[{"_1":2,"_100":-5,"_101":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6519204,"mediaKeyId","5365557-d23dc225c3c71ab27fd8f0fec66b68cb","parentId",5365557,"title","Planning commission briefed on multiple upcoming rezonings, AFD early withdrawal and stormwater code updates","audioSeconds",988,"startMs",4379000,"endMs",5367000,"viewUrl","/Search/View?dp=1&key=5365557-d23dc225c3c71ab27fd8f0fec66b68cb&start=4379&end=5367","thumbnailUrl","https://assets.pipeline.soar.com/5365557-d23dc225c3c71ab27fd8f0fec66b68cb/thumbnail_4379000.jpg","articleUrl","/articles/6519204/Virginia/Planning-commission-briefed-on-multiple-upcoming-rezonings-AFD-early-withdrawal-and-stormwater-code-updates","mediaUrl","https://secure.pipeline.soar.com/6519204-e31c73516dee10b21b89c362e53f8e1a/orig.mp4?Expires=1773615718&Signature=HiqkKo6-AOZ3SY2xCXK1HSxhVUoC8WZ8SKD4RqtKMXrDa~URu0FOedZiuNtNnY-1v5gSH53LFkW0qI3W4ofdCYUIJzR7ioSuXRi4sDs-uS9bwi53uSMsFFIpVfEcMQKsuOEU7H54XTMd9AZXH3iBEB52A8gpiFWilAB1clWa8BjCjSf-B2ec449yeT-cLdtMaJpKy1O998koRQ2asqMszPXtIokgf3K-Fqvzl~V53NOPON-VHHHOYo-~dqPLij3nHHl1JL80hZ31cFM1NyXv-~vtiPIPFwI5n4RzmIh1j-9b7CFUrzkeCyYa2~Pw3EgqaxcXN9iYgljJKluzedT24g__&Key-Pair-Id=KUT5TJCACFTXG","author","Loudoun County","date","2025-07-10T00:00:00Z","article","At the July 10 Loudoun County Planning Commission work session staff provided a consolidated administrative briefing on a set of upcoming applications and ordinance updates that will appear on the July and subsequent planning agendas.

Staff identified a set of AFD (Agricultural and Forestal District) renewals in western Loudoun that will be heard together in a consolidated presentation. The commission learned of an Oak Hill Farm early-withdrawal request for roughly 1,200 acres on Route 15; staff said the early withdrawal is tied to county purchase and conservation objectives and must be removed from the AFD program to facilitate the transfer.

Marshawn (DPZ staff) briefed commissioners on larger rezoning and concept development plan (CDP) items that are scheduled for forthcoming hearings, including Valley Commerce (Percival area): about 117 acres proposing PDIP mapping under the legacy ordinance, with two ordinance modification requests tied to collector/arterial roadway and public water/sewer; staff identified outstanding transportation and infrastructure issues and noted prior annexation efforts had been abandoned.

Wes Belmont (a multi-phase redevelopment for commercial and residential uses) was described as a 27‑acre project with roughly 361 dwelling units across single-family detached, attached and stacked multifamily; staff noted two development scenarios tied to LIHTC funding timing and said continued work is needed on unit types, open-space quality and public/civic spaces.

Other items noted in the briefing included Cochran Tech (a rezoning from JLMA-3 to IP with special exceptions for data-center use and battery storage close to Goose Creek; staff asked for fire-marshal input on battery storage), Pentovich property rezoning near Arcola Mills Road (proposal to rezone CR-1 legacy to IP with multiple modifications and transportation issues), and a kennel special-exception application for up to 15 dogs on Silicot Springs Road near Purcellville (staff reported conditions to address hours of operation, dog counts and employees and expects no outstanding staff issues at the hearing).

Staff also announced that revisions to the county stormwater handbook and preliminary soils review (implementing new Virginia stormwater handbook controls and longer review timelines) will be on a future agenda; staff said the July packet would be large and encouraged commissioners to coordinate with project managers and staff for briefings ahead of the hearing dates.

Why it matters: the briefing packaged multiple land-use matters that involve road and infrastructure considerations, potential county conservation purchase, data-center and battery-storage questions, and redevelopment that could change local commercial footprints in established neighborhoods.

