On the agenda: Loudoun County meeting — data center (Mar 5)

Supplemental Packet
The following supplemental materials are attached:
A. Revised Agenda
H. Supplemental Staff Cover Memo
I. DRAFT Chapter 2: Built Environment/Land Use, Rural Policy Area &
Villages Section
J. Public Comments Report – Rural Policy Area

STAKEHOLDERS MEETING
AGENDA (REVISED)
Monday, March 5, 2018

6:00 PM Welcome / Administrative Items / Information Updates
•
•

Introductory Comments from Committee Chair – Jeff Salmon
Meeting Objectives – Alaina Ray

6:10 – 6:30 PM Update from Board of Supervisors February 22
Meeting
•
•

Staff Briefing
Stakeholders Committee Questions / Comments

6:30 – 7:30 PM Envision Loudoun 2040 Comprehensive Plan
Chapter Presentations and Discussion
•
•
•

Staff Presentation – Chapter 1: Introduction
Staff Presentation – Chapter 2: Built Environment/Land Use, RPA Section Only
Stakeholders Committee Questions / Comments

7:30 – 7:40 PM Break
7:40 – 8:15 PM Continue Discussion of Envision Loudoun 2040
Comprehensive Plan Chapters
8:15 – 8:30 PM Quality Development Policies, Strategies, and
Actions
•
•

Staff Presentation
Stakeholders Committee Questions / Comments

8:30 – 9:00 PM Small Work Groups: Quality Development Chapter
•
•

Exercise Setup
Small Work Group Session

9:00 – 9:30 PM Small Groups Report Out
Important Documents
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.

Agenda 03-05-18
Staff Cover Memo 3-5-18
Project Timeline
Comprehensive Plan Draft Outline
Quality Development Topic Paper
Envision Loudoun 2040 Chapter 1: Introduction
Responses to Stakeholders Committee Requests for Information
Supplemental Staff Cover Memo
Chapter 2: Built Environment / Land Use, RPA Section
Public Comments Report - Rural Policy Area Section

pg. 1
STAKEHOLDERS COMMITTEE MEETING | March 5, 2018

County of Loudoun
Department of Planning & Zoning
MEMORANDUM

DATE:

March 2, 2018

TO:

Stakeholders Committee

FROM:

Ricky Barker, Director of Planning & Zoning

SUBJECT:

Supplemental Materials - March 5, 2018 Stakeholders Committee
Meeting

As mentioned in staff’s email to the Stakeholders Committee on February 27, the draft Rural
Policy Section of Plan Chapter 2 was not complete when the March 5 Agenda Packet was
distributed. These materials are now complete and are provided as follows:
•
•
•

Revised Agenda 3-5-2018
Draft Chapter 2: Built Environment / Land Use, Rural Policy Area Section Only
Public Comments Report - Rural Policy Area Section

At the March 5 Stakeholders Committee meeting, staff will provide a presentation and receive
feedback regarding the Rural Policy Area Section. It should be noted that the Rural Policy Section
is only one portion of Plan Chapter 2 and will not yet be able to be seen in context with the full
chapter. However, the limited changes to this Policy Area allowed staff to work on this section
prior to the remainder of the chapter and format it into the publishing program being used for
the Plan, though some graphics intended for this section are still in production. This enables the
Stakeholders to view an example of the layout and design of the Plan and provide feedback to
staff that can be incorporated as the design of the Plan progresses.
Please note that much of the current Rural Policy Area wording from the current Revised General
Plan has been carried forth consistent with the direction provided from the Plan Charter:
“…the Plan’s Rural Policy Area Chapter has, historically, been a set of very successful
policies that have protected and enhanced the land area and the desired environment in
that part of Loudoun County. Wholesale revisions or updates will not be required and any
updates will be developed to strengthen and enhance the current set of successful and
enduring policies applied in this area.”

2|P a g e

The attached section from the Public Comments Report is a compilation of the public comments
received through the Envision Loudoun Workshops and online platform. These Public Comment
Report sections, produced by County Staff, will be provided with the associated draft Plan
Chapters to give context to the Policies, Strategies, and Actions and to ensure the public concerns
and comments are appropriately addressed through the new Comprehensive Plan.
At the March 5th meeting, please be prepared to provide your comments on the materials
provided. During the meeting, staff will document the comments expressed by the Stakeholders
Committee members on each chapter so we can use them to modify the chapters and/or they
can be carried forth in the materials submitted to the Board and Planning Commission.
As staff delivers the draft Plan Chapters to the Stakeholders Committee, there may be instances
when staff does not support certain draft recommendations and/or when staff recommends
revisions to the draft Chapters. Staff will provide these Staff Positions to the Stakeholders
Committee for consideration and these Staff Positions will be carried forward for consideration
by the Planning Commission and Board, if the Positions are still applicable at that time.
As such, the following Staff Position is provided for the Stakeholders Committee consideration
regarding the Rural Policy Area:
Chapter Stakeholders Committee Recommendation
Staff Position
Reclassify Land Bays P1, P2, and Q1 from
Staff does not support reclassifying any
2 Rural Policy Area to Transition Policy Area
land within the existing Rural Policy Area

