On the agenda: Loudoun County meeting — data center (Apr 2)

STAKEHOLDERS MEETING
AGENDA
Monday, April 2, 2018

6:00 PM Welcome / Administrative Items / Information Updates
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Introductory Comments from Committee Chair – Jeff Salmon
Meeting Objectives – Alaina Ray
Discussion of Timing of InDesign Publishing Format for Comprehensive Plan

6:15 – 7:45 PM Loudoun 2040 General Plan Chapter 3: Natural &
Heritage Resources Review
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Staff Presentation
Stakeholders Committee General Questions
Round Robin Discussion

7:45 – 7:55 PM Break
7:55 – 8:40 PM Loudoun 2040 General Plan Chapter 4: Housing
Review
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Staff Presentation
Stakeholders Committee General Questions
Round Robin Discussion

8:40 – 9:25 PM Loudoun 2040 General Plan Chapter 5: Economic
Development Review
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Staff Presentation
Stakeholders Committee General Questions
Round Robin Discussion

9:25 – 9:30 PM Next Steps
Important Documents
A.
B.
C.
D.
E.
F.

Agenda 4-2-18
Staff Cover Memo 4-2-18
Loudoun 2040 General Plan Chapter 3: Natural & Heritage Resources
Loudoun 2040 General Plan Chapter 4: Housing
Loudoun 2040 General Plan Chapter 5: Economic Development
Envision Loudoun Round Three Public Open Houses Map

pg. 1
STAKEHOLDERS COMMITTEE MEETING | April 2, 2018

Attachment B

County of Loudoun
Department of Planning & Zoning
MEMORANDUM

DATE:

March 26, 2018

TO:

Stakeholders Committee

FROM:

Ricky Barker, Director of Planning & Zoning

SUBJECT:

April 2, 2018 Stakeholders Committee Meeting

General Plan Chapters
At the April 2 Stakeholders Committee meeting, staff will provide presentations regarding the
following documents, which are included in the April 2 Agenda Packet:
•
•
•

Loudoun 2040 General Plan Chapter 3: Natural & Heritage Resources (Attachment C);
Loudoun 2040 General Plan Chapter 4: Housing (Attachment D); and
Loudoun 2040 General Plan Chapter 5: Economic Development (Attachment E).

These draft General Plan Chapters provided in the April 2 Agenda Packet do not yet include most
maps or graphics; as such, some of the narrative text in the chapters may be converted to graphic
presentation, where appropriate. As a reminder, additional information on housing can also be
found in the Primer on Housing in Loudoun County prepared for the Housing Summit on October
16, 2017.
As with the previous chapters that the Stakeholders Committee has reviewed, these draft
chapters are not presented in the publishing program format (InDesign) that will be used for the
Plan. Due to the labor-intensive effort required to input the chapters into InDesign, and difficulty
when attempting significant revisions within the program, the chapters will not be transferred
into InDesign until they are further refined through the Stakeholders and Public Input process.
Our goal is to provide the Stakeholders Committee with the opportunity to review and comment
on the InDesign format for the Plan prior to the Plan being forwarded to the Board of Supervisors
and Planning Commission.

2|Page

As mentioned on previous occasions, the development of the draft chapters is an iterative
process and staff anticipates the chapters to evolve and be revised throughout the Plan review
and adoption process.
Round Three Public Input
The dates and locations for the Round Three Public Open Houses have been finalized. There will
be six Open Houses, including one during the day for participants who may not be able to attend
an evening meeting. A map (Attachment F) providing information for each meeting has been
included in the April 2 Agenda Packet. The Loudoun 2040 Comprehensive Plan will be made
available online for viewing and comment approximately one week prior to the first Open House.
The format for the Open Houses is currently being developed and will be reviewed at the April
30 Stakeholders Committee Meeting.

Loudoun 2040 General Plan Draft Version: April 2, 2018

Chapter 3 –
Natural and Heritage Resources
Vision
Protect and enhance the County’s natural and heritage resources for the enjoyment of current and
future generations.

What is New
Policy statements in the 2040 General Plan build upon commitments to protect and preserve the
County’s abundant natural and heritage resources for current and future generations. This Plan
identifies measures to improve and enhance water quality throughout the County as a top priority.
This Plan also seeks to further the County’s efforts in the protection of ridgelines and existing tree
cover. Recognizing the importance of the County’s historic, archaeologic, and scenic resources,
this Plan references the Heritage Preservation Plan as well as identifies the importance of adaptive
reuse, historic cemeteries, locally important resources, and African American and Native
American cultural resources.

Introduction
Abundant natural and heritage resources define Loudoun County’s unique sense of place. Natural
and heritage resources include the Potomac River edge, major rivers, stream corridors, floodplains,
wetlands, steep slopes, ridges and mountainsides, forested and vegetative landscapes, limestone
geology areas, farmlands, soil resources, important plant and habitats, historic and archaeological
sites, scenic areas and corridors, designated heritage areas, battlefields, historic cemeteries, and
cultural landscapes. Also of importance to the health, safety, and welfare of Loudoun residents are
those elements that are complementary to the natural and heritage resources, such as air quality
and the beauty of the night sky. Natural and heritage resources are tangible assets that make the
County an appealing place to live, work, play, and learn while contributing directly and indirectly
to Loudoun’s economy.

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Loudoun 2040 General Plan Draft Version: April 2, 2018

This chapter provides the guidance for balancing the protection of natural and heritage resources
in conjunction with the development and redevelopment of the County. Many of the County’s
natural and heritage resources are located primarily within the Rural Policy Area; however, these
resources should be preserved and protected when located elsewhere in the County as well. The
County has a history of protecting and preserving these important resources through policies,
regulatory measures, land acquisition, and educational programs. The protection of these resources
will not only provide environmental and heritage
benefits, but will enable residents to experience Throughout the Envision Loudoun
the natural environment within the context of the comprehensive planning process,
built environment. The protection of these residents shared their concerns and
resources is interrelated, creating a network of
suggestions. The public input
environmental and heritage resources. For
instance, the protection and preservation of sessions and online engagement
existing forest cover adjacent to a stream will activities indicate very strong
help to filter pollutants from entering the stream support for preserving the County’s
and provide for streambank stabilization, while natural and cultural resources as
also improving air quality, energy conservation, well as a desire for more
creating wildlife corridors, and protecting interconnected natural open space
archaeological resources.
Updating and adopting zoning regulations and
development standards to implement the
objectives of this chapter will be important for
protecting the health, safety, and welfare of
Loudoun residents as well as preserving natural
and heritage resources for the enjoyment of future
generations.

Principles
Protect and enhance natural and heritage
resources by considering the following:
•

•
•
•

areas. Overall comments on the
environment were the third highest
amount of comments received.
Comments stressed that natural
resources and green spaces be a
priority in future developments.
Scenic beauty, public enjoyment,
concerns about water and air
quality, the need for more parks
and public spaces, and light issues
were among some of the most
discussed topics.

Conservation – Careful management of
natural features within the built
environment.
Preservation – Retaining and protecting natural and heritage resources.
Restoration/Recapture – Enhancing natural and heritage resources wherever possible.
Education – Communicating the importance of natural and heritage resources.

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Loudoun 2040 General Plan Draft Version: April 2, 2018

Topics
Water Resources
River and Stream Corridor Resources (RSCRs) comprise
the County’s largest natural ecosystem supporting air
quality, water quality, and biological diversity. In the
event that the floodplain and adjacent steep slopes are
less than 100 feet beyond either stream bank, a 100-foot
minimum stream buffer will protect the river and stream
corridor. The buffers help to maintain stream bank
stabilization, temperature moderation, flood control, and
aquatic habitat as well as filter nutrients and sediments
from upland disturbances. Because rivers and streams
and their associated floodplains are dynamic, the buffers
help to ensure that development adjacent to the
floodplain today will not be in the floodplain in the
future. The 50-foot management buffer can be reduced if
it can be shown that a reduction does not adversely
impact the floodplain, adjacent steep slopes, wetlands,
and riparian forests of the river and stream corridor.

River and Stream Corridor
Resources (RSCRs) consist of
rivers and streams that drain
100 acres or more, associated
100-year floodplains, adjacent
steep slopes, and a 50-foot
management buffer
surrounding the floodplains
and adjacent steep slopes.
The 50-foot management
buffer protects the other
RSCR elements from upland
disturbances and adjacent
development.

The County has two Scenic Rivers—Goose Creek and Catoctin Creek (from Waterford to the
Potomac River). These scenic rivers are an important part of the County’s river and stream corridor
system. The County also seeks to preserve the Potomac River shoreline.
Major water resource issues for the County include ensuring an adequate supply of drinking water,
protecting groundwater and surface water from contamination and pollution, and preventing the
degradation of water quality in the watersheds.

Impaired Streams
Many stream segments across the County have been designated as “impaired” by the Virginia
Department of Environmental Quality (DEQ). In 2009, the County conducted an assessment of
streams within all the County’s watersheds. The County assessment indicated impairments in over
75 percent of County streams. One tool used by the County to help restore these degraded waters
is the Total Maximum Daily Load (TMDL) program, which is defined by Section 303(d) of the
Clean Water Act (CWA). The TMDL represents the amount of a pollutant that a waterway can
assimilate and still maintain its health. The TMDL identifies the pollutant responsible and the
suspected cause and source of the pollutant. Based on the TMDL, the County may be required to
develop and implement a TMDL Action Plan to reduce pollutants. If required, actions may include
stormwater pollutant reduction and mitigation projects, such as stormwater infrastructure retrofits,
reforestation, stream restoration, and/or riparian plantings. Additionally, Loudoun County is
located within the Chesapeake Bay Watershed and is currently subject to the Chesapeake Bay
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Total Maximum Daily Load (TMDL) and the Chesapeake Bay Watershed Implementation Plan
(WIP), which requires state jurisdictions within the watershed, including Virginia, to meet
sediment, phosphorus, and nitrogen reduction goals by 2025.
Due to the length of the TMDL process and the number of impairments in the County, it may take
decades before certain water quality restoration efforts achieve positive results. Additionally, given
the anticipated rate of development within the County, many areas will likely have entitlements
prior to the development of the local TMDL Action Plans. Taking a proactive approach towards
water quality efforts could help to avoid costly and time-consuming processes to restore water
quality to the required standards after development is completed.

Watershed Management Planning
The 2008 Comprehensive Watershed Management Plan (CWMP),
provided a preliminary classification of the County’s 161
subwatersheds into categories of “improve,” “mitigate and maintain,”
and “preserve.” The CWMP recommends approximately 90 specific
watershed management activities, some of which the County has
already implemented.
The CWMP recommended a watershed management plan pilot
project as the next step to achieving Loudoun County’s goal of
effective management of the County’s water resources. The watershed
management planning process is intended to address the many
mandates that the County must meet in each individual watershed.
These include the requirements of the National Pollutant Discharge
Elimination System (NPDES) Municipal Separate Storm Sewer
System (MS4) permit, watershed-specific TMDLs, and the Bay
TMDL. The County developed the Upper Broad Run Watershed
Management Pilot Project (UBRWMPP) in 2013-2014. The
UBRWMPP assessed the current conditions within the watershed,
developed watershed management practices that could be
implemented to make progress toward TMDL or other pollutant
removal goals for the Upper Broad Run watershed, and projected
future conditions with and without the implementation of suggested
watershed management measures. Lessons learned from the pilot
project can be applied to the remaining County watersheds.