Next steps: staff recommended consolidated presentations where appropriate (for example, AFD renewals) and scheduled the items for upcoming public hearings; commissioners asked staff to ensure detailed outreach records, traffic/right-of-way analyses, and fire/rescue referrals (particularly for battery storage) are available in the Board and commission packets.","mediaType","Video","parentTitle","Loudoun County - Planning Commission Work Session - Jul 10, 2025","oneSentenceSummary","County planning staff gave a consolidated administrative briefing on multiple upcoming rezonings, an Oak Hill Farm early-withdrawal tied to county purchase, AFD renewals and ordinance updates including stormwater handbook changes.","taxTitle","Loudoun County, Virginia","taxId",5640,"location","Virginia","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6519209,"Planning commission recommends Concord Industrial Park rezoning to supervisors after last-minute proffer memo; commissioners split",1519,1440000,2959000,"/Search/View?dp=1&key=5365557-d23dc225c3c71ab27fd8f0fec66b68cb&start=1440&end=2959","https://assets.pipeline.soar.com/5365557-d23dc225c3c71ab27fd8f0fec66b68cb/thumbnail_1440000.jpg","/articles/6519209/Virginia/Planning-commission-recommends-Concord-Industrial-Park-rezoning-to-supervisors-after-last-minute-proffer-memo-commissioners-split","https://secure.pipeline.soar.com/6519209-ef77b6a0950e6e237bc693911eede085/orig.mp4?Expires=1773615719&Signature=fkj2tzqQAr8sg5kJk9Sj8ZLw-5owYkPBA18j7sTYS2fCjhNEC0lHagyHL8Eez2NOgS4BxOoNm3cnkxy63xp6GMspyyKyln8Vb5vzF-V-PexAALvKDBWMaE-1mKH2uKD3EAdF7qJz1wkRZfUU47HuKhx0LKvDU7xqtZgefcyfEwvBRGTLNc1AIehW4owUVvCARZ8d0aOXfPb3JpMBoGipxJgppC8QHZPKZEypoDpOo-qFlEdY19eLONCuV5g07W1wvQt79uP3h69lBP7P2MhSw6ysgfVODt-b6SJwkcuzlZcTKGxdwi6G4VUtVr5hBkDk2jPGFURCnCW~6E1iwJJjww__&Key-Pair-Id=KUT5TJCACFTXG","The Loudoun County Planning Commission on July 10 voted to forward the Concord Industrial Park rezoning and related special-exception requests to the Board of Supervisors with a recommendation of approval after the applicant provided a memorandum committing to several revisions to the application.

Erin Fisher, senior planner with the Department of Planning and Zoning, told commissioners the 17.2-acre site at the terminus of Executive Drive in the Sterling Election District is currently zoned Planned Development General Industrial (PDGI) under the 1972 zoning ordinance and contains four flex warehouses totaling roughly 269,000 square feet. The applicant proposed to rezone the property to the Industrial Park (IP) zoning district under the current ordinance, and requested special exceptions to raise the maximum floor area ratio for data center use from 0.6 to 0.8 (data-center use only) and to permit a major utility use (a utility substation) in the IP district.

Fisher said staff analyzed the application in the context of an influx of similar Route 28 corridor proposals converting older flex warehouse buildings to data center and industrial uses. Staff raised outstanding issues related to compatibility, transportation, wildlife habitat mitigation, building heights, open space versus the 2019 general plan place-type expectations, and proffer administration. The application originally included up to seven development options; six options referenced a 12-year time frame tied to regulations in effect at the time of submission and one “option 5” allowed any IP use after that period. Fisher said the applicant’s July 24 memorandum removed the 12-year/IP-bubble option and committed to the four data-center/industrial options staff identified as supportable pending the clarified wildlife habitat and other commitments.

Molly Novotny of Curata Partners, speaking for the applicant, described the commitments in the memorandum: removal of the 12-year option and all references to it from the proffer statement; a commitment to 22% open space (the IP zoning district minimum is 20%); retention of 2,000 square feet of pollinator plantings with a single chosen planting area to avoid conflict with enhanced buffer plantings; moving and design commitments that pushed the substation wall to be within the 75-foot building setback; addition of ITE trip-generation codes to proffers to clarify traffic analysis assumptions; and a proffered lot consolidation requirement (the two parcels would be consolidated prior to site plan). \"We have committed to address every one of them,\" Novotny said.

Commissioners took questions from staff, the applicant and Dominion representative Buddy Reiser about power availability, substation design, and displacement of existing tenants. Reiser said countywide planning assumptions for providing new power to data-center users have varied in public statements, but his office is operating under a working assumption that new power capacity could become available within seven years; he cautioned that actual timelines can change. Danielle Schleien, a Prologis representative, said Prologis is discussing relocation and other options with current tenants and noted Prologis is building new flex space nearby.

Key commitments discussed on the record included a minimum 12-foot conditioned substation screen wall and the applicant’s statement that Dominion indicated 12 feet was the maximum the utility would accept as a committed wall height in a deeded area; the applicant said Dominion would accept a 12-foot minimum but that taller walls are not Dominion's current standard. The applicant also committed to consolidate the two parcels before site plan and to add explicit ITE codes to proffers for traffic review.

Commissioner Myers moved to forward the rezoning (Lehi 20240002, Concord Industrial Park) and associated special-exception applications to the Board of Supervisors with a recommendation of approval, subject to the applicant’s memorandum dated July 24 and the findings read into the record. Commissioner Banks seconded the motion. On the roll call, commissioners split: multiple commissioners spoke in favor citing staff and applicant work to resolve outstanding issues, while two commissioners said they would oppose, citing concerns about substation screening height and long-term compatibility if development options or nearby uses change. One commissioner recused herself from the item because she is a stockholder in Prologis.

