, commitment to four‑sided architecture, and conditions from the September 16 email and presentation. The motion passed 8‑0‑1 (Commissioner Barnes absent).
• Fox Gate Mixed Use (LEGI‑2025‑0008): Application for a PUD rezoning of 22 acres (assembling five parcels) for up to 300 multifamily units, 440,000 sq ft of commercial uses, and existing church. Staff requested commission feedback on uses and Route 50 access. Commissioner Motoretti moved to approve subject to the July 24, 2026 proffer statement, with conditions including right‑in‑only access to land bay four (church access preserved), commitments from the September 16 email and presentation, and four‑sided architecture (with friendly amendment: no rear elevation facing Route 50). Motion passed 9‑0.
• Western Loudoun Recreation Complex (LEGI‑2025‑0001): County‑led project for a 142‑acre regional park and recreation center (including cricket fields, water park, indoor recreation) west of Purcellville. Staff supported approval with conditions. Commissioner Miller moved to forward the application to a future work session for further discussion, citing remaining concerns over water availability (well drawdown, impact on neighboring wells), traffic (not incorporating Valley Commerce Center), lighting (5700K brightness), and desire for a community meeting. The motion passed 9‑0. Commissioners expressed concerns about compatibility with rural character and intensity of use.

Key Outcomes

• Dulles Technology Park: Denied (5‑4) – recommendation of denial to Board of Supervisors.
• Dulles Landing South: Approved (8‑0‑1) with conditions.
• Fox Gate Mixed Use: Approved (9‑0) with conditions.
• Western Loudoun Recreation Complex: Deferred to future work session (9‑0). Staff to provide additional information on water studies, traffic analysis incorporating Valley Commerce Center, Franklin Park lighting conditions, and schedule a community meeting.
• Other: Briefing on September 22 public hearing items (six items: agricultural district additions, mini storage, ZCPA for Old Arcola, mezzanine FAR increase, Dulles Tech substation, affordable housing ordinance amendment). Commission set placeholder dates for WLRUS special meetings (pending further discussion), received updates on new agenda management software (EScribe) and data center open houses, and discussed the Board of Supervisors’ pause on data centers.