Surface and Groundwater Resources

Since 2001, several efforts
have been completed
regarding water resources
within the County, such as
water quality monitoring,
the 2009 County Stream
Assessment, Strategic
Watershed Management
Solutions, the Chesapeake
Bay Watershed
Implementation Plan, the
Comprehensive Watershed
Management Plan, the
Upper Broad Run
Watershed Management
Pilot Project, and the
Countywide Floodplain
Remapping of February 17,
2017.

Groundwater supply is important as it is the primary drinking water source for residents of the
western Towns and rural areas. Loudoun Water provides drinking water from Goose Creek
Reservoir and Fairfax County. The western Towns provide water from wells, and Purcellville
augments this with surface water from the Hirst reservoir. As of 2018, there are over 15,000 private
groundwater wells, mostly in western Loudoun. In developed areas an increase in impervious land
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Loudoun 2040 General Plan Draft Version: April 2, 2018

cover contributes to diminishing groundwater capacity and stream degradation, as rainwater once
filtered through the soil to replenish groundwater is now kept above ground artificially and carried
via culverts and stormwater pipes directly to local streams.

Geologic and Soil Resources
The eastern half of Loudoun County is located in the
Piedmont physiographic province, and the western half is in
the Blue Ridge physiographic province. The Bull Run fault,
coincident with the eastern edge of the Catoctin Mountain,
forms the boundary line between the two provinces. Soils
and geologic information are important tools used in the development of land, predicting potential
impacts on erosion, water quality and quantity, and failing slopes, as well as insight into mitigating
post-development problems.

Physiographic provinces
are determined based on
geology and landforms.

Limestone
An area of approximately 18,000 acres (approximately 5.5% of the County) that lies north of
Leesburg and east of Catoctin Mountain is characterized as karst terrain. Karst terrain refers to
areas where the underlying limestone and other carbonate rocks have been dissolved over time by
naturally-occurring mildly acidic water, creating a landscape characterized by underground
cavities, sinkholes, and springs. These areas are susceptible to increased cavity collapse, ground
slippage, groundwater pollution, and threats to the stability of foundations and structures. On
February 17, 2010, the Board adopted amendments to the Zoning Ordinance that established the
Limestone Overlay District, which regulates development in limestone geology areas.

Prime Agricultural Soils
Prime agricultural soils are soils that are best suited for conventional agricultural use. These soils
account for approximately 19 percent of Loudoun County’s soils and are usually found in areas
that are nearly level to gently sloping, well drained, and with access to water sources. Loudoun’s
remaining best agricultural soils are generally located in the Rural Policy Area. Because the
County has emphasized the rural economy as an important part of its overall economic health,
prime farmland and agricultural soils are especially valuable. Once this land-based resource is lost,
it cannot be reclaimed. Prime agricultural soils are threatened by residential development, as they
are well suited for development because they are well-drained, generally found on mildly sloping
terrain, and have good drainfield potential. Since the establishment of the Loudoun County
Agricultural and Forestal District Program in 1979, over 43,000 acres are enrolled within 23
Agricultural and Forestal Districts (AFDs) 1 throughout the County.

1

As of September 25, 2017
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Mountainside and Steep Slopes
Steep slopes and moderately steep slopes occupy an area of approximately 53,000 acres
(approximately 16% of the County). Moderately steep slopes are areas with a 15 percent to 25
percent grade (identified by Slope Class D on Loudoun County soil maps). Steep slopes refer to
more environmentally critical slopes of greater than 25 percent (identified by Slope Class E on
Loudoun County soil maps). Improper use and disturbance can trigger increased erosion, building
failure, road failure, downstream flooding, and other hazards. In 1993, the County decided that the
protection of steep slope areas beyond just the mountainous portions of the County are important
and developed Steep Slope standards. Since the adoption of the Steep Slope standards, several
revisions have occurred, resulting in greater flexibility in the standards.
Mountains create an environment that contributes to the scenic character of rural Loudoun County.
Mountainsides contain headwaters to many of the County’s streams and are identified as a critical
groundwater recharge area for Western Loudoun County. The County’s hills and mountains
contribute to Loudoun’s beauty and are valued by residents, visitors, and rural businesses. They
are also highly sensitive to land disturbance and development. In addition to the destruction of
prime viewsheds, uncontrolled land disturbance within these areas can cause major soil slippage,
debris flows, or landslides. Disturbances that can initiate these land surface failures include
removal of trees and vegetation; cutting, filling, or blasting of the soil and bedrock; and altering
the soil moisture content by excessive groundwater withdrawal or changing surface water runoff.
The Zoning Ordinance regulates these areas through the Mountainside Development Overlay
District (MDOD). The MDOD contains land use restrictions and performance standards to
minimize the destruction of individual resources and the disturbance of the ecological balance of
these resources. The boundaries of the MDOD are based on a range of both technical and aesthetic
factors. Mountainside areas are divided into three areas depending on the elevation and the types
of resources present as determined by weighted analytical criteria (Somewhat Sensitive, Sensitive,
and Highly Sensitive). Policies also encourage mountainside areas to be placed under permanent
open space easement. Updates to the MDOD are included as an action step to bring the Zoning
Ordinance and the Plan guidance into alignment.

Forest, Trees, and Vegetation
Loudoun County has some of the state’s best hardwood stands for lumber and veneer production.
Working forests in rural areas contain valuable stands of hardwood timber, while trees and forest
resources in the more urban portions of the County help to make them attractive places in which
to live, work, and visit. The County’s forests and trees also improve air and water quality, offer
important habitat for birds, small mammals and other wildlife, and provide buffers between
communities. Forests and trees conserve energy by providing shade and evaporative cooling
through transpiration. They also reduce wind speed and redirect airflow, reduce stormwater runoff
and soil erosion, and can increase real property values. Riparian forests along streams provide the
greatest single protection of water quality by filtering pollutants from stormwater runoff,
decreasing stream bank erosion, and maintaining the physical, chemical, and biological condition
of the stream environment.
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Loudoun 2040 General Plan Draft Version: April 2, 2018

The County supports the incorporation of existing tree cover into required buffers as well as the
control and removal of invasive species. The utilization of existing vegetation to meet
requirements for the screening of uses and within required landscape buffers is preferred over the
removal and planting of new vegetation. Action steps call for the submittal of a Tree Cover
Inventory as part of development applications to evaluate existing tree cover and identify areas
worthy of preservation. Forest resources are also protected through Agricultural and Forestal
Districts, easements, and other voluntary means, as well as through the implementation of the
MDOD, LOD, and Steep Slope Standards.

Historic and Archaeological Resources
Identifying historic, archaeological, and scenic resources and preserving these resources will
enrich and protect the County’s heritage. Most of these elements will remain in private ownership
and can be regulated through protective buffers, donation of open space easements, and
performance standards. A number of implementation steps can also be used, including state and
federal programs, County historic districts and zoning regulations, mapping and surveying, and
site design.
Since 1972, Loudoun County has protected its unique historic assets through the designation of
local historic districts. There are six County-administered Historic and Cultural Conservation
Districts: Aldie, Bluemont, Goose Creek, Oatlands, Taylorstown, and Waterford and two Countyadministered Historic Site Districts: Welbourne and the Broad Run Toll House properties. The
County has also designated a Historic Roadways District. The Beaverdam Historic Roadways
District comprises a network of 32 rural roads. In addition, the incorporated Towns of Leesburg,
Middleburg, and Purcellville administer local historic districts through their zoning ordinances.
There are also five National Historic Landmarks in the County, including Balls Bluff Battlefield,
Dodona Manor, Oatlands Plantation, Oak Hill, and Waterford. Nearly 7,000 individual historic
structures and archaeological sites have been identified through surveys in the County to date. The
County has 88 sites listed in the National Register of Historic Places. Not all of the surveyed
resources have been protected or preserved. Many have likely been destroyed during the land
development process. An analysis of the number of structures and sites lost during the land
development process has not been conducted.
Most of the County-initiated comprehensive survey work was completed in the early 2000’s, such
as the Post-Civil War structure survey (2003) and an African American Sites survey (2004). The
County also conducted surveys in 2016 for the Ball’s Bluff Battlefield Expansion Project and a
Rural Schools Survey. The County and State database of surveyed resources is largely augmented
through the Phase 1 archaeological and historic resources survey required with legislative and
preliminary subdivision applications, as well as private property owners requesting listing in the
National Register of Historic Places.
The Board of Supervisors adopted the Heritage Preservation Plan (HPP) on December 15, 2003,
and a subsequent amendment to the HPP on February 9, 2009. The creation of a Heritage
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Loudoun 2040 General Plan Draft Version: April 2, 2018

Commission (HC) is the principal mechanism for implementing many of the recommendations in
the HPP. The HC was created on February 14, 2011, providing expertise and a range of public and
private sector experience to heritage issues. Since the adoption of the HPP in 2003, the County has
recognized the need to focus attention on heritage resources associated with historically
marginalized communities in the County. Because African American communities and Native
American communities are not well represented in the historic, written record, the County
recognizes the importance of archaeological resources, oral histories, historic settlements,
cemeteries, burial grounds, and places of worship to understand, preserve, and interpret the lives
and contributions of these Loudoun residents. Development applications will be evaluated using
both the HPP and this Plan.

Cultural Landscapes
Cultural landscapes include heritage areas and corridors, scenic byways and waterways,
battlefields, and historic cemeteries. There are several roadways within the County that are
designated as Virginia Byways. Goose Creek and a portion of Catoctin Creek are designated as
State Scenic Rivers. In 2002 the County established the Beaverdam Creek Historic Roadways
District to protect a cultural landscape that has changed little since Loudoun County’s formation
in 1757. Two nationally recognized heritage areas are within the boundaries of Loudoun County—
the Journey Through Hallowed Ground and the Mosby Heritage Area. The Journey Through
Hallowed Ground follows Route 15/20 from Gettysburg in Pennsylvania (a designated National
Byway), through Loudoun County, to Monticello in Charlottesville, Virginia. In February, 2008,
the Board of Supervisors passed a resolution in support of the Heritage Area, and the County is a
partner with the Journey Through Hallowed Ground project. The Mosby Heritage Area, formed
in 1995, represents the cultural landscape and landmarks of three centuries of our nation’s history.
The Mosby Heritage Area encompasses parts of four counties including all of western Loudoun
and all of the towns in the County.

Plant and Wildlife Habitats
Plants and animals play an important role in nature’s lifecycle and its ecosystems. For wildlife
habitats, large contiguous parcels of natural open space are preferable to more numerous, but
disconnected and smaller areas. The creation of a larger network helps ensure the viability of the
habitat.
While many high-quality plant and animal habitats have already been lost or altered due to land
development, the County still has a number of unique and natural habitat areas. The largest
contiguous areas of forest and naturally vegetated land are on mountainsides, steep slopes, and
along stream channels. These areas play a key role in preserving the abundance and diversity of
the County’s remaining plant and wildlife resources. The integrated approach to preserving natural
and heritage resources is intended to help prevent habitat fragmentation, while enhancing
ecological connections with larger areas. The County strives to protect, preserve, and create largescale plant and wildlife habitats that overlap with other important resources and resource systems.
The County will also protect habitat for rare, threatened, and endangered plant and animal species
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in accordance with the Federal Endangered Species Act. Action steps call for legislative
development applications that have the likelihood of one or more natural heritage resource 2, to
conduct a species assessment and develop a plan for impact avoidance in cases where the presence
of the species is identified.

