Route 28 Corridor Zoning Ordinance Project
April 15, 2014
The Planning Commission voted to forward ZMAP-2014-0001 Mapping of the Route 28 Optional Overlay Districts to the Board of Supervisors with a recommendation for approval. A public hearing will be held at the June 11, 2014, Board of Supervisors Meeting at 6:00 p.m. in the Board Room of the Loudoun County Government Center, 1 Harrison Street, S.E. in Leesburg.
March 27, 2014:
The Route 28 Optional Overlay Information Sessions were held this week. Links to the presentation and the Route 28 Fact Sheet distributed at the sessions are below.
February 19, 2014:
At its December 4, 2013, business meeting, the Loudoun County Board of Supervisors approved Zoning Ordinance Amendment ZOAM-2013-0005, Route 28 Zoning Ordinance regulations. As the final implementation step for this effort, at its February 19, 2014, business meeting, the Board of Supervisors approved a resolution of intent to amend the zoning map to include Optional Overlay Zoning Districts for the Route 28 Corridor. As part of their action, the Board also directed county staff to prepare a proposed process, timetable, and zoning map showing the proposed boundaries of the Optional Overlay Zoning Districts on properties located within the Route 28 Corridor. Please see proposed map below.
The Board–initiated mapping of the Optional Overlay Zoning Districts is anticipated to be completed within a six-month timeframe. The first phase, beginning March 2014, consists of an Educational and Informational Outreach effort and the final phase includes the public review process with Planning Commission and Board of Supervisors public hearings and final action. The public outreach phase will consist of two sessions to inform stakeholders and the public of the recent Route 28 Corridor Zoning Ordinance changes, to discuss the proposed Optional Overlay Zoning Districts and to respond to questions from the audience regarding these topics. Below is the schedule and location for the outreach sessions.
Information Sessions Held
Zoning Technical Advisory Committee (ZTAC) Information Session*
Tuesday, March 25, 2014
8:30 a.m. – 10:00 a.m.
Loudoun Water, Board Room
44865 Loudoun Water Way
Ashburn, VA 20147
General Public Information Session
Wednesday, March 26, 2014
6:30 p.m. – 7:30 p.m.
Loudoun County Government Center
Board of Supervisors Room
1 Harrison Street, S.E.
Leesburg, VA 20175
December 4, 2013:
The text of the draft Route 28 Zoning Ordinance regulations, Zoning Ordinance Amendment ZOAM-2013-0005, was approved by the Board of Supervisors at their December 4, 2013 Business Meeting. As part of their action, the Board also directed county staff to prepare a proposed process, timetable, and zoning map showing the proposed boundaries of the Optional Overlay zoning districts on properties located within the Route 28 Corridor, and other related material for Board consideration, for presentation to the Board of Supervisors at a subsequent business meeting.
November 7, 2013:
The proposed Route 28 Zoning Ordinance regulations, Zoning Ordinance Amendment (ZOAM)2013-0005, are scheduled for a Board of Supervisors Public Hearing on Wednesday, November 13, 2013 at 6:00 p.m. in the Board Room of the Government Center. The ZOAM is scheduled as item # 7 on the agenda. Members of the public are encouraged to attend the Public Hearing and provide their comments on the proposed draft amendments. Written comments can be addressed to the Board of Supervisors electronically at . The staff report and its attachments, including the draft text amendments, can be viewed online:
In summary, the adoption of the ZOAM amends the Revised 1993 Zoning Ordinance. The text amendments add a new Division D, Route 28 Corridor to Article IV, Special and Overlay Districts. This Division D adds the following new Route 28 Corridor districts: Route 28 CO (Corridor Office) Optional Overlay, Route 28 PD-CM (Planned Development - Corridor Mixed-Use) Planned Development District, Route 28 CB (Corridor Business) Optional Overlay, and Route 28 CI (Corridor Industrial) Optional Overlay. In addition, the amendments: 1) revise Article VIII, Definitions, to add and/or revise definitions for uses and terminology used in the new Route 28 Corridor districts and 2) amend such other Articles, Sections, Subsections, and provisions of the Zoning Ordinance as necessary to fully implement and maintain consistency with the foregoing amendments and to correct typographical errors and update references.
