Planning commission forwards Shops at Arcola change; developer to replace commuter lot with transit contributions

The Loudoun County Planning Commission on Nov. 20, 2025, voted to forward the Shops at Arcola zoning application to the Board of Supervisors with a recommendation of approval after the applicant agreed to replace a proffered commuter lot with monetary contributions to transit and a bus shelter pad.

Amanda Williams, a land-use attorney with Cooley representing Westbrook, told the commission that the proffered commuter lot in the southwest portion of the property has become “a barrier” to securing retail tenants. Williams said the project currently has an anchor tenant under contract and that “this contract is contingent on the removal of this requirement.”

Williams outlined the replacement commitments: a $1,300,000 contribution for general transit purposes in the planning area plus a previously proffered $600,000 contribution tied to a commuter bus, commitments to build a bus-shelter pad and to provide funds for a future shelter and related improvements. Staff told the commission that county transportation staff (DTCI) supports replacing the lot with monetary contributions and more flexible transit investments.

Commissioner Mr. Madre moved to forward the application (LIGI 2025-0005 / ZCPA-2025-002) to the Board of Supervisors with the recommendation of approval subject to the proffer statement dated Oct. 10, 2025, and the findings in the Nov. 20, 2025 staff report; Commissioner Myers seconded. The motion carried with seven votes in favor and Commissioners Banks and Kearse absent.

The commission closed the public hearing after no members of the public spoke in person or online. The application will proceed to the Board of Supervisors for final action.