Complementary Elements
Complementary elements consist of elements that are not directly a part of the land-based
environmental and heritage resources but complement them. They include air quality, and lighting
and the night sky.

Air Quality
Loudoun’s air quality is threatened by air pollution from automobile and aircraft emissions,
removal of forest cover, heating furnaces, and power plants. In order to meet the federal goals of
the Clean Air Act, the County offers an integrated land use approach that protects air quality by
planning development in locations that are close to major transportation facilities and transit nodes,
limiting densities in the Rural and Transition Policy Areas, and promoting and implementing
alternative modes of transportation. Loudoun is included in the US Environmental Protection
Agency’s (EPA’s) Washington DC nonattainment area for meeting national standards for air
contaminants. The County has an active role on the Metropolitan Washington Air Quality
Committee (MWAQC) and the National Capital Region Transportation Planning Board (TPB).

Lighting and the Night Sky
The beauty of the County’s night sky is threatened by excessive and improper lighting. Artificial
lighting is intended to be minimized and light pollution reduced while maintaining the primary
purpose of light for public safety and visibility. Action steps call for updating lighting standards
that promote quality and energy-efficient lighting and preserve the natural beauty of the night
skies.

Influences and Opportunities
As the County continues to experience growth, the opportunities and challenges to preserve and
conserve natural and heritage resources will increase. A proactive approach to water quality could
help to avoid costly and time-consuming processes to restore water quality as part of TMDL Action
Plans. Through watershed management plans, the County has the opportunity to identify those
areas that will help to improve water quality in areas where it is most needed. The County also has
the opportunity to document efforts to promote sustainability, environmental stewardship, and
protect the environment. The County should continue to support and build upon work that has
2 Natural heritage resources include rare, threatened, and endangered plant and animal

species; exemplary natural communities, habitats and ecosystems; and other natural features
of the County.
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already begun and consider the development of a sustainability plan or an annual report
highlighting work that is being done. The Board of Supervisors can use this report to identify future
goals. Essential to the preservation of heritage resources and cultural landscapes is proactive
survey and evaluation of these resources as provided in the HPP.

Policies, Strategies, and Actions
Natural and Heritage Resources
Policy 1: Provide protection for natural and heritage resources.
Strategy

1.1.

Support mechanisms to further the goals of conservation, preservation,
restoration/recapture, and education to protect the health, safety, and welfare of
Loudoun residents.

Actions

A. Maintain a map of natural and heritage resources as part of an integrated system and
contiguous network of natural and passive open spaces, and active recreational sites.
B. Identify those properties that are not conducive to development due to sensitive
environmental, cultural, and historical characteristics, and promote their purchase
through various programs (such as a PDR/TDR program, land trusts, etc.).
C. Adopt zoning regulations and development standards that implement a Conservation
Design or similar process applicable to land development.
D. Update the Facilities Standards Manual, the Land
Subdivision and Development Ordinance, and other Purchase of Development
development standards to implement the natural and Rights (PDR), Transfer of
heritage policies.
Development Rights (TDR),
E. Establish a PDR/TDR program that protects agricultural, and Conservation Easements
natural, historic, and scenic resources.
are tools that are available to
F. Use the Conservation Design process, Use Value
the County to protect and
Assessment Program, Agricultural and Forestal Districts,
the PDR/TDR program, public and private partnerships, preserve open space, farms,
and other regulatory and incentive-based efforts for the and natural and heritage
preservation, conservation, restoration, and management resources in perpetuity,
of the County’s natural and heritage resources. Explore allowing landowners to
and implement additional incentive-based approaches.
retain ownership of their
G. Retain conservation easements as a tool to protect open
property, while maximizing
space areas in subdivisions and to ensure long-term
maintenance and protection of the area. Such easements the economic value of the
will be recorded as part of the subdivision process and land.
include public access, where appropriate.
H. Direct public investment and resources toward completing a natural and heritage
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resource network and recapturing natural and heritage resources in developed areas.
Ensure that development proposals that impact one or more natural and heritage
resources offset impacts by enhancing and/or recapturing natural and heritage
resources elsewhere onsite.
Ensure that development proposals create links to adjacent natural and heritage
resources to create an integrated network.

I.

J.
Strategy

1.2.

Promote private, state, and federal conservation programs and their allocated resources
to advance conservation programs within the County through public and private means
such as grants, voluntary easements, dedications, etc.

Action

A. Study and if feasible aid in the establishment of a conservation foundation whose main
purposes are to educate landowners about the income and estate tax benefits of
conservation easement donation.
Strategy

1.3.

Act as a leader and educator in environmental design to achieve and sustain a highquality built environment.

Action

A. Provide incentives for innovation and good design and collaborative
public/private/community partnerships for program implementation including
provisions for awards of certificates of excellence in environmental design for the
public and private sectors.

River and Stream Corridor Resources
Policy 2: The County will protect natural ecosystems, restore water quality, serve
Loudoun’s population, and support the built environment through healthy surface
and groundwater resources.
Strategy

2.1.

Establish and maintain a healthy river and stream corridor ecosystem that meets desired
water quality standards, protecting from the damages of soil erosion and flooding while
promoting biological diversity.

Actions

A. Amend zoning regulations and development standards, including but not limited to
the Floodplain Overlay District (FOD) and Scenic Creek Valley Buffer sections, to
address the objectives of the RSCR policies. Zoning regulations and development
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B.

C.

D.

E.
F.
G.

H.
I.

J.

K.

L.

M.
N.

standards will establish performance standards and best management practice
requirements to ensure the health and biological integrity of the river and stream
corridors and minimize adverse impacts.
Develop and implement a watershed management plan for each watershed,
establishing development guidelines and performance standards to protect water
quality. The County will follow the recommendations of the 2008 Comprehensive
Watershed Management Plan.
Consider appropriate standards and regulations to protect natural streams from the
harmful effects of increased stormwater volume, velocity, and pollutant loads
resulting from development.
Protect the headwaters of the Catoctin and Goose Creeks by establishing appropriate
regulations for the Catoctin, Shorthill Mountain, and the Blue Ridge Mountains, to
limit diversions of water from the headwaters and to prevent stream pollution.
(New) Encourage stormwater Best Management Practices on-site or as close to the
area being treated as possible to prevent increased nutrient and sediment runoff.
(New) Establish incentives and/or a funding program for reforestation, stormwater
management (SWM)/BMP projects, and SWM/BMP retrofits.
(New) Support the retrofitting of older stormwater systems and the rehabilitation of
degraded areas to enhance pollution removal capabilities and create open space
amenities.
Promote the use of low-impact development to replicate natural hydrologic patterns
and alleviate the strain on centralized systems.
Support and incentivize reforestation for degraded forested areas in upper stream
reaches that do not include Major Floodplain and promote natural regeneration within
the limits of the Major Floodplain to mitigate the loss of native canopy coverage as a
result of construction.
Maintain standards for activities that propose pollution sources such as the storing and
dispensing of petroleum products, chemical storage, and sale or transfer of potential
contaminants.
Maintain a working relationship with the Federal Insurance Administration of the
Federal Emergency Management Agency (FEMA) for continued participation in the
National Flood Insurance Program (NFIP). The County will also maintain its current
status as a Cooperating Technical Partner (CTP) in FEMA’s Flood Map
Modernization program.
Work with the incorporated Towns to establish overall water quality goals and specific
standards for individual streams and river and stream corridors, consistent with
County RSCR objectives and policies.
Coordinate with the Metropolitan Washington Airport Authority regarding water
quality protection within the Broad Run watershed.
Promote and encourage community programs, such as the “Adopt-A-Stream”
program, in order to keep river and stream corridors free of litter and debris and as a
means of promoting public awareness of the County’s river and stream corridors.
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Loudoun 2040 General Plan Draft Version: April 2, 2018

O. Support the interstate 2014 Chesapeake Bay Watershed Agreement, a watershed
partnership signed by the governors of Virginia, Maryland, West Virginia, Delaware,
New York, and Pennsylvania, as well as the District of Columbia and the U.S.
Environmental Protection Agency (EPA). The County supports Virginia’s action
towards meeting the Chesapeake Bay Total Maximum Daily Load (TMDL) and
watershed implementation plans.
P. Support the mitigation of stream and wetland impacts and the creation of stream and
wetland mitigation banks within Loudoun County to improve water quality in
Loudoun.
Q. Maintain the County’s Predictive Wetland Model and require submittal of digital
wetland delineations in conjunction with land development applications in order to
develop a reliable wetlands inventory and map of wetland areas.
Strategy

2.2.

Establish River and Stream Corridor Resource (RSCR) buffers to promote river and stream
health (streambank/streambed stability, temperature moderation, nutrient removal,
sediment removal, flood control, and aquatic food and habitat).
A. Develop and use incentives to encourage property-owners to establish and maintain a
100-foot minimum riparian stream buffer.

A 100-foot minimum stream
buffer protects rivers and
streams when floodplains
and adjacent steep slope
areas do not extend beyond
either bank by 100 feet. The
RSCR 50-foot management
buffer protects the other
elements of the RSCR from
upland disturbances and
adjacent development. The
RSCR 50-foot management
buffer will not be added to
the 100-foot minimum
stream buffer.

The RSCR 50-foot
management buffer can
be reduced if it can be
shown that a reduction
does not adversely impact
the other elements of the
RSCR, and that
performance standards
and criteria, developed as
part of the implementation
of the RSCR policies, are
met and maintained.

Conservation Design
techniques will protect and
preserve river and stream
segments draining less than
100 acres and wetlands that
are not part of the RSCR.

Picture placeholder.

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Loudoun 2040 General Plan Draft Version: April 2, 2018

Permitted Uses in the RSCR
Permitted uses within the RSCR are intended to support or enhance the biological integrity and
health of the river and stream corridor. These uses are intended to have minimal adverse effects on
natural and heritage resources. Development of such uses requires mitigating impacts while
complementing the hydrologic processes of the river and stream corridors including flood protection
and water quality. New uses should be limited to:
a. Road crossings, rail crossings, bridges, and drive-way crossings.
b. Public water and sewer.
c. Local and regional stormwater management facilities within the minor floodplain river and
stream corridor resource only (subject to best management practice requirements).
d. Public lakes and ponds (subject to best management practice requirements).
e. Public water supply reservoirs.
f. Historic and archaeological sites.
g. Paths and trails – including footpaths, biking or hiking paths, and horse trails (of a permeable
material only).
h. Passive recreation – limited to hiking, biking, horseback riding, picnicking, camping, climbing,
hunting, fishing, and wildlife viewing.
i. Active recreation within the minor floodplain river and stream corridor resource only.
j. Agricultural activities, but not structures – including crop planting and harvesting and grazing
(subject to appropriate best management practice requirements).
k. Silviculture – as required to care for forests and not commercial forestry (limited to forest
preservation and tree planting, limited tree clearing and clearing of invasive species, tree
trimming and pruning, and removal of individual trees (subject to appropriate best
management practice requirements).
l. Planting native vegetation (subject to appropriate best management practice requirements).
m. Conservation – including stream restoration projects, facilities and activities; Adopt-A-Stream
programs; scientific, nature and archaeological studies; and education programs.

Strategy

2.3.

