Planning commission sends Hiddenwood rezoning back for more study after steep cuts to setbacks, traffic concerns

The Loudoun County Planning Commission on March 25, 2025 voted to send the Hiddenwood Assemblage rezoning application back to a planning commission work session after staff and several commissioners said outstanding issues remained over land use, building setbacks and transportation impacts.

Allison Britton, a planner with the Department of Planning and Zoning, told the commission the 28.92-acre site east of Dulles West Boulevard and north of Hiddenwood Lane is currently zoned Countryside Residential (CR-1) and lies in the suburban neighborhood place type of the 2019 general plan. “Staff cannot support a recommendation of approval due to a number of outstanding issues, and find the application is not consistent with the 2019 general plan or the countywide transportation plan,” Britton said, summarizing staff’s conclusion and the reasons the board of supervisors remanded the application in February for additional review.

Why it matters: The applicant seeks to rezone the property to Planned Development Industrial Park (PDIP). That change would allow a wider set of industrial and office-type uses in an area where the 2019 general plan anticipates primarily single-family housing and only limited nonresidential uses. Commissioners focused on whether proposed reductions in buffers and setbacks, changes to tree conservation, and the potential trip generation of retained uses would adequately protect nearby residential neighborhoods.

Most important facts

- Scope of the request: The applicant has revised an earlier, larger proposal and now requests a PDIP rezoning with an overall proposed FAR of up to 0.27 (about 337,000 square feet), down from an earlier concept that had…