Planning commission recommends denial of Hiddenwood Assemblage rezoning, 5-4

The Loudoun County Planning Commission on May 8 voted 5–4 to forward a recommendation of denial to the Board of Supervisors for LEHI G 2023‑0070 (Hiddenwood Assemblage; ZMAP 2023‑00004), an application that sought to rezone a roughly 92‑acre site east of Dulles West Boulevard from CR‑1 (Countryside Residential‑1, legacy) to PD‑IP to allow industrial uses of up to 334,000 square feet. Commissioner William Moderetti moved denial; Commissioner Jasper seconded. The commission’s recommendation is advisory; the Board of Supervisors will make the final decision.

Staff summary and consistency concerns

Allison Britton of the Department of Planning and Zoning told the commission the application seeks a zoning‑map amendment to develop up to 334,000 square feet of industrial uses and that staff found the proposed uses and development pattern inconsistent with the 2019 general plan’s suburban neighborhood place type. Britton said the place type anticipates “primarily single‑family housing” in a walkable pattern and does not anticipate the industrial uses allowed in the PD‑IP district. "Staff cannot support a recommendation of approval, and find the application is not consistent with the 2019 general plan," Britton said.

Britton also summarized application changes submitted after the public hearing: updated proffer language, commitments to screen loading areas from the northern boundary with a building, vegetation berm, retaining wall, or fence; architectural renderings and foundation plantings; a public trailhead and trail parking; limits on office and some commitments aimed at reducing traffic; a one‑time $10,000 contribution to landscaping for two adjacent residential lots; up to seven evergreen trees (8 feet at…