Protect and enhance impaired streams and their tributaries to improve water quality and
provide ecological benefits while also providing opportunities for passive recreation.

Actions

A. (New) Encourage the implementation of enhanced pollutant control measures and
watershed management strategies such as: downspout disconnection; tree
planting/reforestation, especially within riparian areas; storm drain marking; stream
restoration; wetland creation; adding best management practices (BMPs); enhanced
stormwater management ponds; enhanced pollution/erosion control measures;
coordination and outreach with VDOT and owners associations on use of sand and
anti-ice matericals in snow removal/road clearing operations; and stormwater pond
conversion.
B. Actively participate in regional water quality initiatives to protect and improve water
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Loudoun 2040 General Plan Draft Version: April 2, 2018

quality.
C. Comply with the Virginia General Permit for stormwater discharges from small
municipal separate storm sewer systems (MS-4 General Permit).
D. Prepare and implement TMDL Action Plans, as necessary to meet TMDL
requirements. The Action Plans, designed to improve the County’s surface water
quality may include working with other entities, such as the Loudoun Soil and Water
Conservation District (LSWCD) and Virginia Cooperative Extension-Loudoun (VCELoudoun).
E. Collaborate with the Department of Environmental Quality on any pollution
impairment issues within streams and support volunteer water quality monitoring
efforts and coordination of these efforts with federal, state, and local water quality data
collection.

Surface Water Resources
Strategy

2.4.

Protect rivers and public drinking water reservoirs to ensure a clean, safe, and adequate
supply of drinking water.

Actions

A. Protect lands that are critical to the quality of key water supplies through easement,
fee simple acquisition, regulatory measures, or other sufficient measures. Restore
filtration and erosion control functions through the re-naturalization of these areas.
B. Develop and implement a watershed overlay district for all public water supply
reservoir watersheds, establishing more stringent development guidelines and
performance standards to protect water quality.
C. Develop and implement a Potomac River shoreline management plan and seek to
coordinate this effort with adjacent jurisdictions (local, state, and regional
organizations, advisory boards, and citizen groups). This Plan should include:
 The boundaries of the study area,
 A comprehensive natural resources inventory,
 Policy recommendations for river corridor management and
protection,
 A process for integrating the participating groups, and
 A plan for acquiring and managing open space corridors along
the Potomac River.
D. Establish appropriate standards and land uses to protect drinking water supplies.

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Loudoun 2040 General Plan Draft Version: April 2, 2018

Protect public water supply
reservoirs, Scenic Rivers, the
Potomac River, and the Bull
Run by providing a 300-foot
no-build buffer or the other
elements RSCR, whichever is
greater. As an important
regional water source and
supplier to the Occoquan
Reservoir, the Bull Run will
have an additional 200-foot
transitional buffer beyond
the no-build buffer. The
RSCR performance
standards, best
management practice
requirements, and list of
permitted uses will apply to
the no-build and transitional
buffer, except adjacent to
existing or planned drinking
water reservoirs where
stormwater management
facilities will not be
permitted.

The limits of the 300-foot
no-build buffer for
reservoirs will be based on
their projected high water
mark where expansion is
proposed.

Picture place holder.

A distance of 1,000 feet
from the Beaverdam and
Goose Creek reservoirs is
designated as a priority
open space area for the
voluntary creation of a
greenbelt. This voluntary
greenbelt extends 1,000
feet beyond the 300-foot
no-build buffer established
to protect water supply
reservoirs. This greenbelt
will be created through
various mechanisms such as
land donations,
conservation easements,
purchase of development
rights, and other land
conservation mechanisms.
Such additions will be
considered as fulfilling open
space requirements.

Groundwater Resources
Strategy

2.5.

Preserve and protect groundwater quality.

Actions

A. Develop and implement a comprehensive groundwater protection strategy to ensure
adequate water supply.
B. Initiate and maintain a comprehensive pollution management program to protect
groundwater resources.
C. Local wellhead protection plans will be taken into consideration during review of
development applications to maintain drinking water quality and protect groundwater
from contamination.
D. Limit the installation of additional wells and limit the number of additional households
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Loudoun 2040 General Plan Draft Version: April 2, 2018

dependent on wells through water conservation efforts and through the use of
communal and/or central water systems where feasible and as approved by Loudoun
Water.
Assess the recharge and consumption rates for groundwater in each watershed by
analyzing data from groundwater level monitoring and stream flow measurements. If
negative impacts are detected, the information will be presented to the Board of
Supervisors for appropriate action.

E.

Soils and Geologic Resources
Policy 3: Preserve and protect the County’s unique geologic characteristics,
farmland, steep slopes, mountainsides, and ridgelines recognizing their sensitivity to
land disturbance and development as well as their contribution to the quality of life
valued by residents and visitors.
Limestone Geology Areas
Strategy

3.1.

Protect limestone geology areas susceptible to sinkholes, cavity collapse, ground
slippage, pollution, and other hazards.

Actions

A. Maintain performance standards for lands within areas underlain by limestone.
B. Identify pollution sources and establish appropriate standards for reducing pollution
in areas underlain by limestone.
C. Monitor groundwater and surface water in areas underlain by limestone, and if
monitoring recognizes negative impacts, the information will be presented to the
Board of Supervisors for appropriate action.

Establish development
standards for areas underlain
by limestone, including
minimum setback distances
from sinkholes, rock outcrops,
and other Karst features due
to the potential for
environmental damage and
to ensure public health and
safety.

Picture placeholder.

Limit development within
areas underlain by
limestone to avoid
development in areas of
identified Karst features.

Communal water and
wastewater systems for
new development in areas
underlain by limestone is
preferred, unless it is
demonstrated to the
County that other types of
systems achieving the
same or superior
performance standards
are suitable.
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Loudoun 2040 General Plan Draft Version: April 2, 2018

Prime Agricultural Soils
Strategy

3.2.

Preserve and protect prime farmland and agricultural soils, recognizing their importance
to the overall economic health of the rural economy.

Actions

A. Develop a public education program that will focus on communicating advantages
associated with private protection of Prime Agricultural Soils.

Steep Slopes, Moderately Steep Slopes and Mountainside Areas
Strategy

3.3.

Protect steep slopes, ridgelines, and mountainside areas against destabilization, erosion,
building and/or road failure, downstream flooding, and other hazards and to maintain
the scenic and rural nature of these areas.

Actions

A. Manage development in mountainside areas using
performance standards and regulations to minimize All subdivisions of
negative environmental impacts, minimize land three lots or more will
disturbance, protect the ridgelines, maintain require a Special
woodlands, plant, and wildlife habitats; and preserve
Exception in Sensitive
natural features and rural character as requirements
for approval of the location of proposed and Highly Sensitive
defined areas.
development.
B. (New) Protect ridgelines so that structures blend
naturally into the mountain landscape through
updates to the Mountainside Development Overlay District or the development of a
Ridgeline Protection Overlay District.
C. Monitor and amend zoning regulations and development standards to ensure
consistency with the objectives of the mountainside area policies.
D. Establish performance standards for unavoidable development on questionable soils
as defined by the International Building Code.

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Loudoun 2040 General Plan Draft Version: April 2, 2018

Prohibit land disturbance on
naturally occurring slopes
with a grade of more than
25 percent and/or with the
soil Slope Class of E, with
limited exceptions, such as
access easements to
existing lots where no other
access is possible.
Performance standards will
be applied to protect soils,
vegetation, and other
environmental features in
areas where these
exceptions are permitted or
are allowed by special
exception.

Preserve forests and
indigenous vegetation on
steep slopes (greater than
25 percent). On moderately
steep slopes (15-to-25
percent grade), clearing will
be limited to only essential
clearing that is necessary for
home construction, road
construction, and utility
installation. Agricultural
activities, excluding
structures, may be allowed
on steep slope areas
provided that an approved
Forest Management Plan or
Farm Management Plan,
whichever is applicable, is
implemented.

Special performance
standards are to be used to
protect slopes with grades
from 15 to 25 percent
and/or with the soil Slope
Class of D. These standards
will include best
management practices and
locational clearances for
clearing and grading. The
County will establish
incentives to locate
development outside of
these areas.

Picture placeholder.

Forests, Trees, and Vegetation
Policy 4: Preserve, protect, and manage Loudoun County’s forests and trees for
current and future use and enjoyment, recognizing these resources provide many
benefits, such as improving air and water quality; offering important habitat for
birds, small mammals and other wildlife; providing buffers between communities;
conserving energy; reducing wind speed and redirecting airflow; and reducing
stormwater runoff and soil erosion.
Strategy

4.1.

Preserve, protect, and manage forest resources for their economic and environmental
benefits.

Actions

A. Require a Tree Cover Inventory as part of all development applications and, where
applicable, require a Tree Conservation Plan for designated Tree Conservation Areas;
such plan should demonstrate a management strategy that ensures the long-term
sustainability of these designated areas and address the removal and monitoring of
invasive woody vegetation and insects.
B. (New) Incentivize and encourage the preservation of existing trees within required
landscape buffer areas and for screening of uses.
C. Require the removal of invasive plant species during the development process.
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Loudoun 2040 General Plan Draft Version: April 2, 2018

D. Explore the development of a Tree Preservation Ordinance.
E. Inventory and map trees and indigenous vegetative resources to be preserved or
managed in accordance with County standards and create and maintain a database of
these resources to include, but not be limited to, old growth forests, significant tree
stands, specimen trees, heritage trees, and State or National Champion trees.
Strategy

4.2.

Promote tree planting and preservation as a means to reduce the heat island effect and
improve water quality, air quality, and wildlife habitat.

Action

A. Prioritize the planting of indigenous vegetation, specifically those corridors that
provide connections to other natural and heritage resources.

Historic, Archaeologic, and Scenic Resources
Policy 5: Loudoun County’s scenic and heritage resources that comprise its
distinctive cultural landscapes include Scenic Rivers and Byways, historic buildings,
archaeological sites, battlefields, and historic cemeteries. These resources are the
foundational elements of the County’s changing landscape. Protected, and enhance
scenic and heritage resources recognizing them as relevant, character-defining
elements of both the natural and built environments.
Strategy

5.1.

Preserve cultural and scenic character through conservation and preservation of
designated heritage areas, battlefields, cemeteries, scenic corridors, Scenic Rivers, the
Potomac River, significant geological features, archaeological sites, historic structures
and their settings.

Actions

A. (New) Evaluate land development applications within the context of this Plan as well
as those more specific policies contained in the Heritage Preservation Plan.
B. (New) Evaluate the Heritage Preservation Plan every five years and update if
necessary.
C. Require an archaeological and historic resources survey for all development
applications. This survey must include a plan for recordation of identified resources
and measures for preservation, mitigation, and adaptive reuse. The County will
maintain a repository for artifacts recovered from required surveys to be used for
research and public education purposes.
D. Evaluate the historic or archaeological value of inventoried resources based on criteria
set forth in the Secretary of the Interior’s Standards that include historic context and
site integrity. Resources will be evaluated for consideration for State and National
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Loudoun 2040 General Plan Draft Version: April 2, 2018

E.

F.
G.

H.
I.
J.

K.

L.

M.

N.

O.

P.