The three optional overlay (CO, CB and CI) districts and one planned development (PD-CM) district are specific to the Route 28 Corridor. The overlay districts in the proposed Route 28 Corridor regulations are optional methods of development for property owners: if the property owner voluntarily elects to develop pursuant to the optional corridor overlay district regulations, the regulatory standards of the overlay district would then substitute for the underlying zoning district regulations. Once the overlays are mapped on properties in the corridor, a property owner located within an optional overlay zoning district would have three (3) development options without the need to seek a rezoning: 1) develop under its existing zoning under the 1972 Zoning Ordinance, 1993 Zoning Ordinance, or R93 Zoning Ordinance; or 2) develop under the optional overlay zoning district’s requirements, using the Standard Method or Alternative Method of development.
The Route 28 PD-CM zoning district is proposed to be administered as a conventional Planned Development zoning district, and no parcel would be mapped as Route 28 PD-CM and developed under those regulations except pursuant to the land owner’s rezoning application.
October 18, 2013:
On Tuesday, October 8, 2013, the Planning Commission moved to forward ZOAM 2013-0005, Route 28 Corridor Zoning Ordinance Regulations, as amended at the October 8, 2013 Planning Commission Worksession, to the Board of Supervisors with a recommendation of approval (7-0-2, Dunn, Ruedisueli absent for the vote). The proposed zoning regulations are tentatively scheduled for a Board of Supervisors Public Hearing on November 13, 2013. The final draft approved by the Planning Commission can viewed online.
October 7, 2013:
The draft text amendments to the Revised 1993 Zoning Ordinance to implement the recommendation of the Route 28 Corridor Plan, also known as the Route 28 Corridor Zoning Regulations, are scheduled for a Planning Commission worksession on Tuesday, October 8, 2013, at 6:00 p.m. in the Purcellville Room on the first floor of the Loudoun County Government Center, 1 Harrison Street, S.E., Leesburg, VA.
Prior to the worksession, the Planning Commission held a public hearing on the draft Route 28 Corridor Zoning Regulations on July 16, 2013. The Planning Commission voted to forward the subject amendment to a worksession for further discussion (8-0-1, Salmon absent). At the conclusion of the public hearing, the Planning Commission formed a Subcommittee including the following Commissioners: Kevin Ruedisueli, At-large (Subcommittee Chair); Bob Klancher, Ashburn District; Jack Ryan; Broad Run District; and Eugene Scheel, Catoctin District.
The Subcommittee met on July 23, 2013, and September 10, 2013 to review the draft provided to commission members at the July 16, 2013 Public Hearing and to propose amendments to the draft. These amendments are incorporated in the latest draft, dated October 2, 2013 and can be viewed online.
June 28, 2013:
The draft text amendments to the Revised 1993 Zoning Ordinance to implement the recommendation of the Route 28 Corridor Plan are scheduled for a Planning Commission Public Hearing on Tuesday, July 16, 2013 at 6:00 p.m in the Board Room on the first floor of the Loudoun County Government Center, 1 Harrison Street, S.E., Leesburg, VA. A briefing on the draft amendments prior to the public hearing will be held on Tuesday, July 2, 2013, at 6:00 p.m. Members of the public are encouraged to attend the public hearing and provide their comments on the proposed draft amendments. Written comments can be addressed to the Planning Commission and electronically submitted prior to the public hearing at . The staff report and its attachments, including the draft text amendments, can be viewed online:
June 7, 2013:
On June 5, 2013, the Loudoun County Board of Supervisors approved a Resolution of Intent to Amend the Revised 1993 Loudoun County Zoning Ordinance for the purpose of implementing the Route 28 Corridor Plan to add new optional overlay and planned development districts. The item prepared for the meeting is online:
The Scope of Work for the Route 28 Corridor Zoning Ordinance Update includes several phases of ordinance development (including project orientation, zoning discovery, and draft amendments) along with specific outreach and community involvement activities. In accordance with the Scope of Work, the consultant team has completed a final draft of recommended amendments to the Revised 1993 Zoning Ordinance (dated May 30, 2013) as part of the draft amendments phase. To view the draft click here. Comments on the draft can be provided to Michael "Miguel" Salinas, Project Manager, via email at .
