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This webpage provides information and background on the project that began with the Route 50 Task Force. Some of the documents (marked with the  symbol) require Adobe Reader, which be downloaded here for free.
Planned Development-Mixed Use Business Zoning District Created
A key recommendation of the Route 50 Task Force was that a mixed use business district be developed for the Route 50 corridor and included in the Loudoun County Zoning Ordinance as an option for landowners. The district would also implement some of the policies included in the recently adopted Arcola Area/Route 50 Comprehensive Plan Amendment.
Board Approves Design Guidelines
On February 20, 2007, the Board of Supervisors approved the Route 50 Corridor Design Guidelines dated January 4, 2007. The guidelines are online:
The Board also directed staff to prepare a scope of work for the formation of an advisory group to address architectural issues along the Route 50 corridor. The scope of work will include a timeline for the Board of Supervisors to appoint potential members and estimated costs associated with forming the group.
Board Approves Arcola Area/Route 50 CPAM
On October 17, 2006, the Loudoun County Board of Supervisors approved changes to land use and design policies for the Route 50 corridor through amendments to the county's Comprehensive Plan. The adopted policies are online:
The policies and maps approved are intended to translate the recommendations of the Board's Route 50 Task Force and make specific policy changes, including:
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allowing additional retail uses in the Business and Industrial Community designations subject to certain criteria;
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changing the planned land use in Arcola from Industrial to Business Community;
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broadening the opportunity for retailers along Route 50;
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encouraging the revitalization of the Village of Arcola by creating a mixed use, pedestrian scale village and an appropriate transition from the village to the larger scale uses and employment uses to the east; and
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adding architectural design, landscaping, economic development, and transportation policies in support of the Route 50 Task Force recommendations.
The Board created the Route 50 Task Force to gain public input and recommendations on key issues facing the Route 50 corridor, including transportation improvements; a unified theme for the area's architectural style; access and linkage to key historical and cultural sites; and recognition of the area as a gateway corridor.
The Comprehensive Plan, which includes the Revised General Plan and the Revised Countywide Transportation Plan, serves as the policy guide for development of the county and provides the foundation for amendments to the zoning and subdivision ordinances and the county's zoning map.
Documents concerning the Arcola Area/Route 50 CPAM which were prepared for the Board's October 17 meeting are online as is the Action Report, which includes a summary of the motions and amendments made to the proposal at the meeting.
The item was tabled from the Board meeting on October 3. Documents for that meeting are online:
The proposed Arcola Area/Route 50 Comprehensive Plan Amendment (CPAM) was considered at a Board of Supervisors worksession Wednesday, September 20, 2006. The cover memo and Attachment 1 prepared for the meeting are available online.
Hard copies of the other attachments are available at the Planning Department on the 3rd floor of the county government center. The department's phone number is 703-777-0246.
The Board sent the CPAM to a worksession following a public hearing September 12, 2006. The staff report for the public hearing, draft policies and other related documents, are online under Item 13 of the Board's packet:
The Planning Commission voted to send the proposed Arcola Area/Route 50 CPAM to the Board of Supervisors with a recommendation for approval. The action came after a public hearing on August 28, 2006, at Mercer Middle School in Aldie. The public hearing is available for viewing on the Loudoun County webcast system.
More detailed information, including a staff report and draft policies prepared for August 28, is available online:
Transportation/Land Use Committee Special Meeting July 10
The Loudoun County Board of Supervisors Transportation/Land Use Committee held a special meeting Monday, July 10, 2006, to discuss the proposed CPAM. Documents for the meeting are online:
Meetings on Route 50/Arcola Area CPAM Held in April, May & June
On June 26, 2006, staff briefed the Transportation/Land Use Committee on the Planning Commission's recommendations for the proposed Arcola Area/Route 50 Comprehensive Plan Amendment (CPAM 2005-0007). Included in the item are the Commission's proposed policies to be forwarded to the Board of Supervisors.
On June 5, 2006, the Planning Commission reconsidered the May 22nd action and voted 7-1-1 to forward draft policies and a proposed land use map to the Board of Supervisors with a recommendation of approval. The revised policies remove high density residential and the "Lifestyle Hub" from the proposed land use mix. The draft policies are online:
May Meetings
On May 22, 2006, the Commission voted 5-4 to forward CPAM 2005-0007 to the Board with a recommendation of denial. The findings for denial were based on the proximity of high density residential to the airport. Documents from the meeting are online:
On May 8, 2006, the Commission reconsidered CPAM 2005-0007 forwarded on May 1, 2006, and revised the draft policies to (1) specify that non-residential uses must be present to support adjacent 100% residential projects and (2) that residential projects will be permitted up to 24.0 dwelling units per acre within the "Lifestyle Hub." The Commission then requested additional information regarding transportation impacts and capital facility costs associated with higher residential densities. Documents for the May 8 meeting are online:
On May 1, 2006, the Planning Commission met in Worksession to discuss the draft policies. At the worksession, presentations were given by the Route 50 Task Force Segment Leaders. The Commission also received a presentation from the Dulles South Transportation Alliance.