OUR BUILT ENVIRONMENT

RURAL POLICY AREA

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The Rural Policy Area is an enduring rural landscape that is characterized by
a unique composite of natural and man-made environments, rural economy
uses, working agricultural lands, open space, and a limited residential base, all
of which provide a high quality of life.
The Rural Policy Area (RPA) occupies the western

proximate to the Towns within the Route 7 Cor-

half of the County and is the largest of the Coun-

ridor, has the highest concentration of residen-

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ty’s policy areas. It encompasses approximately

tial development and a more developed paved

230,000 acres, representing about 67 percent

roadway network with easy access to commuter

of the County’s total land area. The RPA is com-

routes. Additionally, the Route 15 corridor, both

prised of a unique blend of pastoral landscapes,

north and south of the Town of Leesburg, has

working farms, forested areas, mountains, and

experienced substantial residential growth since

wildlife habitats. The RPA encompasses six of the

the Board adopted the Revised General Plan in

County’s seven incorporated Towns, 12 existing

2001. The Southern Rural area (defined generally

Villages, and numerous smaller crossroad com-

as south of Goose Creek and the North Fork of

munities. As of April 1, 2017, the population of the

Goose Creek to the County border with Clarke,

RPA is approximately 40,400 people, represent-

Fauquier, and Prince William Counties, Virginia)

ing approximately 10 percent of the County’s

is characterized by an existing large lot pattern

total population.

and represents the center of Loudoun’s prominent

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The RPA is divided into two areas—the North-

equine industry. The Southern Rural area con-

ern Rural and the Southern Rural. Each of these

tains a number of large working farms that are

distinct geographic areas (see Rural Policy Area

accessed by a network of mostly unpaved rural

and Village Map) has different base residential

roads. The Southern Rural area contains Loudoun

densities in response to their dominant rural land

County’s largest amount of permanently protect-

use and development patterns. The Northern

ed land that is held under voluntary conservation

Rural area (geographically defined as north of

easements. Both the Northern Rural and South-

Goose Creek and the North Fork of Goose Creek

ern Rural areas are marked by a scattering of

to the County border with Montgomery, Freder-

Villages and small crossroad communities, which

ick, and Washington Counties, Maryland; Jef-

provide limited retail and commercial services to

ferson County, West Virginia; and Clarke County

rural residents and visitors.

Virginia) is characterized by a mix of smaller lots

The RPA is home to a centuries old farming

that are interspersed with larger parcels that are

community that shaped the physical landscape

still in agricultural use. The Northern Rural area,

and the social and economic fabric of Loudoun.
However, over the past 30 years, as portions
of the County and the region have become
more urbanized, western Loudoun has faced
increased challenges related to demographic
changes, land use, economics, and transportation improvements, which have facilitated and
enabled the conversion of land for rural residential subdivisions at an increasing rate as residents
seek an alternative to urban life. The adoption of
the Revised General Plan in 2003 and the

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Loudoun County, VA

OUR BUILT ENVIRONMENT
accompanying down-zoning of the majority

side, and steep slope, which do not have devel-

of the land in western Loudoun in 2001 and in

opment potential. The forecasted development

2006, marked a dramatic turn in the County’s

from 2016 to 2040 in the RPA is 7,500 residen-

effort to limit residential development in the RPA

tial units based on current trends, which leaves

and established an approach for land preserva-

approximately 4,000 residential units to be

tion tied to the creation of a viable rural econo-

developed after 2040. The 2040 forecasts and

my and the clustering of homes to preserve the

the ultimate residential buildout for the RPA may

rural character of the land. This Plan carries this

be lower than projected above if property owners

approach forward.

continue to retain and preserve large areas of

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Cluster subdivisions remain the preferred resi-

land for agricultural, open space, and rural econ-

dential development pattern in the RPA because

omy uses.