Zoning Discovery Report
As part of the research and analysis phase, the consultant team produced a Zoning Discovery Report. This report summaries the findings of their research and analysis and:
- Identifies key challenges with creating zoning districts and regulations that implement the Route 28 Corridor Plan;
- Identifies effective regulatory incentives that may be considered to encourage desired development in the corridor;
- Recommends alternative approaches for zoning implementation based on the results of the research and analysis; and
- Includes an annotated outline of new regulations that shows the basic structure of proposed amendments in the Revised 1993 Zoning Ordinance based on the recommended approach.
The report also includes case studies of peer communities in the Unites States to explore whether they applied innovative zoning strategies that could be considered for the zoning approach to the Route 28 Corridor and a summary of interviews conducted by the consultant team with key Route 28 Corridor stakeholders.
Loudoun County Holds Second Open House for the Route 28 Corridor Zoning Ordinance
An open house was held on April 8, 2013, at Loudoun Water. At this forum, county staff presented an overview of the draft of amendments prepared by the consultant team, and copies of the amendments were distributed. Overall, stakeholders expressed support for the draft zoning amendments and suggested minor changes that are supported by the Route 28 Corridor Plan Policies.
The presentation for the April open house is online.
Loudoun County Holds Open House for the Route 28 Corridor Zoning Ordinance
On Thursday, November 15, 2012, Loudoun County staff held an open house at Loudoun Water. The open house gave citizens a chance to:
- Drop-in and meet the project consultants and county staff
- Learn about the corridor, the project scope and duration, and ways to stay informed
- Provide their thoughts and concerns to help shape the direction of the project
The drop-in event was held from 7:30 a.m. until 8:00 p.m. A formal presentation was also given by the consultant team at 6:30 p.m. The presentation is online: Route 28 Corridor Zoning Ordinance Update Presentation
Zoning Technical Advisory Committee
The Zoning Technical Advisory Committee (ZTAC) is advisory to the consultant team during the zoning discovery and draft amendment phases of the project. The ZTAC currently consists of 17 members representing diverse stakeholder groups in the corridor including real estate professionals, property owners, business tenants, trade association members, and HOA representatives. The network of citizens, business leaders, and property owners cultivated during the Route 28 CPAM process was one of the primary sources for the identification of ZTAC members. Membership also includes representatives of the Business-Friendly ZOAM Stakeholders Group to ensure quality coordination between the two projects.
Project Team Completes Stakeholder Interviews and Begins Zoning Discovery Phase
As a continuation of the outreach efforts undertaken by the county during the Route 28 CPAM process, the consultant team (see below) conducted interviews with key stakeholders in May 2012. Included were interviews with elected and appointed officials, county staff, members of the real estate and development communities, economic development officials, and Route 28 Corridor commercial property owners. The interviews uncovered issues, opportunities, and concerns associated with the Route 28 Corridor and the proposed zoning amendments.
The consultant team has now entered the Zoning Discovery Phase of the project. This phase will result in several reports, including a Zoning Discovery report summarizing the findings of the research and analysis conducted and an Annotated Outline that will establish the overall direction for zoning implementation, set the project's objectives, and clearly show the basic structure of the proposed amendments in the Revised 1993 Zoning Ordinance.