Registers. The County’s cultural resource inventory will be updated through the land
development process and County-sponsored historic surveys.
(New) Identify locally important historic and archaeological resources through survey
and community outreach that meet criteria for listing on the County Heritage Register
as outlined in the Heritage Preservation Plan.
(New) Identify, delineate, and map historic cemeteries, burial grounds, and graves to
ensure they are protected from destruction or neglect.
(New) Identify African American and Native American cultural resources to fill voids
in the County’s database of heritage resources and create policies and programs that
protect, preserve, and interpret these resources for the benefit of county residents.
Maintain the County’s database by using the inventory of cultural resources as a
dynamic body of data to be reevaluated as needed.
Require an applicant to submit an assessment of historic significance prior to issuing
a demolition permit for a structure that is fifty years old or older.
Work with local communities to protect and enhance the character of cultural
landscapes and historically significant sites through the designation of County Historic
and Cultural Conservation Districts.
Preserve and protect significant cultural and scenic resources from development
impacts by promoting private or public acquisition, easements, and the use of
PDR/TDR programs.
Where consistent with the applicable provisions of the Virginia Code Section 15.22303, cash contributions may be provided for the enhancement and/or improvement
of historic features within the County to fulfill the open space guidelines if the County
agrees to or requests the exchange.
Prioritize the adaptive reuse of historic structures that are of local, regional, or national
significance as the primary method of preserving the county’s diverse collection of
historic architecture within the framework of sustainable development.
(New) Amend zoning regulations and development standards to ensure the viability
of adaptive reuse, particularly in the County’s villages where the ability to reuse
historic structures is vital to the historic character and vitality
of these communities.
Prepare and implement corridor management plans, A viewshed analysis for a
including identifying and defining viewsheds for the Scenic River typically
County’s Scenic Rivers in order to protect their natural and involves looking at both
scenic quality.
the view from the
The County will not permit diversion of Scenic Rivers under
resource itself as well as
any circumstances.

the view towards the
resource.

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Loudoun 2040 General Plan Draft Version: April 2, 2018

Natural Heritage Resources
Policy 6: Preserve, protect, and create a network of privately and publicly protected
open space, favoring large contiguous areas over smaller disconnected areas,
maintaining green infrastructure assets, preventing habitat fragmentation, and
reinforcing the unique character of the diverse communities in the county.
Strategy

6.1.

Conserve and protect natural heritage resources including rare, threatened and
endangered plant and animal species; exemplary natural communities, habitats, and
ecosystems; and other natural features of the County.

Actions

A. Utilize open space requirements, passive recreation, nature preserves, incentives, and
regulations to protect areas of natural biodiversity and rare, threatened, and
endangered plant and animal species to foster the implementation of the Federal
Endangered Species Act.
B. Development applications will identify Loudoun County’s natural heritage resources
through coordination with the Virginia Department of Conservation and Recreation
(VDCR), Division of Natural Heritage and the Virginia Department of Game and
Inland Fisheries (VDGIF). For those development applications that have a likely
presence of one or more natural heritage resource, the County will require the
applicant to conduct a species assessment and develop a plan for impact avoidance in
cases where the presence of the species is identified.
C. Encourage the study of natural heritage resources by qualified research organizations
such as the VDCR and VDGIF and develop implementation strategies for the
preservation of identified natural heritage resources.

Wildlife Habitats
Strategy

6.2.

Conserve and protect wildlife habitats, wildlife travel corridors, and access to streams
and water sources through the preservation of natural resources such as indigenous
vegetation, forest cover, woodlands, floodplains, streams and stream corridors,
wetlands, and undeveloped areas associated with steep slopes.

Actions

A. Encourage the incorporation of indigenous vegetation into the landscape design of
new development.
B. Promote and support the establishment of public and private nature preserves
throughout the County as part of the protection of natural and heritage resources.
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Loudoun 2040 General Plan Draft Version: April 2, 2018

Complementary Elements
Policy 7: The County promotes healthy air and low levels of light pollution as
essential elements for current and future residents.
Air Quality
Strategy

7.1.

Preserve and protect air quality.

Actions

A. Comply with the requirements of the Federal Clean Air Act Amendments of 1990
through support of the State Implementation Plan (SIP).

Lighting
Strategy

7.2.

Prevent light pollution.

Actions

A. Update lighting standards to achieve the following:
 Promote the use of lighting for convenience and safety without the
nuisance associated with light pollution.
 Promote a glare-free environment through proper lighting performance
standards to improve visibility and enhance public safety.
 Promote appropriate lighting standards to conserve energy.
 Develop appropriate lighting standards to prohibit unnecessary and
intrusive light trespass that detracts from the beauty and view of the
night sky.

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Loudoun 2040 General Plan Draft Version: April 2, 2018

Chapter 4 - Housing
Vision
Provide housing options for all people who want to work and live in Loudoun County that can
accommodate a variety of lifestyles, households, ages, cultures, market preferences, incomes, and
special needs.

What is New
The 2040 General Plan creates the critical connection between providing the types of housing
necessary for Loudoun to remain competitive and successful as a community. This plan
emphasizes providing the right type of housing at the right locations near the jobs, schools, and
transportation facilities. The plan also calls for greater public/private partnerships, changes to our
zoning regulations, and looking for opportunities for adaptive reuse. This plan seeks to find a
realistic and economic way to provide the appropriate incentives for overall increases in residential
density in exchange for more workforce and affordable housing with new development.

Introduction
During much of the first two decades of the 21st century, Loudoun County was the fifth fastest
growing county in the country. Over this time period, the convenient access to Washington, DC
and the scenic qualities of Loudoun, coupled with strong demand for residential development, led
to the development of Loudoun’s many high quality neighborhoods. The County primarily
accommodated this growth in the eastern portion of the County where the market forces for new
development have been strongest due to the area’s closer proximity to Dulles International Airport
and Washington, DC. This development has resulted in a shrinking supply of available land for
further growth, yet there remains strong market demand for housing in Loudoun County.
In these circumstances, the housing supply available to accommodate new residents naturally
diminishes, unless new housing is created to meet the demand. As demand for housing increases
and the available housing supply decreases, competition for the available housing supply causes
housing costs to escalate. These market forces have resulted in Loudoun containing some of the
most highly valued residential communities in the region, which has increasingly priced many
people out of the County’s housing market. In addition, recent national trends show that personal
housing preferences are changing for many demographic groups leading to demand for different
housing types and lifestyle options.
All of this presents challenges in achieving the County’s vision of providing a full spectrum of
housing to support our community. An adequate supply of housing—varied in type and price, both
rental and for-sale, in convenient locations—is a fundamental ingredient of a complete, inclusive,
and enduring community. The creation of sustainable housing requires that the pattern of
residential development—its design, density, location, cost, and performance—benefit the user
and community now and over time.

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Loudoun 2040 General Plan Draft Version: April 2, 2018

Reaching this vision requires a multi-prong approach that will take coordination throughout the
government, private sector, and overall community. This approach begins by reaffirming current
policies, actions, and programs that are successful and setting forth new and innovative
strategies/actions and a commitment to implement them.

Community Input
Throughout the Envision Loudoun comprehensive planning process, the public shared their
concerns about available housing choices for both the present and future. The following is a
summary of the attitudes and ideas expressed by participants at community outreach sessions and
online engagement activities.
•

•
•

•

•
•
•
•
•

There was strong, although not universal, preference for a greater range of housing
choices in the County in response to a general rise in housing costs, long commutes
for workers who work in the County but cannot afford to live in the community, and
a general shortage of options for millennials and/or empty nesters.
There was support for increasing the overall quantity of housing to accommodate
demand and increasing density around transportation investments.
A number of responses were supportive of more diverse housing types, including
smaller square footage homes and one-level housing, to meet a broadening set of
housing demands; however, there were also sentiments opposing additional multifamily development.
Many indicated a strong preference for increasing affordable housing options for
multiple ages and incomes. Three specific groups were consistently mentioned with
respect to the ability to live/stay in the community: young people/families, the
workforce, and older adults.
Some expressed concern over decreasing housing affordability for all income levels.
Participants recognized that there is a difference between where people work and
where they are able to live.
There are opportunities to accommodate housing affordability needs in certain
geographies (like areas proximate to the Metro stations).
Sentiment in support of affordable options being integrated into new and existing
developments (versus being isolated).
Many comments related to housing and economic development acknowledged the
interrelationship of the two. Strong support was shown for more jobs and a recognition
that the housing supply needs to be aligned with workforce needs.

Business Community Input
The Department of Economic Development regularly receives feedback from existing and
prospective businesses on the housing supply available to workers. Business owners have
continuously cited the lack of housing as a challenging factor for attracting the desired workforce
to Loudoun which has resulted in many jobs remaining unfilled. Based on this feedback, a
continuum of housing types is needed, especially compact and dense housing product that is
affordable by design, in an urban setting, and close to transportation alternatives. The business
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Loudoun 2040 General Plan Draft Version: April 2, 2018

community indicates that the housing focus needs to be expanded beyond a social issue to an
economic development issue.
Affordable and diverse housing is critical to our future economic success as described in the
feedback below:
•

The Economic Development Advisory Commission’s (EDAC) 2016 Nighttime Economy
community survey found that over half of the responses about housing focused on
affordability and density as key issues.
o “Affordable housing or metro access adjacent to bars, restaurants and
entertainment venues to attract more young people to live and play in the County.
When you do go out here it feels like everyone is 40 and older. Young people want
to be around other younger people. Most can't afford to live in the apartments
currently being constructed near the new mixed-use developments. Instead of
building "luxury" units consider building smaller units with multiple bedrooms
which would attract younger people with roommates (EDAC Survey, 2016).”

•

The EDAC also had the following recommendations based on survey results and other
analysis:
 Housing diversity should include special emphasis on millennials and
empty-nesters, which will drive a significant portion of the commercial
and retail tax base, as well as “affordable” housing for all sectors of the
population.
 Undertake a full review and rewrite of the Comprehensive Plan that
recognizes housing as the lynchpin to commercial economic
development success.
 Work with developers to ensure a diverse housing portfolio without the
use of proffers.
 Embrace the concept of “Live Work and Play” into all practices by
establishing planning and zoning policies and comprehensive plan
strategies that support a vibrant—and viable—balance of retail, office
and housing with multiple density, height, and pricing options.

Principles
•

•

Provide safe and habitable housing for the County’s current and prospective residents by
ensuring housing is attainable for people of all income levels.
Maintain economic competitiveness by fostering housing options for all levels of the
workforce.

Challenges and Opportunities
Over the planning horizon, Loudoun has many challenges to overcome in order to meet its goal of
providing a range of housing choices. In the public input sessions, residents have correctly
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Loudoun 2040 General Plan Draft Version: April 2, 2018

identified that young people, the workforce, persons with disabilities, and older adults are
increasingly struggling to afford available housing options in Loudoun. In addition, the changing
population will require certain accommodations in the types of housing products developed, such
as accessible buildings for older adults and persons with disabilities. Loudoun must also consider
the longevity of its existing affordable housing stock against growing demands.

