Loudoun County Planning Commission Public Hearing — October 27, 2026

The Loudoun County Planning Commission met on October 27, 2026, for a public hearing covering eight advertised items, with one deferred. Commissioners approved the prior meeting minutes, forwarded several applications and administrative amendments to the Board of Supervisors with recommendations of approval, and sent two items to future worksessions.

Consent Calendar

• Approved the September 22, 2026 public hearing minutes 9-0.
• Multiple commissioners disclosed prior meetings with applicants, applicant representatives, and staff on items appearing on tonight's agenda.
• Agenda item 8 (ZOAM-2026-0002, ZMAP-2026-0004, and ZMAP-2026-0005, concerning zoning of certain properties in the Route 28 Tax District) was deferred to the November 19, 2026 Planning Commission public hearing; no public comment was taken.

Public Comments & Testimony

• No public speakers appeared for items 1 through 6.
• Emily Johnson, representing the Piedmont Environmental Council, spoke on item 7, the Countywide Transportation Plan review. PEC expressed overall support for phase one, but raised concerns that limiting traffic calming to neighborhood streets conflicts with Federal Highway Administration guidance and that "speed management" lacks a basis in VDOT standards. PEC also requested that regional trail maps include the Potomac Heritage National Scenic Trail, urged phase two to consider public comments summarized on pages 271–272, and asked staff to address phase-one review topics about expanding prioritization criteria and updating the CTP to match the trails and waterways plan.

Item 1 — One Loudoun Animal Hospital (LEGI-2025-0062, SPEX-2025-0148)

• Staff described a proposal for a 5,500-square-foot animal hospital within an existing commercial building, accommodating a maximum of 20 animals at any one time. Conditions include prohibiting boarding and overnight hospitalization stays, animal exclusion hours from 12 a.m. to 6 a.m., at least one waste station, waste handling procedures, a 15-minute limit on pet bathroom breaks, no outdoor activity, ventilation to control animal-related odors, and noise attenuation.
• The applicant confirmed the facility is an outpatient veterinary clinic, not an overnight hospital, and that animals requiring extended care would be transferred to partner hospitals. Commissioner Miller and Commissioner Jasper expressed support and criticized the zoning ordinance for requiring a costly special exception for a use that should be administrative. The applicant agreed to work with staff on an HOA-requested condition excluding large animals such as horses.
• No public speakers testified.
• A motion to forward the application to the Board of Supervisors with a recommendation of approval passed 9-0.

Item 2 — Residences at University Center (LEGI-2025-0028, ZMAP-2025-0013, SPEX-2026-0035)

• Commissioner Combs recused under Virginia Code sections 2.2-3112A and 2.2-3115F because her law firm provides legal counsel to the applicant, Northfield Construction and Development LLC.
• Staff described a proposed residential rezoning on a 16.8-acre site north of George Washington Boulevard and east of Riverside Parkway, from the Planned Development Research and Development Park zoning district to the Suburban Compact Neighborhood 16 district. The application includes two development scenarios contingent on low-income housing tax credit funding, a front-yard setback modification from 15 feet to 12 feet, and a special exception to increase building height from 50 feet to 60 feet. Staff reported seven tenants, approximately 24,000 square feet leased out of a combined 124,000 square feet, and an approximately 81% vacancy rate in the existing office buildings.
• Staff identified outstanding issues including 100% residential land use, unit type and size, building design, noise, site access, pedestrian facilities, the zoning modification, compatibility, site design, attainable housing, and administration. The applicant said commercial use is not viable on the site due to poor visibility and retail oversupply, and noted that the preferred scenario proposes 24% affordable housing and 15% open space. The applicant committed to construct pedestrian connections rather than provide cash-in-lieu, subject to obtaining easements, and agreed to continue working on secondary fire access and other staff comments.
• Commissioners discussed the adjacent parcels formerly planned for Amazon data centers, the need for a second permanent access point, and the need for more detailed unit and scenario information.
• No public speakers testified.
• A motion to forward the application to a future Planning Commission work session carried 8-0-1, with Commissioner Combs recused.

Item 3 — Berwick Energy Center (LEGI-2025-0032, CMPT-2025-0006, SPEX-2025-0059)

• Staff described a proposed utility-scale battery energy storage facility on a 5.5-acre parcel east of the Sycolin Road/Cochrane Mill Road area in the Leesburg JLMA policy area. The facility would be approximately 30,000 square feet, use lithium iron phosphate battery technology, and support the NOVEC substation. Conditions include stormwater mitigation, tree conservation, fire safety education, height limits for storage containers, and an additional 10-foot gravel or concrete piling buffer around each exterior container.
• Fire marshal's office representatives answered questions about hazardous-materials runoff and containment, decommissioning obligations, and the five-year training condition. The applicant described a layered safety design, pre-construction and post-construction noise studies, and hydrant distances of roughly 1,600 to 1,700 feet from the site. Commissioner Barnes confirmed the fire marshal's office is satisfied with the proposal.
• No public speakers testified.
• A motion to approve the commission permit and forward the special exception to the Board of Supervisors with a recommendation of approval passed 9-0.

