Planning Commission backs 100% affordable proposal at Dulles Plaza, forwards rezoning to Board

The Loudoun County Planning Commission voted Sept. 11 to forward the Lehi 2023‑29 "Residences at Dulles Plaza" rezoning (ZMAP‑2022‑2) to the Board of Supervisors with a recommendation of approval, subject to the applicant’s proffers and revisions the commission requested.

Staff said the applicant proposes to rezone a 3.5‑acre parcel in the Sterling election district to a Planned Unit Development to allow between 240 and 325 multifamily units under two development scenarios: a market‑rate option and a scenario for 100 percent affordable housing. Wardau, a Department of Planning and Zoning principal planner, told commissioners the applicant has said it has a contract to develop under the 100 percent affordable scenario and has revised its submission since the June public hearing to respond to county comments.

The commission’s recommendation follows weeks of technical review and negotiations over traffic, fire access, multimodal standards, and contributions toward improvements on Shaw Road. Staff and DTCI flagged outstanding issues including a proposed $1,500,000 credit against regional road contributions, differing cash‑in‑lieu amounts for Shaw Road improvements between the two scenarios, and emergency access width. Murray Pham of the Department of Transportation and Capital Infrastructure said Shaw Road is expected to ultimately extend south to Innovation Avenue but the timing is not in the county’s capital improvement program.

Fire marshal staff said the site’s internal access had initially been shown at an 11.5‑foot travel lane that would not meet emergency‑access standards. Kevin Federline, senior planner in the Fire Marshal’s Office, said he worked with the applicant and that the applicant agreed to provide a 20‑foot two‑way access that would meet hydrant coverage and access requirements; staff said they expect the change on the next submission.

The applicant team, led by Ben Wales of Kurata Partners, reiterated the developer’s commitment to build the project with Fairfield as the residential partner in the 100 percent affordable scenario. Wales said the applicant increased the proposed cash‑in‑lieu for frontage and off‑site Shaw Road improvements and coordinated changes to the building elevations and on‑site access after the June hearing. The applicant said it will complete a traffic signal warrant study and either install a signal or pay a contribution if warranted under the market‑rate scenario.

Commissioners debated two key financial questions: the proper cash‑in‑lieu amount for Shaw Road improvements when the building is delivered as affordable housing and whether the board should accept regional road credits for off‑site improvements before the county has the project in the CIP. Commissioner Moderetti and others pressed staff and the applicant on whether the county’s cost‑estimate method for county‑built road improvements should be the basis for cash‑in‑lieu rather than a bond estimate provided by the applicant. The applicant said the higher county “capital intensity” factor reflects the county’s experience building large projects and that the parcel’s limited right‑of‑way and scope argued for the bond estimate under the affordable scenario.

Commissioner Myers moved to forward the rezoning to the Board with recommended findings of consistency and with additional conditions: the southern bridal lane must be two‑way with two 10‑foot travel lanes and obtain fire marshal approval; the county may accept the applicant’s Shaw Road improvements or accept a cash contribution; and other site‑specific proffer edits. Chair Keir seconded the motion. The record shows the motion carried; the commission noted Commissioner Combs recused and Commissioner Frank was absent for the vote.

Why it matters: Commissioners said they preferred the 100 percent affordable scenario, and staff said many site‑level technical issues would be finalized at site plan if the rezoning is approved. The commission added conditions intended to resolve safety, multimodal access and funding clarity before the Board of Supervisors acts.

The rezoning now moves to the Board of Supervisors for final action. The Board will consider the commission’s recommendation along with any final proffer language and the county’s technical review memos.