these designs better preserve the natural features

The County’s land development approach for

and open character of the land by tightly group-

the RPA is to limit residential development so

ing homes on smaller lots so that a majority of

that land will remain available for the continued

the land is available for rural economy uses, agri-

operation, expansion, and establishment of agri-

culture, and/or open space. The concentration of

cultural and rural economy uses that preserve

homes in a clustered subdivisions also minimize

the rural character of the landscape and support

the amount of roads, clearing and grading, and

the County’s environmental goals. Loudoun’s

the overall footprint of development in compari-

rural economy has grown to become a collec-

son to a conventional by-right subdivision which

tion of business uses that currently include crop

require placement of homes on a uniform size

and livestock production, forestry, horticulture

lot dispersed over an entire property. A variety of

and specialty farm products, farm markets and

residential development options exist within the

wayside stands, the equine industry, orchards,

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Rural Policy Area, including conventional subdivision, spin-off lots, and rural clusters. The appro-

Figure 1. Maintaining the Rural Policy Area - Public Comments

priateness of each development option will vary
depending on site-specific characteristics such
as parcel size, road access and location.
Between 2000 and 2016, 5,653 residential units

3%

1%

15%

Protect Rural Policy Area As Is

have been built in the RPA. The “build out” analysis for the RPA, which reflects conditions as of

Consider Changes in Rural Policy Area

July 1, 2016, indicates 91,000 acres of land is
uncommitted to development projects, and this
results in the potential for up to 11,643 residential units under current policy and entitlements.

Develop Rural Policy Area

81%
Maintain Rural Character

The acreage calculation includes parcels that
are partially or fully developable and excludes
floodplain, conservation easements, mountain-

Source: Envision Loudoun Public Outreach, 353 total comments

What We Heard
Throughout the Envision Loudoun comprehensive planning process, residents have shared their concerns and suggestions. The public input sessions and online engagement activities indicate very strong public support for limiting residential development and maintaining the rural character of western Loudoun County. There was strong public support
for preserving farmland in western Loudoun County for agriculture, crop and livestock production, and equine activities.
Other comments, while supportive of agribusiness, tourism, wineries, and breweries, stressed the importance of striking
a balance between preserving the Rural Policy Area and promoting a vibrant rural economy. See Figure 1.

2040 Loudoun Plan

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OUR BUILT ENVIRONMENT
vineyards, farm wineries, cideries, and breweries,

farms tend to be smaller in size than traditional

hospitality services such as farm-to-table restau-

farms that produce row crops or raise livestock.

rants, rural resorts, bed and breakfasts, country

These farms include a number of pick-your-own

inns, banquet/event facilities, private camps and

farms which may have fruits, vegetables, flowers,

parks, and other similar uses which are depen-

Christmas trees, and other farm-grown products

dent on the rural land base for its agricultural

available to the public. A number of farms have

productivity, scenic quality, and rural character

also implemented Community Supported Agri-

to derive income to sustain business activities.

culture (CSA) programs where people buy a sub-

The importance of these business to the Loudoun

scription from a farmer to receive a weekly share

County has led to the implementation of a busi-

of local seasonal produce, meats and other prod-

ness development plan for the County’s rural

ucts (depending on the farmer’s offerings).

economy that aims to double the growth of the
County’s rural economic sectors within the next

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The equine industry is a major component of the
rural economy. Loudoun County leads the state

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decade.

in the number of horses, and the equine industry
is the County’s largest agricultural employer providing over 27,000 jobs associated with the care

of these animals and the operation of barns and

stable. The Virginia Tech Equine Center is located
north of Leesburg, with Morven Park, Glenwood

Park, and Oatlands providing regional venues
for horse events. Other smaller stables are scat-

tered throughout the County, which provide pri-

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vate lessons, boarding, and camps as well as host
smaller events.

Loudoun County has the highest concentration of

The 2012
2
Federal Census of Agriculture identified

wineries in Virginia, with over 45 wineries and 738

1,39
1,396 farms in Loudoun County (gross income of

acres in vineyards as of 2017. Loudoun County has

$1,00
$1,000 or more) with a total of approximately

been marketed as ‘DC’s Wine Country’, though it

135,0
135,000 acres of farmland in production. Over

also has the highest number of breweries in the

half of these farms (824) were less than fifty

state. The County has a total of 25 breweries,

acres in size and a quarter of the farms (301)
were between fifty and one-hundred and seventy-ni
ty-nine acres (see Figure 2). These numbers are
slightly down from 2007 when the County identified 1,427 farms with a total of 142,452 acres of
farmland in production. This illustrates a number
of changes: 1) a shift in the type of farming in the
County as land and operational costs continue to rise, 2) the subdivision of larger farms into
residential lots, and 3) the decline in the number
of farmers. In response to market trends, many
farmers in the County have shifted to the direct
marketing of agricultural products to consumers through either on-farm sales and/or farmers
markets to increase profitiblity. These specialty