High Cost of Living and Housing
Despite having regulations, policies, and programs in place to provide affordable housing,
Loudoun’s housing market has not met the housing needs for all members of the community and
the affordability gap remains. As of 2017, the median home sales price and median rental price
were $469,500 (Source: Dulles Area REALTORS) and $2,250 (Source: Zillow), respectively.
Studies commissioned by the County conclude that the housing supply currently being constructed
for home ownership is outside the affordability range of households earning up to 100 percent of
the Washington Metropolitan Area Median Income (AMI), which is $110,300 annually for a
family of four as of 2017. Based on these 2017 amounts, a family at 100 percent of AMI would
anticipate purchasing a house priced at $330,900 using the general standard of income multiplied
by three, which is $138,600 less than the current median home sales price in Loudoun County.
Another perspective is that a household of four needs an income of at least $156,500 annually to
afford the median home sales price in Loudoun County using the aforementioned general standard.
Being “cost burdened” is a term used for households that spend 30 percent or more of their total
monthly household income on housing. The term does not consider other costs that affect the cost
of living in the areas such as transportation costs. The high cost of housing is an ongoing issue in
Loudoun due to the growing number of households becoming cost burdened. The greater the
percentage of income that households have to spend on their housing, the less disposable income
that is available to spend on the other goods and services that make up Loudoun’s economy.

Jobs-Housing Balance
Addressing housing diversity and affordability is critical to for a continued and strong economic
development future for Loudoun County. Businesses thinking of expanding or locating in
Loudoun have cited that the lack of desirable and attainable housing makes attracting workforce
to Loudoun more challenging. The lack of attainable housing undercuts the ability of employers
to attract workforce and causes workforce instability, especially in lower paying industries. This
challenge also leads to long commutes from jobs to more affordable housing outside of Loudoun,
which causes increased congestions on our roadways.
Affordable housing has lasting impacts on the local workforce. Housing types, availability, and
cost are among the deciding factors that corporations, companies, and organizations use to
determine where to locate. Housing availability and cost in particular enable companies to attract
and retain their workforce. They are less likely to locate in a community where finding housing is
a substantial issue for their workforce as their employees are a key ingredient to their success. A
lack of reasonably-priced dwellings that are desirable and attainable by all income levels of the
workforce can hinder businesses from attracting and retaining the talent they need, thereby
hindering growth and deterring new businesses from moving in. When workforces cannot find
housing or maintain housing expenses, they explore new options, sometimes driving them away
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from the community, region, or even state. Young professionals want to be in thriving, active
communities; they are not looking to locate in static or slow growing economies. Businesses follow
the available workforce for successful business operation. Therefore, they are following where
recent college graduates and young professionals are locating, which are vibrant communities with
diverse affordable housing choices, high quality of life, and the ability to live, work, and play in
close proximity to avoid long commutes to various activities. Employees want mixed use
communities where they can be close to work, restaurants, entertainment, and daily activities like
shopping and professional offices (e.g., healthcare).
As of 2016, about 56 percent of Loudoun’s workforce resides locally, while the other 44 percent
(about 61,000) commute into the County daily. Of these in-commuters, many work in relatively
low-wage sectors such as Construction, Transportation & Utilities, Manufacturing, and Leisure &
Hospitality. Meanwhile, more than half of the workers in the high-wage Professional & Business
Services sector live within the County. About 70 percent of local and state government employees,
including Loudoun County Public School employees, live in the County. Economic analysis
reveals that lower-wage employment sectors of Leisure & Hospitality and Education & Health
Services are growing, so the rate of in-commuting may increase if Loudoun does not have the
housing to accommodate the workers, which could contribute additional pressure to the regional
transportation systems. In addition, the current lack of transit-accessible affordable housing has
been cited as a detriment to winning new corporate office prospects. Moving forward, Loudoun
should keep this in mind for the Urban Policy Areas near the Ashburn, Loudoun Gateway, and
Innovation Metro stations.
Retail and service companies develop when there is critical mass of population, which is
represented in the number of rooftops. If there is not enough housing, these businesses will not
develop. According to the 2016 Retail, Entertainment and Culture Cluster Study by Streetsense,
there are some submarkets in Loudoun that are oversaturated with retail, meaning there are not
enough rooftops to generate enough demand. Meanwhile, there are also some areas in Loudoun
where there are not enough commercial options for the amount of residential on the ground,
according to the 2016 EDAC Nighttime Economy Ad-Hoc Committee Report. This leads to the
millennial workforce being less willing to locate in Loudoun and dollars being spent outside the
County. Furthermore, the affordability gap between housing costs and income make staffing
existing retail and entertainment venues challenging, and developing new ones less feasible. The
difficulty with attracting and retaining employees due to workforce housing challenges is facing
businesses throughout the County.

Value of the Housing Sector
According to the Virginia Employment Commission, there were at least 5,000 people employed
in Loudoun County who worked in the housing sector in 2016 (3.1% of employment in the
County). The vast majority of these people work in various aspects of construction and residential
contracting, but the 5,000 figure also includes around 500 real estate agents and property managers.
An additional 3,700 people work in landscaping services (which provide services to both
residential and nonresidential clients). It is important to note the following: 1) Not all labor by the
people employed in the housing sector in Loudoun County is actually performed in Loudoun
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County, 2) Some people who are employed in the housing sector in neighboring counties perform
work in Loudoun County, and 3) Some people working in this sector might be left out of the
Virginia Employment Commission’s data.
Based on 2015 data, an alternative breakdown of jobs related to housing in Loudoun County,
provided by Implan, suggests up to 11 percent of employment and 14.4 percent of total economic
activity in the County is related to housing; however, the limitation of this dataset is that it covers
all sectors related to real estate development and property management in general, which makes it
difficult to isolate the housing sector. If the housing sector slows due to the lack of residential
growth, it will have an impact on the Loudoun’s economy.

Limited Supply of Available Land for Residential Growth
Loudoun County grew significantly between 2000 and 2016. The population and number of
housing units have more than doubled, while commercial space nearly doubled. Growth has mainly
been along Belmont Ridge Road/NorthStar Boulevard. Residences built during this time have
mostly been on the western edge of the Suburban Policy Area and parts of the Transition Policy
Area in a line running roughly south from Leesburg. There has been less concentration of new
homes built in the western Rural Policy Area, though there has been more in the Towns and along
Route US 15 than other parts of the west. As a result, much of Loudoun County’s residential land,
particularly land in the Suburban and Transition Policy Areas, is either developed or is considered
“in the pipeline” with some level of development approvals.

High Demand for Housing
The County has undertaken two studies to project the demand for new housing units. In February
2017, George Mason University (GMU) Center for Regional Analysis completed the Housing
Needs Assessment (Link: https://www.loudoun.gov/documentcenter/view/127559). The Housing
Needs Assessment was completed to assess the County’s current and future housing needs.
In January 2018, Kimley-Horn completed a Market Analysis as part of the Envision Loudoun
effort (Link: https://www.loudoun.gov/DocumentCenter/View/131399). Both studies confirmed
that the demand for new residential development is higher than that provided in our current Revised
General Plan. Although these unconstrained numbers for the demand for new housing units are
useful information to understand potential demand, the County is not compelled to ensure that all
these units are accommodated. The demand is useful to understand how the County will absorb
planned new residential development over time.

Current Housing Inventory and Gaps in Market Needs
According to U.S. Census data from 1956 through the end of 2017, the nation’s average quarterly
vacancy rate is 1.6 percent for the residential sales market and 7.4 percent for the residential rental
market. The 2017 George Mason University Housing Needs Assessment found that the vacancy
rate for all housing units in Loudoun County was 4.3 percent in 2014, and the rental vacancy rate
was just 2.3 percent in 2014, including both multi-family apartments and single-family detached
and attached homes. Both the overall vacancy rate and the rental vacancy rate in Loudoun County
were among the lowest of the comparable jurisdictions in the Washington DC metropolitan area.
By comparison, the 2012-2016 American Community Survey estimates for vacancy rates by tenure
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in Loudoun County were 1 percent for owner-occupied units and 4 percent for rental units. The
County’s low vacancy rates in the rental and sales markets indicate that demand exceeds the supply
of housing units. The Housing Needs Assessment further identified a shortage of 11,200 rental
units, based on an analysis of renter cost burden, of which about 75 percent can be attributed to
households with a total household income below 60 percent AMI.

County Programs to Address Affordability
The County established the ADU Program to assist in the provision of housing to persons of
moderate income by promoting the development of a range of housing choices. Article 7 of
the Revised 1993 Loudoun County Zoning Ordinance and Chapter 1450 of the Loudoun County
Codified Ordinance established the regulations for the County’s Affordable Dwelling Unit (ADU)
Program.
In 2005, the County commissioned a study on housing needs and found that the housing market
was not meeting the demand for units affordable to households earning up to 100 percent of the
Area Median Income (AMI) for the Washington Metropolitan Statistical Area (MSA). The County
adopted Unmet Housing Needs policies to address these needs through commitments from
legislative applications. In 2017, the GMU Housing Needs Assessment reconfirmed the finding
that the housing market is not meeting the demand for housing for households earning up to 100
percent AMI.
As of October 2016, there were 2,472 Affordable Dwelling Units (ADU) and Unmet Housing
Needs Units (UHNU) units in the County that had some form of affordability deed restrictions,
delivered through the mandatory ADU programs or voluntary proffers. As of 2017, Loudoun’s
inclusionary zoning ordinance calls for single-family developments to provide 12.5 percent of the
units as ADUs, while multi-family developments are to provide 6.25 percent of the units as ADUs
for development applications proposing more than 50 units and at a density greater than one
dwelling unit per 40,000 square feet. According to the Grounded Solutions Network, a nonprofit
organization that promotes affordable housing, these percentages are in the lower range for
inclusionary policies, which typically require set-asides between 10 percent and 30 percent. In
addition, the same source reports that 80 percent of inclusionary programs require units to remain
affordable for 30 years, and one-third of those require 99-year or perpetual affordability.
Recognizing the importance of affordable housing to Loudoun County, a Housing Summit was
held on October 16, 2017 to seek feedback from stakeholders and advisory boards/commissions
on the County’s housing programs, policies and other related topics. As part of the Summit, County
Staff provided an overview on the needs, programs, and policy and regulatory framework that exist
across the spectrum of operational departments that are involved in housing issues and business
development issues. This was an initial effort at beginning the coordination throughout the
government, private sector, and overall community that will be necessary to achieve the County’s
vision for housing, and the event informed the policies, strategies, and actions that are included in
this plan.

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Changes in Typical Households
Loudoun will continue to be an attractive place for residential development given its geographic
location in the region, school system performance, and notable quality of life. Demand for
residential product will need to meet a wide variety of preferences, driven by attractiveness for
families, young adults forming new households, and downsizing occurring in the Baby Boomer
generation, as well as the County’s assets, infrastructure, and high tech ecosystem. The extension
of the Metro Silver Line into Loudoun County will create opportunities for higher-density
residential that capitalizes on proximity to transit.
As new affordable housing strategies are developed, it is necessary to consider the needs and
preferences of the changing typical household. For example, numerous studies have found that
millennials have a greater preference for housing located in active, walkable environments near a
mix of uses. As the Baby Boomer generation ages, it will be necessary to provide a range of senior
housing opportunities. Multigenerational housing choices are gaining popularity across the
country, in the form of large houses with multiple kitchens, houses with main floor bedrooms and
bathrooms, or houses with an accessory dwelling unit. A Pew Research analysis shows that Asian
and Hispanic immigrant populations are significantly more likely to live in multigenerational
housing arrangements; therefore, a higher demand for these housing types in Loudoun is
anticipated given the growth of these populations.