The Commission voted 5-0-4 to forward the draft policies as amended a the May 1, 2006, worksession to the Board of Supervisors with a recommendation for approval. The Proposed Planned Land Use Map was also amended to incorporate the Slave Quarters site into the Village Perimeter Transition Area. The Commission recommended staff amend the build-out analysis to incorporate the proposed 24-dwelling-units-per-acre density permitted adjacent to the lifestyle hub as well as the bonus density permitted in the Village of Arcola and Village Perimeter Transition Area. Documents from this worksession are available online.
Also on May 1, 2006, the Commission was presented with the final Route 50 Corridor Retail Market Analysis prepared by BBP Associates. This report represents the culmination of a retail market study along the Route 50 corridor for the purposes of making recommendations regarding new retail development and its placement, phasing, configurations, and mix with other land uses. This document is available online.
April Meetings
On April 24, 2006, the Planning Commission met in worksession to discuss the draft policies and issues raised at the April 17, 2006 Public Hearing. In preparation for this worksession, the following information was prepared: cover memo; a written summary of the public comments received; an overview of Environmental and Cultural Resources for the study area; and a definition and photographs of Lifestyle Centers. The documents are online:
The Planning Commission held a public hearing on the draft policies for the Route 50/Arcola area Comprehensive Plan Amendment (CPAM) on Monday, April 17, 2006. The draft policies, a staff report and a presentation for the public hearing are online here.
- Staff Report for 04-17-06 Public Hearing
- Attachment 1: Draft Policies (Includes revised Arcola Area Route 50 Corridor Proposed Planned Land Use Map)
- Attachment 2: Existing Conditions
- Attachment 3: Build-out Analysis Paper (Includes above mentioned maps and revised map of parcels not included in build-out analysis)
- Planning Commission Public Hearing Presentation
Earlier, the Planning Commission requested that staff brief the Route 50 Task Force on the draft policies being considered as an amendment to the Revised General Plan that translates the Route 50 Task Force recommendations into policies that offer direction to ordinance changes and other actions. This briefing was scheduled for April 6, 2006.
The Planning Commission held a worksession on the Route 50 CPAM on Monday, April 3, 2006, to receive briefings from the Metropolitan Washington Airports Authority and a consulting firm that conducted a retail market study. The agenda and the retail market analysis presentation are online:
The Route 50 CPAM is one of several steps undertaken to implement the recommendations of the Route 50 Task Force. The task force report, published in July 2005, recommended several tools be put in place to facilitate a change in the Route 50 corridor land use pattern, to elevate the level of architectural design quality, to improve the transportation network and to create a tourism gateway.
Changes to the Zoning Ordinance standards for the Commercial Light Industrial (CLI) Zoning District and the creation of a mixed-use business district are key regulatory changes. These are being preceded by an amendment to the Revised General Plan that translates the Route 50 Task Force recommendations into policies that offer direction to ordinance changes and other actions. The work of translating the task force recommendations to policy includes an analysis of the existing conditions and the build-out potential of the proposed land use changes.
On February 27, 2006, the Loudoun County Planning Commission received the draft policies and accompanying documents for consideration. The draft policies were the same as those being considered at the April 17, 2006, public hearing.
CPAM Work Program Overview
A memo providing an overview of the work program from Project Manager Cindy Keegan of the Planning Department to the Planning Commission is online:
Background
On Tuesday, October 18, 2005, the Board of Supervisors voted to move forward with policy changes necessary to implement the Route 50 Task Force's recommendations as a priority item, including work on proposed amendments to the General Plan and the Countywide Transportation Plan. The Board directed staff to begin work immediately on the implementation measures.
The Board's action follows a recommendation from the Transportation/Land Use Committee on September 26, 2005, to move forward with the implementation of the task force's recommendations. The committee item and attachments are online:
The group's recommendations are contained in its final report presented to the Board on July 19, 2005. The recommendations include proposals for improving the appearance of the corridor in recognition of its position as a gateway to the county; transportation and infrastructure improvements; land use and zoning proposals; and proposals for economic development and tourism.
The Board also directed county staff to develop a work program for implementing the recommendations, which include, but are not limited to:
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A Comprehensive Plan Amendment for the Arcola area
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Amendments to the Countywide Transportation Plan concerning alignment issues for various roadways adjacent to the Route 50 corridor
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Creation of a Planned Development Mixed Use Business District zone
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Directing the Zoning Ordinance Review Committee to recommend ordinance language necessary to implement landscape recommendations in the task force report
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Creation of a volunteer, non-legislative architectural advisory board to make recommendations to the Board about design guidelines for the corridor
The entire Route 50 Task Force Final Report, including a comprehensive set of design appendices, is available online.
The Loudoun County Board of Supervisors created the 15-member Route 50 Task Force in 2004 to gain public input and recommendations on key issues facing the Route 50 corridor.
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