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Loudoun County, VA

OUR BUILT ENVIRONMENT
six of which are limited farm breweries located
within the RPA. Black Hops Farm, located near

Figure 2. Number of Farms by Acreage 2012

Lucketts, is the site of the region’s first hops
processing center and Virginia’s first dedicated

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malting operation. As of 2017, there are 10 hops

10-49 Acres

and there are two growers cultivating 140 acres
of malting grain for the production of beer and

301

distilled spirits. Farm wineries, breweries and

50-179 Acres
180-499 Acres

cideries that grow their own products maintain

824

significant amounts of land in agricultural use
which protects the rural character of the RPA.
The RPA is home to a number of hospitality and

<10 Acres

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139

yards in the County with 16 acres in production,

500-999 Acres
>1,000 Acres

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tourism businesses. These businesses contribute

millions of dollars to the local economy through

their visitors’ spending on restaurants, retail
goods, lodging, and the hosting of weddings and
events. The wedding industry alone account-

ed for more than $118 million dollars in tourism

income as of 2017. Like many of Loudoun’s other
rural business uses, these hospitality and tourism

businesses rely on the natural, scenic, and rural

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character of the RPA to attract visitors.

To support the rural economy and ensure that

agriculture continues as a long-term use in the
RPA, the County will continue to develop and

support voluntary participation in programs that
provide assistance and reduced tax burdens to

land owners. Such programs and measures as
the Land Use Valuation program, the Agricultural and Forestal District Program, the Purchase

of Development Rights program, the Transfer of
Development Rights program and public/private

Source: U.S. Census of Agriculture 2012

beauty of the RPA as a fundamental component
of the County’s identity, which contributes to
the overall economic vitality of the County and

quality of life of its residents. The County’s current

growth management approach, which is being
carried forward in this Plan, has been successful

in limiting residential growth and sustaining the
rural economy. This approach has contributed to
the County’s economic success through attract-

ing businesses, residents, and visitors while maintaining the character of the RPA. The strength of
the agricultural sector and the rural economy is
a critical component of supporting the economic development and fiscal policy goals of the
County. In the future, development pressures and
the incremental loss of productive agricultural
land to residential development will require continued monitoring by the County to maintain the
RPA’s unique character.

conservation easements will be used to encourage land-owners to use their land to expand the
rural economy rather than to convert it to residential use. These programs also assist in the
protection of the RPA’s unique manmade and
natural environment which directly benefit the
rural economy.
Loudoun County and its citizens continue to recognize the importance of maintaining and preserving the farming and equine heritage, cultural
and natural resources, open space, and scenic

2040 Loudoun Plan

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OUR BUILT ENVIRONMENT

POLICIES
Land Use & Development
The RPA’s land use pattern builds upon natural, cultural, heritage, and agricultural resources in order to
provide character-defining features of the rural landscape. (LU&D Policy 1 & 8) (RE Policy 1)

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Strategy: Support uses that protect, preserve, and enhance natural areas and open space, retain farmland and the
vitality of the rural economy, and foster a high quality of rural life for residents. (LU&D Policy 2) (RE Policy 1)
Actions

• Encourage the consolidation of underutilized or undeveloped small lots into larger parcels for agriculture and rural
economy uses. (Res Policy 4 & 5)
• Use public funds to create public and private conservation easements in order to reduce the land that is available for
residential development and to provide land owners with financial options to support working farms, rural economy uses,
and/or stewardship of the land. (REI Policy 7)

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Rural Residential

Limit residential development to protect the land resource for agricultural operations, rural economy
uses, and open space uses; minimize traffic impacts; and reduce the demand for additional public
facilities and services. (Res Policy 1, 2, 3, 4 & 11)

Strategy: Where residential development does occur in the RPA, it should be designed in a clustered pattern that
preserves the rural character, works with the land form to preserve and protect natural features, and conserves land for
agriculture, rural economy uses, passive recreation, and open space. (GI Policy 2)
Actions

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• Establish subdivision regulations and design standards that improve the design of clustered residential development.
(GI Policy 1, Res Policy 11, 12, 13)

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OUR BUILT ENVIRONMENT

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Rural Economy

Agricultural and rural business uses that are compatible with the predominant land use pattern will
be developed in a manner that is consistent with the County’s growth management, economic, and
environmental goals. (RE Policy 1 & 2)

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Strategy: Ensure compatibility of rural economy uses through the evaluation of the scale, use, intensity, and design (site and
building) of development proposals in comparison with the dominant rural character and adjacent uses. (LU&D Policy 6, RE
Policy 3)
Actions