County Selects Consultant for Zoning Ordinance Amendment (ZOAM)
Loudoun County issued a competitive Request for Proposal (RFP) 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 adopted by the Board on March 15, 2011. A consulting team composed of White & Smith, LLC in association with Parsons Brinckerhoff (“PB”) PlaceMaking and Robert Charles Lesser & Co., LLC was selected.
Links to team members’ websites are below:
Route 28 Corridor Plan Highlights
Board Approves Scope of Activities
On September 20, 2011, the Board of Supervisors voted to approve a Scope of Activities, which included the preparation of draft amendments to the Revised 1993 Zoning Ordinance and other regulatory documents, as part of the 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.
The Route 28 Corridor is an approximately six-mile long corridor anchored to the south by Washington-Dulles International Airport and encompasses the Route 28 Tax District. As an economic and transportation gateway into Loudoun County, the corridor's location lends itself to emerge as an international gateway for the Washington metropolitan region, and a major employment destination for national and international businesses. The corridor offers several advantages to attract commercial development, including high business visibility and accessibility for properties adjacent to Route 28, proximity to an improved highway and transit network, and direct access to the world through fiber lines and international flights at Washington-Dulles International Airport. The corridor is also proximate to a highly skilled and educated work force.
Loudoun County's Board of Supervisors has continuously emphasized the importance of economic development in the corridor for the protection of the tax district and to the county's overall economy and fiscal health. On March 15, 2011, the Board of Supervisors adopted CPAM 2009-0001, Route 28 Keynote Employment Policies, to establish the Route 28 Corridor Plan - a new component of the Revised General Plan. The economic, land use, housing, transportation, design and sustainable development policies contained in the Route 28 Corridor Plan are intended to maximize the commercial development potential within the corridor by recognizing its strengths and providing a framework for future development. The policies are also intended to provide the general parameters for the county's strategic implementation plan, including the regulatory standards and incentives that will be used to implement them.
The policies in the plan offer several land development patterns, each defined by different land use mixes and intensities that offer a wide variety of development options:
A Route 28 Core where areas adjacent or proximate to Route 28 support high-quality, mid – to high-density office developments. Two development options are planned for the core: Office Clusters and Mixed-Use Office Centers.
A Route 28 Business area where there is more flexibility in the densities and settings for office outside the Route 28 Core. The Route 28 Business area also allows Flex uses, defined as laboratory, data centers, research and development and training facilities, in combination with office.
A Route 28 Industrial area which supports Heavy Industrial, Light Industrial, and Flex uses.
Mixed-Use Office Centers as a development option in three specific locations in the corridor. The centers are limited to a maximum of 90 acres in size within specific development envelopes. The northern location is in the area of the approved Kincora mixed-use development; the southern location is in the area of the approved Dulles World, and the third center is proposed in the area of Waxpool Road/Church Road and Route 28.
The Mixed-Use Office Centers are envisioned as live-work centers with higher intensities and a greater variety of uses than other areas of the corridor. The centers are the sole location of new multi-family residential development. The Route 28 Corridor Plan also eliminates Destination Retail Overlays adjacent to Route 28 and Route 7 that supported large stand-alone retail establishments or large-scale, multi-tenant shopping centers (with the exception of the area bounded by Route 7, Potomac View Road and Cascades Parkway). It is important to know that the plan does not modify existing and planned Residential and High-Density Residential neighborhoods within the corridor and the designated Urban Center remains in the northern portion of the corridor.
Other highlights of the plan include:
- A Route 28 Corridor Land Development Patterns Map that identifies the preferred locations of development options.
- Policies that support a future transportation network that provides greater opportunities for bicycle, pedestrian, and transit accessibility and development densities along the corridor that support mass transit.
- Design guidelines and sustainable development policies specific to Office Clusters and Mixed-Use Office Centers.
- Specific ratios of housing for a full range of low and moderate income levels.