The clerk announced the motion carried; the transcript records commissioners saying on the record that the application will be forwarded with a recommendation of approval and indicates four votes in favor and two opposed, and it also records a recusal. The transcript contains inconsistent numeric tallies in the clerk's spoken totals; staff and the applicant both stated their belief that the July 24 memorandum resolved the outstanding issues for the four supported options and that the removed “12‑year/IP bubble” option would no longer be pursued.

Why it matters: the application proposes a significant land-use conversion in a Route 28 corridor location where the county is seeing multiple proposals to convert older flex warehouse product into data centers or other industrial uses. The application seeks a higher FAR for data center use and a utility substation; both have visual and compatibility implications along a major corridor.

Next steps: the application record, including the applicant memorandum and staff findings, will go to the Board of Supervisors for public hearings and final decision. Staff and the applicant agreed to continue coordination on wildlife habitat commitments, planting plans for pollinators and buffers, substation screening and traffic analysis for any option that may be pursued later.","The Planning Commission on July 10 voted to forward the Concord Industrial Park rezoning and related special-exception requests to the Board of Supervisors with a recommendation of approval after the applicant submitted a memorandum committing to changes staff said would address outstanding issues.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6519212,"Planning commission forwards Commonwealth Center proffer amendment to supervisors",172,1204000,1376000,"/Search/View?dp=1&key=5365557-d23dc225c3c71ab27fd8f0fec66b68cb&start=1204&end=1376","https://assets.pipeline.soar.com/5365557-d23dc225c3c71ab27fd8f0fec66b68cb/thumbnail_1204000.jpg","/articles/6519212/Virginia/Planning-commission-forwards-Commonwealth-Center-proffer-amendment-to-supervisors","https://secure.pipeline.soar.com/6519212-da0bb39b29bdb47f1e336af990e89fec/orig.mp4?Expires=1773615719&Signature=jbpMHq3VVSrhh-pJyFZkbbks~a4XsL1L4uNylTxFIT8j49ibxXuhcEYdxSKGwfeE2-l-owDudUvu~Gdmpx5iu1keOBccdoZvKIRY0Qwi48dwJ5xdwsPL130FhdHGwWjitLph~ppMKnm-JyZoGv4nEK5fyaSJoemrcLoYnvp3hBuJjxYxFwqDdykNSPMU06IP48Pp0QJJhD3j5Yq1fwZqJ8NVbP9yi6Spi5merRV06AyKy38xRVTICQLUPWHWJbq-63u07ihf2PBwcmqvJfsz7sGaaJn9T1eWFzixHyakxa-5ZuadgFns9EwykWaqzKfGUR3nFXgX2VWKrMlZ0QVbIA__&Key-Pair-Id=KUT5TJCACFTXG","The Loudoun County Planning Commission on July 10 voted to forward a proffer-text amendment for the Commonwealth Center Residential application to the Board of Supervisors with a recommendation of approval.

Christian Maldonado, a planner with the Department of Planning and Zoning, said the property at the southeast intersection of Russell Branch Parkway and Lanham County Parkway in the Broad Run Election District was rezoned in November 2023 to R-24 ADU Legacy Zoning to support up to 118 multifamily units as attainable housing. Staff described the current request as a strictly limited proffer-text amendment to bring the approved proffer language into consistency with Virginia Housing Development Authority (VHDA) funding policies, specifically changing the income tiers served in the event of foreclosure.

Commissioner Frank moved to forward the application (Lehi 20230517, Commonwealth Center Residential proffer amendment, CCPA-2025-55) to the Board of Supervisors with a recommendation of approval, “subject to the proffer statement dated 06/27/2025 and based on the findings for approval provided as attachments 2 and 3 to the 07/10/2025 planning commission work session memorandum,” and Commissioner Myers seconded the motion. No public hearing was required under the zoning ordinance provision that allows narrowly scoped proffer text amendments to proceed directly to a work session.

There was no substantive discussion after the motion. The clerk announced the motion carried with a recorded tally of seven votes in favor, zero opposed and two absences (motion carries 7–0–2; Mister Kearse and Mister Combs absent). The commission’s action will send the amendment and staff findings on to the Board of Supervisors for final consideration.

Why it matters: staff stated the amendment is intended to preserve the planned attainable units under current VHDA policy and recommended forwarding the proffer amendment to the board. The change affects how the proffered income tiers are applied if foreclosures occur on units funded under VHDA rules, a technical change with direct implications for the housing units’ funding compliance.

Next steps: The Board of Supervisors will consider the Planning Commission recommendation at a future public meeting; staff told commissioners they are available to answer questions from the board.","The Planning Commission voted to forward a proffer-text amendment for Commonwealth Center Residential to the Board of Supervisors with a recommendation of approval. The change aligns proffer income-tier language with Virginia Housing Development Authority funding rules, including a provision to address income tiers in foreclosure.","actionData","errors"]

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Planning commission briefed on multiple upcoming rezonings, AFD early withdrawal and stormwater code updates

Planning commission recommends Concord Industrial Park rezoning to supervisors after last-minute proffer memo; commissioners split

Planning commission forwards Commonwealth Center proffer amendment to supervisors