• Adopt zoning regulations and development standards for rural economy uses. Such regulations and standards will address
traffic capacity limits, safe and adequate road access, number of employees, site design standards (i.e., land disturbance,
buffering, use intensity, siting, and architectural features), and public health, safety, and welfare. (RE Policy 3).
• Allow the establishment and/or expansion of existing commercial, industrial, and institutional uses by Special Exception if
the use and/or expansion is designed to: 1) be small in scale and compatible with the rural character, 2) preserve ridgetops,
natural tree lines, farmland, and open space, and 3) meet applicable zoning regulations and development standards. (RE
Policy 14 & 16)

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Strategy: Promote the retention and development of rural business uses that sustain and support the County’s agricultural
and equine industries. (RE Policy 8)

Actions

• Adopt zoning regulations and development standards that include new types of rural business and agricultural uses, permit
flexibility for the sale of farm products, and promote rural tourism, hospitality uses, and similar kinds of appropriate low
intensity rural business uses that are compatible with the character of the RPA. (RE Policy 3)
• Develop zoning standards to permit a variety of residential unit types and accessory apartments for seasonal farm laborers
and year round tenant housing to support the rural economy. (Res Policy 9, 10 & 14)
• Develop County parks with trail networks, cross country courses, and equestrian riding rings or other equestrian-related
features. (RE Policy 11)
• Develop a publicly accessible multi-use trail network (pedestrian, bicycle, and equestrian) to link private and public lands in
the RPA in partnership with nonprofit entities, land owners, and developers of rural properties. (RE Policy 11 & 12)

Strategy: Promote and expand agricultural enterprises and the rural economy, and attract rural entrepreneurs to locate in
Loudoun. (REI Policy 1)
Actions
• Promote rural business sectors and community events to support rural tourism, showcase the rural economy, and
strengthen the economic vitality of rural businesses, villages, and towns. (REI 12 & 17)
• Develop a coordinated service approach to assist rural landowners in the review and development of proposals to maintain
agricultural operations, preserve the agricultural potential of farmland, institute farm and rural business plans, and assist in
filing applications, which support agriculture, agricultural activities, and the rural economy. (RE Policy 11)
• Retain the Rural Economic Development Council (REDC) as an advocacy and advisory committee on initiatives, programs,
and policies that affect the economic growth and development of rural Loudoun County. (REI Policy 14)
• Support public education and job training in agriculture-based careers to ensure a stable agricultural work force. (New)

2040 Loudoun Plan

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OUR BUILT ENVIRONMENT

Strategy: Maintain the Land Use Assessment Program to provide property tax relief to retain and support agriculture,
horticulture, forestry, and open space as critical components of the RPA. (REI Policy 4)
Actions
• Amend and update the Use Value Assessment program and other voluntary agricultural programs (such as Agricultural
and Forestal Districts) to strengthen the rural economy, preserve the rural character, and maintain the viability of farming.
(REI Policy 4)

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• Develop additional incentives to retain and encourage agricultural enterprises and support land preservation. (REI
Policy 4 & 6)

Strategy: Promote and encourage the preservation, rehabilitation, and repurposing of farm buildings and structures
to maintain infrastructure for future agricultural enterprises and rural economy uses. Where possible, rural business uses
should locate in existing agricultural and historic structures. (GI Policy 5)
Actions

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• Allow exceptions to required zoning regulations and development standards to facilitate the use of existing agricultural
and historic structures. (LU&D Policy 6)

Strategy: Support and increase farming activities and maintain a resilient food network for local consumption. (REI
Policy 13)

Actions

• Promote community supported agriculture (CSA); the direct sale of farm products between farmers and local
consumers including farmers markets, local restaurants and retailers; and the establishment of a permanent year-round
indoor farmers market in the eastern portion of the County. (REI Policy 13 & 15)
• Facilitate effective distribution and assist in the marketing of locally grown products. (REI Policy 13)

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Strategy: Protect farming and farmers from nuisance complaints in accordance with the Virginia Code provisions of the
Right to Farm Act. (LU & D Policy 7)

Actions

• Develop zoning regulations and design standards that protect the right to farm. (LU & D Policy 7)
• Provide educational programs about farming practices and activities to reduce potential conflicts associated with the
proximity of agriculture to nonagricultural uses. (New)

DESIGN GUIDELINES

Rural cluster subdivisions are a land development design that
compactly groups houses on smaller lots as small as a quarter acre in
a traditional community pattern while preserving large tracts of land
for open space, agricultural production, and/or rural economy uses to
preserve natural features and the rural character.
• Use existing topography, hedgerows, mature woodlands, and other
site features to influence the location of the clusters to maintain the
rural and scenic quality of the landscape.
• Vary lot sizes and setbacks to provide a compact cluster of building
lots and maximize open space. (Res. Policy 11 &12)
• Cluster development to retain large areas of agricultural soils for
farming. (RGP, Chapter 5, GI, Prime Agricultural Soils Policy 2)
• Encourage the use of communal water and wastewater systems to
serve cluster developments to protect water resources. (RPA, text)

