Loudoun County Zoning Decisions: September 2026

In September 2026, Loudoun County held 2 public meetings covering zoning matters. 8 zoning decisions had a recorded outcome this month: 5 approved (71% approval rate), 2 denied, 1 deferred.

Zoning Decisions This Month

Dulles Technology Park zoning conversion (ZMAP 2024-18)

Denied.

Zoning map amendment / conversion of approximately 37 acres east of Route 28 and west of Shaw Road in the Sterling District from PDIP (1972 ordinance) to IP (current ordinance), showing footprint of three data center buildings by BF Saul Companies. Applicant proffered 70-foot max building height (reduced from 100), tier four generators, and updated elevations. Commission recommended denial to the Board of Supervisors 5-4, with Commissioners Combs, Miller, Banks, and Myers opposed.

See the vote tally and conditions for this decision →

Dulles North Technology Park - substation rezoning, commission permit, and special exceptions

Denied.

Just under 25-acre split-zoned (PDIP and C1 under 1972 ordinance) site in Sterling Election District north of South Sterling Boulevard, south of Lindsay Carr's Court, east of Route 28, west of Shaw Road. Proposes rezoning 1.69 acres from C1 to IP under current ordinance and two special exceptions plus commission permit for a major utility GIS substation to serve the Dulles Technology Park data center. Applicant (BF Saul, Brian Downey) reduced from two substations to one. Recommended DENIAL to Board of Supervisors on split votes; final motion carried-1 (Miller abstaining) with Combs, Myers, Banks in opposition; Chair cited land use incompatibility with suburban mixed-use place type and uncertainty over power source.

See the vote tally and conditions for this decision →

Dulles Landing South rezoning (ZMAP 2023-9)

Approved.

Rezoning of approximately 18 acres north of Route 50, west of Loudoun County Parkway from PD-CC-RC (revised 1993 ordinance) to PDIP for up to 250,000 sq ft of industrial uses including flex industrial and micro data center (capped at 30% per building, 75,000 sq ft cumulatively), plus a zoning modification to reduce PDIP minimum district size from 20 acres to 18.67 acres. Applicant is St. John Properties (contract purchaser); filed on behalf of Beatty Companies. Commission recommended approval to the Board 8-0-1 with Commissioner Banks absent for the vote.

See the vote tally and conditions for this decision →

Western Loudoun Recreation Complex moved to work session (LEGI 2025-1)

Deferred.

142-acre regional park and recreation center west of Purcellville, south of Route 7, northeast of Franklin Park in the Catoctin District, applied for by Loudoun County DTCI/PRCS. Includes commission permits, special exceptions and commission permit for a reserved library site. Item moved to a future Planning Commission work session (targeting October 8) for further discussion of well water capacity/drawdown studies, drain field design, traffic impacts from Valley Commerce Center and Route 690/7 interchange, Franklin Park lighting conditions, and a community meeting commitment. Motion to move carried.

See the vote tally and conditions for this decision →

Old Arcola Residential ZCPA

Approved.

Zoning concept plan amendment for a ~32-acre site in the Dulles Election District north of Route 50, south of Arcola Mills Drive, on either side of Stone Springs Boulevard. Original 2023 rezoning approved 228 dwelling units including 73 affordable rentals on county-owned parcel with old Arcola School building and 155 for-sale units. Amendments sought to reduce capital facility/regional road contributions to 2025 CIF rates, revise transportation timing, adjust RSCR encroachments, and revise affordable housing commitments for VHDA consistency. After a 4-4 tie on the first motion, a substitute motion to send to work session carried-1, then was reconsidered; applicant requested denial or approval; ultimately recommended for approval 8-0-1 with the CIF/regional roads reduction request removed. County is co-property owner; developer Ben Miller (BM affordable). Michael Capretti, Michelle Rosati applicant team.

See the vote tally and conditions for this decision →

Dulles Logistics ZCPA - FAR increase

Approved.

Approximately 8.79-acre subject property west of Pleasant Valley Road, north of Route 50, zoned general industry (PDGI). Amends approved proffers from Dulles Logistics rezoning (LEGI 2023-0043) to increase maximum FAR from 0.34 to 0.4 to install an 11,000 sq ft mezzanine (second story) for office and storage. Property developed with ~130,020 sq ft warehouse. Recommended approval to Board of Supervisors 8-0-1.

See the vote tally and conditions for this decision →

ZOAM 2026-4 Affordable Housing by Property Tax Exempt Religious and Nonprofit Organizations

Approved.

Countywide zoning ordinance amendment implementing Virginia HB 1279 (Va. Code 15.2-2288.9), mandating by-right affordable housing (RENUS projects) on property tax-exempt religious/nonprofit land under specified conditions. Amends Chapter 9 Attainable Housing with new Section 9.04. Allows up to 20 dwelling units/acre, 45-foot height, 10-foot max setback; affordable units at least 60% of total; deed restricted 30 years. Approximately 21 parcels (~42 acres) potentially eligible. Recommended approval to Board of Supervisors 9-0.

See the vote tally and conditions for this decision →

Foxgate Mixed-Use PUD rezoning (ZMAP 2025-9)

Approved.

Rezoning of 22 acres along Route 50 to PD-MUB (planned unit development) allowing up to 300 multifamily attached units, a commercial land bay with about 40,000 sq ft, and incorporating the existing Pleasant Valley United Methodist Church. Applicant JLB Partners; property owners include Optima and the church. Commission recommended approval to the Board 9-0 subject to commitments in the Sept 16 email, presentation commitments, right-in-only access to Land Bay 4, and four-sided architecture with no rear elevation facing Route 50.

See the vote tally and conditions for this decision →

Zoning Changes

• C-1 → IP, 1.69 acres at North of South Sterling Boulevard, south of Lindsay Carr's Court, east of Route 28, west of Shaw Road, Sterling District (BF Saul)
• PDIP → IP, approximately 37 acres at East of Route 28 and west of Shaw Road, Sterling (BF Saul)
• PD-CC-RC → PDIP, approximately 18 acres at North of Route 50, west of Loudoun County Parkway, on either side of Dulles Landing Drive, Dulles District (Beatty Companies)
• Zoning change, 22 acres at Along Route 50, East Keyview Drive area (Optima)

Top Keywords This Month

• zoning: 82 instances
• residential: 50 instances
• industrial: 35 instances
• commercial: 32 instances
• rezoning: 16 instances

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