Housing Impacts on Government Services & Units Affordable by Design
Development of new housing attracts new residents, directly or indirectly, and with new residents
comes increased demand for the provision of services such as law enforcement, fire protection,
emergency medical services, and education. To implement this philosophy, the County has
developed Capital Intensity Factors (CIF) to estimate the anticipated costs to construct capital
facilities. (Refer to www.loudoun.gov/cif)

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Where allowed by State Code, the County expects development entities of residential projects to
mitigate these impacts of the development, which is typically done with contributions to capital
facilities formalized in proffer statements. Since market conditions dictate the sales price of
housing units, a developer absorbs the cost of the capital facility contribution in each unit’s sales
price, which reduces a development entity’s profit. For ADUs provided pursuant to Article 7, the
County absorbs the capital facility impacts generated by that housing unit type by crediting the
developer the costs for each affordable dwelling unit’s impacts.
Since the CIF is based on unit type and not unit size and development entities intend to maximize
profit margins, an incentive to develop smaller or modest sized housing is typically not present.
Instead, these two factors influence the construction of larger, higher value residential housing
units that are affordable to households within incomes greater than 100 percent AMI. Identifying
these influences provides the County an opportunity to address the issues that could enable or
incentivize development of smaller, modest sized houses to occur within the market, which would
be more affordable by design.

Policies, Strategies, and Actions
Note for Stakeholders Committee
For your information, the basis of the policy statements in this section is noted by the following
codes which are in brackets after each statement:
•
•
•

SC = Stakeholders Committee’s Recommended Housing Policies, Actions & Strategies
RGP = Revised General Plan Housing Policies, Actions & Strategies
N = New Staff Recommended Policies, Actions & Strategies

These codes will be removed from the chapter in the document that is prepared for public outreach.

Policy 1: Increase the amount and diversity of housing unit types, sizes, and prices
and promote innovative designs throughout Loudoun County that are desirable and
attainable to all income levels. [SC]
Strategies

1.1. Encourage the integration of housing for special needs populations within existing and
planned communities, particularly in areas within ¼ mile walking distance of convenience
shopping, employment opportunities, transit, and other amenities. [RGP]
1.2. Provide for diverse housing options for older adults (55+) to meet the continuing needs of
the aging population and support the option of aging in place or within the community.
[RGP]
1.3. Support mixed-use development and redevelopment projects that provide a continuum of
housing types and prices as well as commercial uses such as retail, entertainment, and
offices in a walkable environment. [SC]
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1.4. Focus County programs on the unmet housing needs of households earning up to 100
percent of the Washington Metropolitan Area Median Income (AMI). [RGP]
1.5. Encourage development proposals that include a residential component to include housing
for households with incomes at or below 50 percent of AMI. [RGP]
1.6. Encourage housing that is developed to fulfill unmet housing needs to be served by public
utilities and located near existing or planned employment opportunities, public facilities
and services, transit, and other amenities. [SC]
1.7. Encourage and provide regulatory flexibility for the use of existing, planned and/or zoned
non-residential land to address unmet housing needs (development should provide a mix
of residential, commercial, and employment uses). [RGP]
1.8. Enable market innovation to address housing diversity in a manner that is compatible with
the surrounding neighborhood character. [N]
Actions

A. Develop effective incentives that enable development to provide units to meet unmet
housing needs to include housing for households with incomes at or below 30 percent
of AMI, which is the area of greatest need and includes older adults on fixed incomes,
persons with disabilities, and workers in low-wage occupations. [N]
B. Strengthen regulatory standards to the greatest extent that state code allows to
maximize the diversity in housing types and the number of units in the provision of
affordable housing. [RGP]
C. Revise building and development standards so the design of residential units and
neighborhoods physically meet the needs of aging adults and persons with disabilities
(e.g., universal design and accessible units). [RGP]
D. Amend the Zoning Ordinance to expand the number of districts where manufactured
housing, accessory units, and other alternative housing types are allowed (e.g., small
lot and innovative housing types). [RGP]
E.

Review and revise regulatory documents, as appropriate, to enable people to age in
their own homes. [RGP]

F.

Amend the Zoning Ordinance to establish necessary revisions to incentivize
affordable housing. [N]

G. Ensure affordable units are provided on land development applications proposing
development of 20 or more dwelling units with a density greater than one dwelling
unit per acre. [RGP]
H. Examine and estimate unmet housing needs and evaluate housing programs for their
effectiveness in addressing those needs every five years. [RGP]

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I.

Develop an affordable housing strategic plan that more specifically identifies
strategies, actions, programs, and best management practices to address the County’s
current and future unmet housing needs to include. [RGP]

J.

Research and implement effective incentives, such as appropriate density increases for
the provision of affordable housing and the off-set of capital facilities contributions,
and evaluate successful housing programs in other jurisdictions to determine the
resources needed to foster a continuum of housing affordability for workers in
Loudoun. [N]

Policy 2: Preserve existing affordable housing stock levels and ensure housing
remains safe and habitable.
Strategies

2.1. Leverage public and private resources to address housing needs in Loudoun County. [SC]
2.2

Prevent the displacement of affordable housing units that are currently provided by the
market with redevelopment projects. [N]

Actions

A. Create an inventory of affordable housing units using County assessment data that
identifies the type of unit, its location within the County, and general characteristics of
the units. [N]
B. Provide programs that bring existing affordable housing in need of indoor plumbing,
operational septic and water systems, and major system repair (e.g., new roofs, heating
and cooling systems) up to safe and livable conditions. [RGP]
C. Implement housing programs that address the maintenance, preservation, and
improvement of existing affordable housing stock. [RGP]
D. Create a dedicated revenue stream for affordable housing development. [SC]
E. Develop a rent subsidy program to address the housing needs of extremely low-income
or vulnerable households including older adults on fixed incomes and persons with
disabilities. [N]
F. Use public and private partnerships, programs, tools, and incentives to address unmet
housing needs and increase the County’s capacity to compete for federal and state
assistance. [RGP]
G. Provide technical assistance to the Towns to assist them in establishing and maintaining
programs that provide affordable housing. [RGP]
H. Work in partnership with nonprofit, public, and private entities that are committed to
the provision of a wide range of housing opportunities by offering technical and

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financial assistance such as direct loans, gap financing, revolving loans, credits, and
grants. [RGP]
I. Evaluate whether to pursue the creation of a Housing Authority that would develop
new affordable housing, rehabilitate housing, and revitalize community infrastructure.
[RGP]
J. Encourage the Economic Development Authority to exercise its authority to assist with
property acquisition, tax exempt bond financing, and leverage gap financing, and
stimulate cooperative partnerships toward the preservation and production of housing
to address unmet needs. [RGP]
K. Consider the use of County-owned property to offset the costs to nonprofit, public, and
private sector entities to fulfill unmet housing needs and primarily target 1) special
needs populations and/or 2) households earning less than 50 percent of AMI. [RGP]
L. When purchasing real property, consider buying properties that can be developed to
fulfill unmet housing needs in addition to the primary public use. [RGP]
M. Expand the employer-assisted housing program to help meet the private sector’s
workforce housing needs. [RGP]

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Chapter 5 –
Economic Development
Vision
Our vision is a diverse and globally competitive Loudoun Economy.

What is New
New policy directions in the 2040 General Plan build upon the County’s economic strengths, and
create strategies to overcome some of the local economy’s challenges. Emphasis is placed on
diversifying the economy so that it is not entirely dependent on one or two successful industry
clusters. This includes relying on a refreshed 2017 Targeted Cluster Study to identify the emerging
market opportunities where the County should focus business development efforts. Additional new
policies support placemaking, especially near future metro stations, to accommodate the growing
demand for highly-amenitized walkable places that enable talent attraction. Workforce
development also becomes a critical part of economic development policy moving forward, to
respond to the increasing need voiced by the business community for locally-trained employees
spanning from entry-level to executive.

Introduction
Loudoun County has emerged as a significant hub of economic activity in the Metropolitan D.C.
area; in the past decade there has been considerable growth in technology sectors such as
aerospace, cybersecurity, and data centers, the federal government continues to fuel employment
for almost one-third of the County’s rapidly expanding population, and agriculture-based
businesses are on the rise due to Loudoun’s renewed focus on value-added agricultural products.
Start-ups and corporations that span all of these burgeoning industries are thriving due to
Loudoun’s location in the region, proximity to the Washington Dulles International Airport,
highly-educated workforce, and business-friendly government.
Building upon our tremendous economic success, Loudoun has a great opportunity to leverage the
economic development potential of Metrorail in the County while also improving the rural
economy, diversifying the County’s commercial/industry base, and continuing to increase job
opportunities.

Community Input
Throughout the Envision Loudoun comprehensive planning process, the public has shared their
opinions about economic development in Loudoun County. The following is a summary of the
attitudes and ideas that were expressed at public input sessions and online engagement activities:
•

Attract new businesses and industries to Loudoun County to assist in the creation of a more
diverse job market;
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•
•
•
•

•

•
•
•

Attract businesses to Loudoun County that will provide high paying employment to
citizens;
Further advance the technology industry in Loudoun County through developing research
institutions and continuing Loudoun County as a technology hub;
Increase employment opportunities in Loudoun County to minimize the need for residents
to commute to outside communities;
Increase the number of educational opportunities in the form of higher education
availability in Loudoun County, providing vocational training, as well as other education
opportunities;
Increase County assistance for small businesses and entrepreneurial activity, support for
County initiatives in regards to tourism development, and support for the rural and
agricultural economy while addressing their potential impacts;
Increase County support for small businesses and entrepreneurial activity (e.g., incubator
space as well as better support and incentives for small businesses;
Provide more tourism promotion and County-sponsored cultural events; and
Provide more commercial and retail development including more diverse retail such as
higher end retailers, more restaurants, and entertainment options, as well as services such
as grocery stores and gas stations.

Business Community Input
In May and June 2017, Loudoun County’s Department of Economic Development (DED)
interviewed 30 leading business professionals and community leaders about the opportunities and
challenges of doing business in Loudoun County and their industries in general. The common
challenges cited were about employee recruitment; the lack of desirable and attainable housing
and traffic congestion for commuting makes attracting workers difficult. Most if not all
interviewees appreciated that Loudoun County is easier to work with than surrounding
jurisdictions and placed emphasis on how important it is for Loudoun to remain business-friendly
moving forward.
The majority of responses from the Economic Development Advisory Commission’s (EDAC)
2016 Nighttime Economy community survey called for improving government processes through
additional flexibility in codes and ordinances. The EDAC also had the following recommendations
based on survey results and other analysis:
•

•
•

Identify opportunities for public/private partnership to promote and support the
infrastructure and public facilities necessary for mixed-use developments and a vibrant
nighttime economy.
Allow developers, landowners and businesses to quickly and easily make changes in
response to the economy and demands of the marketplace.
Foster an environment to allow business and government to work as a team to resolve
issues that add time and expense to the process.

The County’s economic development vision is a diverse and globally competitive economy. To
achieve this vision, the County must continue to strengthen and diversify Loudoun’s economy by
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providing world-class and innovative customer-focused services to attract, grow, and retain
targeted businesses of all sizes.