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Map 1

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2040 Loudoun Plan

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Northern Rural

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General Description:

Northern Rural areas consist of pastoral and forested
landscapes that serve mostly agricultural and agricultural
suppor ve uses with limited residen al. The area allows for
complementary agricultural, rural business, and tourism uses
that comprise Loudoun’s rural economy. This category also
includes low density, large-lot residen al subdivisions that
are compa ble with the surrounding pastoral character, and
clustered subdivisions that group smaller residen al lots while
retaining large lots for open space, agricultural produc on and/
or rural economy uses. Public u li es are not provided, but
communal water and wastewater systems are encouraged for
cluster developments. Minimum lot sizes are dependent upon
land use and the development op on chosen. All development
applica ons should preserve and incorporate important
viewsheds and green infrastructure elements.

Uses:

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Form and Character Guidelines:
Use Pattern

Separate Uses

Res. Density
Cluster Option

1 du / 20 acres min
1 du / 5 acres min

Bldg. Height

Up to 2 Stories

Minimum Open Space

70% of site for clustered
subdivisions

• Agriculture
• Agriculture support
• Equine
• Rural Economy
• Agri-tourism
• Rural/heritage tourism
• Open space
• Conserved Lands
• Very low density, large lot rural residen al
• Clustered Residen al Subdivision

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Loudoun County, VA

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Southern Rural

General Description:

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The purpose of the Southern Rural area is to provide landscapes
that contain mostly agricultural and equine uses, and allow for
complementary rural economy uses. This category includes very
low density residen al with homes located on large lots that
are compa ble with the surrounding pastoral character and
clustered subdivisions that group smaller residen al lots while
retaining large lots for open space, agricultural produc on, and/
or rural economy uses. Public u li es are not provided, but
communal water and wastewater systems are encouraged for
cluster developments. Minimum lot sizes are dependent upon
land use and the development op on chosen. All development
applica ons should maintain the dis nc ve rural character and
rural economy that builds on the County’s agricultural heritage
and preserves the pastoral rural landscape.

Uses:

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Form and Character Guidelines:
Use Pattern

Separate Uses

Res. Density
Cluster Option

1 du / 40 acres min
1 du / 15 acres min

Bldg. Height

Up to 2 Stories

Minimum Open Space

70% of site for clustered
subdivisions

• Agriculture
• Agriculture support
• Equine
• Rural Economy
• Agri-tourism
• Rural/heritage tourism
• Open space
• Conserved Lands
• Low density, large lot rural residen al
• Clustered Residen al Subdivision

2040 Loudoun Plan

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Villages
Villages are important historic settlements that possess significant
heritage, cultural, social, and economic assets that contribute to the
character of the Rural Policy Area.

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The County recognizes the Villages as important

features of the RPA that possess unique scenic

12 Villages in the Rural Policy Area:

• Aldie

• Neersville

for citizens, provide services to the surrounding

• Aldie Mountain

• Paeonian Springs

community, and support rural tourism. Many of

• Bluemont

• Philomont

• Lincoln

• St. Louis

and historic resources, act as gathering places

the Villages were established during the 18th and
19th centuries, in areas located around historic
mills, railroad depots, or major crossroads that

• Loudoun Heights • Taylorstown

later developed as commercial and mercantile

• Lucketts

• Waterford

business centers that served the surrounding
farming communities.

The Villages have gradually developed over a

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The County’s land development approach for the
Villages is to limit new residential, business, and

number of years and feature a variety of build-

commercial activities to uses that are compatible

ing setbacks, types, and styles as well as streets-

with the historic development patterns, commu-

capes that reflect the historic growth and char-

nity character, and visual identity of the individual

acter of the individual villages. The Villages are

villages. By encouraging compact, new residen-

dominated by residential dwellings with some

tial and non-residential development within the

commercial structures that have upper floor

Villages, these policies complement the County’s

apartments and offices. Small scale, non-resi-

efforts to preserve open space and maintain the

dential uses, such as country stores, restaurants,

character of the rural landscape. Although limit-

antique shops, and other retail establishments

ed new development is anticipated in the Villag-

that meet local needs and support tourism, are

es, new development should not pose a threat to

located within the Villages. In addition, numerous

public health or safety. Only three of the exist-

civic uses, such as churches, post offices, commu-

ing Villages—Aldie, St. Louis and Waterford—are

nity centers, fire and rescue stations, and schools,

currently served by public community wastewa-

are also located within the Villages.

ter systems, and Aldie is the only village that is
served by a private water company. The remainder of the properties located within the Villages
are currently served by individual water wells and
septic sewage systems (i.e., conventional drainfields, alternative systems, etc.), which limit the
potential scale and intensity of development.
Additionally, a number of the Villages are bisected by major roadways that experience high volumes of commuter traffic and impact the quality of life of residents. With careful planning and
growth management, the Villages will maintain
their scenic and historic character, as well as their
social and economic viability.

