Frequently Asked Questions about the Route 28 Corridor Zoning Ordinance Update
1. What is the purpose of the Route 28 Corridor Ordinance Update?
The purpose of the Route 28 Corridor Zoning Ordinance Update is to adopt the regulatory mechanisms and development incentives that are critical to the future success of the corridor. Amendments to one of the county’s primary mechanisms for the implementation of comprehensive plan policies, the Revised 1993 Zoning Ordinance
, can establish regulations and standards that match the preferred development patterns established by the Route 28 Corridor Plan
; apply incentive-based solutions to achieved desired outcomes; incorporate flexibility to give property owner’s the ability to respond to the corridor’s evolving market while adhering to plan objectives; and provide greater consistency and efficiency among legislative and administrative review processes.
2. What properties are affected by the Route 28 Corridor Plan?
The policies affect properties in the Route 28 corridor. The corridor boundaries include properties that are bordered by Broad Run and Loudoun County Parkway to the west, Dulles Airport and Fairfax County to the south, Cascades Parkway, Potomac View Road, and the W&OD Trail to the east, and Route 7 and Bles Park to the north.
3. When did the Board of Supervisors approve the project?
On September 20, 2011, the Board of Supervisors voted to approve a Scope of Activities
, which includes the preparation of draft amendments to the Revised 1993 Zoning Ordinance and other regulatory documents, as part of Route 28 Corridor Plan implementation. The Board of Supervisors also voted to direct staff to prepare a Request for Proposal
(RFP) for consultant services with a contract not to exceed $150,000 to assist with the completion of the Scope of Activities.
4. Has the Request for Proposals (RFP) been issued and has a consultant been selected?
Loudoun County issued a competitive Request for Proposal on November 16, 2011 to obtain professional services to amend Loudoun County’s Revised 1993 Zoning Ordinance and other regulatory documents to reflect the policies contained in the Route 28 Corridor Plan. Proposals were accepted on December 16, 2011. The proposals were then reviewed by the Proposal Analysis Group and interviews conducted with the short listed firms. A consulting team composed of White & Smith, LLC in association with Parsons Bringer (“PB”) PlaceMaking and Robert Charles Lesser & Co., LLC was selected.
5. What is included in the Scope for Work for the Route 28 Corridor Zoning Update?
The Scope of Work, which includes project orientation, zoning discovery (research and analysis), drafting of amendments, and public/legislative review and adoption phases, are expected to cover an approximately sixteen month implementation period. The County also expects a comparable level of public involvement that was included during the plan process.
6. Why so long?
This is a typical time line for a major ordinance update. A considerable amount of research and analysis needs to be conducted prior to even drafting ordinance amendments. For example, the zoning discovery process will include a considerable amount of research and zoning analysis that includes compiling information on “best practices”, examining existing county regulatory documents for consistency and applicability with the Route 28 Corridor Plan, identifying process impediments, and evaluating alternative zoning approaches to implement the plan.
7. When do you expect to have a draft of amendments to the Board of Supervisors?
We expect to have a final draft of ordinance amendments and an Intent to Amend ready by the first quarter of 2013.
8. How does the Route 28 Corridor Zoning Ordinance Update relate to the county’s business-friendly Zoning Ordinance Amendment (ZOAM) initiative?
The business-friendly ZOAM initiative is a more broad examination of commercial and industrial zoning districts in the County. This project will be coordinating and working closely with that initiative. For instance, research and analysis conducted during the zoning discovery process will be shared prior and during the drafting of regulatory language under the business-friendly ZOAM. More information on the ZOAM is online: