Mark Miller

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9,705 appearances 61 recordings 4 series first heard Sep 2023 last heard 5d ago

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Loudoun County Planning Commission · Planning Commission Public Hearing - Jun 23, 2026 · 23 Jun 2026 meeting

These proffers do not preclude a building from consisting of half data center and half flex industrial, however.

Highlighted in yellow are the uses that are generally inconsistent with the suburban mixed use place type that this site is subject to.

This approval allotted approximately 150,000 square feet of retail and community serving commercial uses to the subject property.

This location is referred to as the marketplace and was intended to provide a cluster of smaller buildings around the public plaza with water feature to create a pedestrian oriented streetscape.

This serves as a gateway into both the Dulles Landing Center as well as the Route 50 corridor.

This vicinity map highlights a mix of existing and approved uses in the area surrounding the subject property for some additional context.

Properties highlighted in blue indicate commercial and office uses, properties in green represent residential uses, and properties in orange show industrial sites.

Shown here is an electrical infrastructure map identifying existing and proposed substations within a one mile radius of the property, as well as the location of major power lines.

There was a recent board BMI requesting this information for all data center applications and will therefore be included with all future applications as well.

The subject property is located within the suburban mixed use place type as I mentioned, which anticipates a compact pedestrian oriented environment that consists of a vertical mix of residential, commercial and recreational uses.

Further, the SMU place type does not anticipate the uses that would be permitted by the proposed PDIP zoning district as discussed previously.

Staff has identified two outstanding issues related to land use and compatibility and design for the proposal.

The SMU place type supports a combination of uses ranging from residential to commercial that would attract residents from neighboring communities.

While it is true that residential units are not permitted at the site due to the airport impact overlay district, the place type anticipates that not all sites may develop with residential uses.

However, the uses left to be permitted by right are still not anticipated in the SMU place type as core complimentary or conditional.

Staff cannot support this inconsistency with the place type.

The SMU place type also should provide compact pedestrian oriented environments with non-residential uses that support and blend with surrounding adjacent neighborhoods.

The proposed site design remains industrially oriented and such uses are not anticipated to draw significant pedestrian traffic from surrounding residential neighborhoods.

Staff recommends site design be revised to better align with the development patterns anticipated by the place type.

For these reasons, staff recommends the Planning Commission forward the applications to the Board of Supervisors with a recommendation of denial based on the findings for denial.

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