2-33

Loudoun County, VA

OUR BUILT ENVIRONMENT

POLICIES
New development and uses in Villages must be compatible with the historic development patterns,
community character, visual identity, intensity, and scale of the individual villages and enhance the quality
of life for residents. (Policy 3, 4 & 12)

Strategy: Encourage the retention and development of a variety of appropriately scaled residential and commercial uses
that enhance the attractiveness and vitality of the Villages. (Policy 4 & 12)
Actions

T
F

• Develop small area plans and master plans for the Villages to support community goals and address issues related to
land use and zoning, economic development, natural and historic resources, community facilities
itie and services, water and
wastewater, and transportation to maintain the character of the villages. (Policy 2)
• Retain existing Rural Commercial ( R-C) zoning in the Villages and consider amendments
dments to bet
better meet the needs of
village residents. (Policy 8)
• Develop criteria to evaluate existing Villages to determine if their current designation is warranted and amend
the
a
Comprehensive Plan and Zoning Ordinance as appropriate. (New)
• Develop criteria for evaluating other crossroads communities in the
amend the
he RPA for designation as Villages and amen
Comprehensive Plan and Zoning Ordinance as appropriate. (New)
w)

A
R

Strategy: The scale, size, massing, and design of new buildings
uildings will adopt building forms and architec
architectural styles related
to the individual character of the village. New buildings will be oriented on their site to maintain the e
existing street pattern,
street design, and relationship to other buildings to reinforce the historic developm
development pattern of tthe village. (Policy 4 & 12)
Actions

• Develop zoning regulations, design standards
ndards and
d guidelines to achieve compatible building and street design to ensure
that quality development occurs within
n the Villages.
• Clearly differentiate entrancess into the villages from surrounding areas throu
through appropriate street design, landscaping,
and building placement.

Strategy: Preserve thee character of the villages and their histo
historic str
structures and sites through the rehabilitation and
adaptive reuse of existing
isting
ng buildings. (Policy 11)
Actions

D

• Establish
sh and expand the County Historic Zoning Dist
Districts for the Villages. (Policy 11)

Strategy:
ategy
gy:: Higher than existing residential de
densities within the Villages will be supported when the design of the project
densit
reinforces
inforces the character, development pattern,
pattern and identity of the village. Conventional, suburban forms are not appropriate
in or contiguous to Villages. (Policy 6)
Actions
ons

• Adopt zoning regulations an
and design standards to encourage traditional housing on smaller lots, allow accessory
apartmentss attached to sing
single-family residential units, and allow residential units above commercial/retail uses within the
Villages to provide
ovide housing options. (Policy 5 & 8)

Strategy: Business
ness and commercial uses in the villages should be small scale, compatible with existing development, meet
local community needs and support rural tourism. Large-scale commercial uses will not be allowed in Villages . (Policy 7 & 9)
Actions

• Adopt zoning regulations, design standards and performance criteria that are specific to the types of small-scale,
community-related commercial uses that the County encourages within the Villages. (Policy 8)

2040 Loudoun Plan

2-34

OUR BUILT ENVIRONMENT

Villages

A
R

General Description:

Villages consist of small, pedestrian-scaled rural communi es
that are compact in comparison to its surrounding agricultural
landscape. These villages are designed around a small
residen al and/or commercial core that provide for the daily
needs of village residents, surrounding rural residents, and
visitors. Villages develop along main rural roads or crossroads.
Predominant uses are rural or heritage tourism, single-family
detached housing, live/work units, and retail and services.