Item 4 — Loudoun County Adult Detention Center Expansion Phase III (LEGI-2025-0035, SPEX-2025-0098, SPEX-2025-0099, SPEX-2025-0100)

• Staff described a proposed 55,500-square-foot expansion and partial remodel of the Adult Detention Center, including a housing addition, kitchen, administrative space, and a standalone maintenance building. The application requests special exceptions to expand the public safety use, reduce required parking from 495 to 222 spaces, and reduce the required building setback along Gourley Transit Drive from 120 feet to 75 feet.
• The applicant team said the need was identified through a February 2021 needs assessment and the December 2021 Community-Based Corrections Plan. Construction is targeted for spring/summer 2028, with substantial completion in summer 2030. The expansion includes a 48-bed mental health unit arranged as four 12-bed direct supervision units. Staff and applicant noted the facility's rated capacity is 460; the population that morning was 311 and recently about 340. A parking study showed roughly 35% daily parking use and about 203 spaces needed for operations.
• Commissioners expressed strong support for the mental health, substance use, and re-entry programming components, and noted the facility's evolution since older, overcrowded conditions. No public speakers testified.
• A motion to forward the application to the Board of Supervisors with a recommendation of approval passed 9-0.

Item 5 — FSM Standards for Cultural Resources (DOAM-2026-0001)

• Staff, the county archaeologist, and the Facilities Standards Manual Public Review Committee chair presented amendments to FSM Chapters 7 and 8. The amendments formalize the December 15, 2020 director's technical memorandum, require known cemeteries to be shown on certain plats and plans, update terminology from "archaeology" to "cultural resources," require applicants to provide digital cultural resource survey data, and expand archaeological testing requirements for residential lots of two acres or less on certain subdivision plats and around certain standing historic structures.
• Staff clarified that the requirements apply to development and subdivision applications, not to individual homeowners building on a single lot. The FSM PRC chair said the committee worked to avoid overburdening large rural properties while meeting the amendment's goals.
• No public speakers testified.
• A motion to forward the amendment to the Board of Supervisors with a recommendation of approval passed 9-0.

Item 6 — FSM Standards for Fire Apparatus Access Road Shoulders (DOAM-2026-0002)

• Staff proposed a new standard allowing the travelway surface material to be extended into shoulders to meet the 20-foot minimum unobstructed width required for fire apparatus access roads. The amendment addresses shoulder erosion and deterioration at pavement edges and would apply to new development. Gravel roads may use gravel to achieve the required width.
• Commissioners discussed partial shoulder paving, impervious surface and stormwater implications, and the transition between paved and gravel surfaces.
• No public speakers testified.
• A motion to forward the amendment to the Board of Supervisors with a recommendation of approval passed 9-0.

Item 7 — 2026 Review of the 2019 Countywide Transportation Plan (CPAM-2026-0001)

• Staff presented the first comprehensive review and update of the Countywide Transportation Plan since 2019. The Board approved the project plan in February 2026. Staff gathered input from more than 20 agencies and county departments, distributed the draft to more than 40 referral agencies, and held a public outreach meeting in June 2026.
• Proposed phase-one revisions fall into three categories: general cleanup and corrections; alignment with current practices, policies, and prior CTP interpretation decisions; and more substantive updates such as clarifying traffic calming applies to a specific subset of roadway types, introducing speed management, distinguishing shared use paths and trail types, and aligning with the county's equity resolution.
• Staff flagged board-directed policy language regarding capital facility contributions and credits for roadway improvements not funded in the CIP, noting a concern that it could divert funding from other priority projects. Staff also noted that traffic calming and speed management policies may later require a Facilities Standards Manual amendment for enforcement.
• Chair Kears suggested adding "future anticipated CTP roadway improvements" to the capital credit language. Commissioners Myers, Jasper, and Miller asked for a work session, raising concerns about traffic calming definitions, bicycle and pedestrian requirements across all development, and consistency with the 20-foot fire apparatus road shoulder standard.
• After public comment from Emily Johnson of the Piedmont Environmental Council, a motion to forward the CTP review to a future Planning Commission work session passed 9-0. The Chair said staff would work to collect commissioner comments before the expected December work session.

Key Outcomes

• Approved September 22, 2026 minutes 9-0.
• Item 1 forwarded to the Board of Supervisors with recommendation of approval, 9-0.
• Item 2 forwarded to a future work session, 8-0-1, with Commissioner Combs recused.
• Item 3 commission permit approved and special exception forwarded to the Board of Supervisors with recommendation of approval, 9-0.
• Item 4 forwarded to the Board of Supervisors with recommendation of approval, 9-0.
• Item 5 forwarded to the Board of Supervisors with recommendation of approval, 9-0.
• Item 6 forwarded to the Board of Supervisors with recommendation of approval, 9-0.
• Item 7 forwarded to a future work session, 9-0.
• Item 8 deferred to the November 19, 2026 Planning Commission public hearing.
• Administrative update: there is no November 2026 work session; the next meeting is the November 19, 2026 public hearing, where the e-scribe system and new templates will launch.