Background
In 2000, the Board of Supervisors adopted The Community’s Plan for a Thriving and Sustainable
Economy, which was intended as a guiding strategy in the County’s Revised General Plan for five
to ten years.
This fundamental economic development strategy identified five goals for the Loudoun
community: 1) foster a prosperous and diverse business environment, 2) create a globally
recognized economy, 3) maintain sound fiscal health, 4) develop an innovative rural economy, and
5) become a world-class visitor’s destination. It also identified Loudoun’s competitive advantages:
•
•
•
•
•
•

Washington Dulles International Airport
Location in the D.C. Metropolitan area
Qualified workforce skilled in advanced industries
Quality of life
Infrastructure that enables access to the region
Greenfield land zoned for commercial development

The County has since completed additional strategic economic planning efforts including a
Targeted Cluster Strategy in 2008 (updated in 2012 and 2017), and a specialized Rural Economy
Business Development Strategy in 2013.

Targeted Cluster Strategy
The County has endorsed a cluster and overlay approach for economic development based on
industries that were more concentrated in Loudoun relative to the state/nation, and industries that
were adding firms because of Loudoun’s strengths and opportunities. The County’s current
targeted clusters and overlays are: data centers, information & communications technology, federal
government contracting, aerospace & defense, aviation & transportation, health, innovation &
technology, and agriculture & related businesses.
Based on firsthand knowledge of local market activity, there are certain areas in the eastern portion
of the County where business ecosystems have emerged:

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Figure 1. Geographic Economic Activity Zones

DRAFT

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Challenges and Opportunities
The County updated its competitive economic advantages (strengths) based on existing local
market conditions and also analyzed the local economy’s weaknesses, opportunities, and threats
to further inform policy:
Figure 2. SWOT Analysis of Loudoun Economy

Source: Loudoun County Department of Economic Development, 2016
There are also macro trends that will impact economic development in the areas of workforce,
globalization, digitization, tourism, and demographics.

Workforce
As of 2017, the number of Americans on unemployment rolls has dropped to a 17-year low, which
indicates the labor market nationwide is tightening and companies are facing challenges recruiting
skilled workers (U.S. Bureau of Labor Statistics, 2016). Some best management practices for
economic development organizations to help address the expected talent shortage include:
conducting a workforce sustainability study, collaboration with regional educational institutions,
and development of industry-specific online portals for jobs.

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As part of an international strategy, attracting immigrants to the workforce helps ensure a steady
flow of skilled and unskilled workers. Loudoun County is well on its way to diversifying its local
employment base, as one out of every four residents are foreign-born (U.S. Census, 2014).

Globalization
The County’s economic development strategies need to be prepared for the global economy. One
in five American jobs are tied to international trade, and 95 percent of consumers – three-quarters
of the world's purchasing power – is found outside U.S. borders (The Trade Partnership, 2015).
Locally, the percentage of Loudoun’s gross domestic product devoted to exports (9.9%) is top five
for the Greater Washington area. Loudoun is also top five in Greater Washington for numbers of
jobs in foreign establishments (Brookings, 2014).
Best practices for increasing foreign direct investment, attracting international companies and
recruiting international workforce are straight-forward: devote full-time staff to international trade
missions and developing leads and recruiting abroad. Furthermore, globalization is no longer
confined to the coastal cities, so the future domestic workforce (students) should be prepared early
by emphasizing foreign studies and learning different languages.

Digitization
Digitization of the local government development process is becoming widely accepted, which
helps businesses start and expand easier and faster. Electronic plan submittals, business license
portals, and online permit or entitlement tracking increase accountability and provide more
certainty for the business community.
The continual shift to digital information, communication, and transactions results in steady
demand for data storage infrastructure and information technology workers. Loudoun is thriving
in both business areas as 30 percent of the world’s physical data center buildings are in Loudoun
County, and the concentration of employees in information technology as it relates to total County
employment is stronger than the information technology cluster in the states of Maryland and
Virginia combined.

Tourism
Tourism and economic development are inextricably linked, as visitors to desirable destinations
become repeat visitors, which can lead to relocation, entrance into the workforce, and potentially
moving or starting a business. Loudoun is uniquely situated in the D.C. region due to its thriving
rural economy in the western half of the County that also supports regional tourism.
Best management practices for aligning economic and tourism development include using
consistent “destination” branding across multiple lines of government, building recognition for
year-round activities, and identifying the local community as a progressive tourism destination in
marketing materials to business prospects.

Demographics
The up and coming generation entering the workforce, often referred to as millennials, will be the
biggest cohort in U.S. history (Business Insider, 2015). The demographic shift will bring changes
in consumer spending, office amenities needed to attract workforce, housing preferences, and
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Loudoun 2040 General Plan Draft Version: April 2, 2018

political ideologies. In general, millennials are unique because of technological aptitude and
reliance, propensity towards tolerance, and high educational attainment (Pew Research, 2015).
Figure 3. Population Comparison of Recent Generations

Source: Business Insider, 2015
Most innovative companies looking to attract the next generation of workers are seeking “urban”
places for their expansion or relocation efforts because they cluster offices, retail, entertainment,
services, and housing options in close proximity. The emerging workforce desires this amenityrich environment and expects transportation options such as walking, biking, or transit for
commuting or consuming daily goods and services. Transit-oriented on-Metro developments in
Northern Virginia have seen remarkable growth, and Loudoun County is poised to capture this
trend with the opening of three new Metro stations.

Policies, Strategies, and Actions
The following policies, strategies, and actions are designed to respond to the economic challenges
and opportunities facing Loudoun, including maintaining a strong and diverse local economy,
capitalizing on our Silver Line Metro stations, and responding effectively to our next generation
of workforce.

Policy 1: Diversify the economy by strengthening targeted industry clusters.
Strategies

1.1. Attract new businesses in key industries so that the global competitive advantage of
Loudoun is strengthened in the targeted industry clusters.
1.2. Proactively retain businesses that may be considering leaving Loudoun by helping with
relocation or expansion efforts.
1.3. Catalyze start-ups and entrepreneurial growth by providing quality resources.
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Loudoun 2040 General Plan Draft Version: April 2, 2018

1.4. Continue the close working relationship with the Metropolitan Washington Airport
Authority (MWAA) to sustain economic growth at and around the Dulles Airport.
1.5. Expand international business relationships and foreign direct investment.
Actions

A. Embed staffing resources in each cluster/overlay to attract or expand businesses using
industry expertise, relationships, and earned reputation.
B. Use marketing and research to create promotional materials, conduct market analysis,
assist with site selection, and provide ombudsman services.
C. Provide assistance with the regulatory process and streamline when possible using
electronic plan submittals and online portals to get clients to market more quickly,
provided all public safety, health, and welfare regulations are met.
D. Create mechanisms for the rural economy to maintain its status as a regional
agricultural leader and local advantage.
E. Reserve adequate amounts of developable commercially-zoned land for cluster growth.
F. Strategically use economic incentives as needed for attraction and retention.

Policy 2: Create desirable places in key commercial corridors and employment
centers.
Strategies

2.1. The design and infrastructure of key commercial corridors and employments centers
should create desirable places for workers, businesses, and travelers.
2.2. Support development projects near the Ashburn and Innovation Metro stations that
provide a continuum of housing types, retail, entertainment, and employment options in a
walkable environment (e.g., walkable urban places).
2.3. Be flexible, customer-focused, timely, and open to interpretation in review and approval
of commercial or mixed-use projects to keep pace with the dynamism of the market.
2.4. Encourage multimodal infrastructure design especially within a mile of Metro stations and
near other employment and major hotel centers that minimizes impact to development
potential of land.
2.5. Support a diversity of available commercial products when planning land use to improve
attraction of a multifaceted business base.
2.6. Accommodate all types of critical infrastructure when planning for transportation—
complete streets, power, water, and fiber.

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Loudoun 2040 General Plan Draft Version: April 2, 2018

Actions

A. Establish a State-endorsed “Technology Zone” for the encouragement of new and
expanding technology businesses, which enables reduction of user and permit fees,
local tax incentives, special zoning treatment, and exemption from local ordinances.
B. Streamline the process for amending the Comprehensive Plan to allow for flexible and
timely responses to evolving market conditions and technological innovation.
C. Periodically update the County’s Zoning Ordinance to keep pace with innovation in the
marketplace.
D. Extend support to the Towns to plan for enhancing the economic base.

Policy 3: Invest in the skilled workforce needed for continued economic growth.
Strategies

3.1. Support continual growth of the workforce through recruitment assistance, training, and
placement programs.
3.2. Proactively attract workforce, develop existing pipeline, and explore ways to increase
access to qualified job applicants in targeted clusters.
3.3. Cultivate partnerships with schools, colleges, and businesses to link all levels of education
(including K-12) to targeted industry needs.
3.4. Develop housing programs to create a continuum of housing types that are attainable and
desirable to all levels of the workforce.
Actions

A. Collaborate with community and academic partners on connecting people to careers,
expanding “learn by doing” programs and securing funding sources for training.
B. Actively engage local businesses to determine workforce challenges and needed skills.
C. Incentivize construction of attainable workforce housing using density bonuses, fee
waivers, revolving loans, or assistance with required infrastructure.
D. Consider using the Economic Development Authority for property acquisition to bank
land for public/private partnerships on workforce housing projects.

Policy 4: Market the County as a world-class business ecosystem.
Strategies

4.1. Market the County as a world-class place to do business using a variety of tools and
communication platforms.
4.2. Promote gender and ethnic diversity of the local business community.
4.3. Market Dulles Airport as a destination portal to a diverse Loudoun economy.
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Loudoun 2040 General Plan Draft Version: April 2, 2018

Actions

A. Tailor messaging to decision-makers and influencers that play a role in starting,
expanding or relocating businesses (e.g. owners, executives, site selectors, brokers).
B. Post and respond on the County’s economic development website and social media
channels in a timely fashion to maintain credibility.
C. Maintain economic development brands for custom professional-grade collateral.

Policy 5: Support the promotion and development of Loudoun County as a tourism
destination.
Strategies

5.1. Collaborate with Visit Loudoun to support the development and enhancement of tourism
and hospitality infrastructure, including hotels, bed and breakfasts, and event facilities.
5.2. Encourage and support tourism destination development and marketing.
Actions

A. Establish a State-endorsed “Tourism Zone” that enables the County to be eligible for
gap financing from the State for tourism-related development projects.
B. Refresh online content and optimize for search engines regularly, translate into multiple
languages, and focus design to reflect Loudoun’s unique personality and strengths.

CHAPTER 5-10

ENVISION LOUDOUN ROUND THREE PUBLIC OPEN HOUSES

May 2018 Meetings:
Monday, May 14
Presentation 6:30 pm -7:00 pm
Open House 7:00 pm-8:30 pm
Harmony Middle School
38174 W Colonial Highway
Hamilton
Wednesday, May 16
Presentation 6:30 pm -7:00 pm
Open House 7:00 pm-8:30 pm
Harper Park Middle School
701 Potomac Station Drive
Leesburg

Monday, May 21
(Daytime)
Presentation 10:00 am-10:30 am
Open House 10:30 am-2:00 pm
Loudoun County Government Center
Dulles Room
1 Harrison Street, SE
Leesburg

Tuesday, May 22
Presentation 6:30 pm -7:00 pm
Open House 7:00 pm-8:30 pm
Cascades Senior Center
21060 Whitfield Place
Sterling

Monday, May 21
(Evening)
Presentation 6:30 pm -7:00 pm
Open House 7:00 pm-8:30 pm

Thursday, May 24
Presentation 6:30 pm -7:00 pm
Open House 7:00 pm-8:30 pm

Eagle Ridge Middle School
42901 Waxpool Road
Ashburn

John Champe High School
41535 Sacred Mountain Street
Aldie
3-19-2018