Uses:

T
F

D

Form and Character Guidelines:
Use Pattern

Separate or Vertically
Mixed Uses

Res. Density

1 du / 1 acres min

Res. / Nonres. Mix

60-80% / 20-40%

Bldg. Height

Up to 2 Stories

• Rural/heritage tourism
• Single-family detached residen al
• Live/work units
• Retail and Services
• Mul -family over 1st floor retail
• Small scale retail / office
• Civic uses, community facili es, places of worship

2-35

Loudoun County, VA

OUR BUILT ENVIRONMENT

THIS PAGE IS
INTENTIONALLY
LEFT BLANK

2040 Loudoun Plan

2-36

What We Heard
Rural Policy Area and Towns

Rural Public Comments – Rounds 1 and 2
Table of Contents

Overall Rural Comments (1,275) ............................................................................................................. 2
1.
1.1
1.2
1.3
1.4
1.5
1.6

Growth Management – Rural Policy Area (548) ............................................................................ 3
Preserve Rural Policy Area As Is (287) ......................................................................................3
Protect Rural Policy Area with Transfer of Development Rights (99)................................19
Protect Rural Policy Area with Conservation Easements (97) ............................................26
Maintain Rural Character (52)..................................................................................................32
Consider Changes in Rural Policy Area (9) .............................................................................36
Develop Rural Policy Area (5) ...................................................................................................37

2.
2.1
2.2
2.3
2.4
2.5

Rural Economy (236) .............................................................................................................. 38
Support for Agriculture/Farming (100) ...................................................................................39
Concerns about Wineries, Breweries, and Event Venues (50) ............................................45
Support for Wineries, Breweries, and Event Venues (25) ...................................................49
Support for General Rural Economy (37)................................................................................51
Support for Agritourism (24) ....................................................................................................53

3.
3.1
3.2
3.3
3.4

Rural Roads (98) .................................................................................................................... 55
Preserve Rural Roads (37) .........................................................................................................55
Concerns about Traffic on Rural Roads (38) ...........................................................................57
Concerns about Rural Road Maintenance (13) ......................................................................59
Pave Rural Roads (8) ..................................................................................................................60

4.
4.1
4.2
4.3
4.4
4.5
4.6
4.7

Desired Amenities and Needs within the Rural Policy Area (157) ................................................... 60
Broadband/Internet (56) ...........................................................................................................61
Trails (29) .....................................................................................................................................64
Affordable Housing (18) ............................................................................................................65
Parks and Public Facilities (17) .................................................................................................66
Alternative Transportation (15) ...............................................................................................67
Entertainment (11) .....................................................................................................................68
Shopping (11) ..............................................................................................................................69

5.
5.1
5.2
5.3
5.4
5.5
5.6
5.7
5.8

Towns (236) ...................................................................................................................... 69
Leesburg (92) ………………………………………………………………………………………………………………………… 70
Purcellville (26) ……………………………………………………………………………………………………………………….75
Middleburg and Aldie (23) ………………………………………………………………………………………………………76
Lovettsville (22) ..……………………………………………………………………………………………………………………78
Round Hill (17) ..………………………………………………………………………………………………………………………79
Joint Land Management Area (JLMA) (12) ………………………………………………………………………………80
Collaboration between County and Towns (9) ………………………………………………………………………..81
Towns in General (35) …………………………………………………………………………………………………………….81

Rural – Public Input | 1

Overall Rural Public Comments (1,275)
Approximately 16 percent of all public comments received during Rounds 1 and 2 of the Envision Loudoun public
input sessions pertained to rural western Loudoun County. In the event that a comment is complex and provides
input on more than one broad category, such comment appears in this document in multiple categories. Figure 1
and Table 1 provide a breakdown of how many and what percentage of comments were received in various broad
Rural Policy Area categories.

Figure 1. Public Comments - Rural Policy Area

Rural
Roads
8%
Desired Amenities
12%

Growth Management
Growth Management
43%

Towns
19%

Rural Economy
Towns
Desired Amenities
Rural Roads

Rural Economy
18%

Topic
Growth Management
Rural Economy
Towns
Desired Amenities
Rural Roads
TOTAL RURAL COMMENTS

Table 1. Total Rural Policy Area Public Comments
Number of Comments
Percentage of Rural Policy Area Comments
548
236
236
157
98
1,275

Rural – Public Input | 2

43%
18.5%
18.5%
12%
8%
100%

1. Growth Management – Rural Policy Area
(549)
The greatest percentage (43%) of rural and towns comments pertain to preserving the Rural Policy Area and growth
management. A breakdown of rural growth management comments is provided in Figure 2 and Table 2. Tables 3-8
provide actual public comments about growth management, public needs within the western portion of the County,
rural economy, rural roads, and towns.

Figure 2. Rural Policy Area - Growth Management Public Comments
Develop Rural Policy
Area
1%
Consider Changes
in Rural Policy
Area
3%

Maintain Rural
Character
15%

Protect Rural Policy Area As Is
Consider Changes in Rural Policy Area

Protect Rural Policy Area
As Is
81%

Develop Rural Policy Area
Maintain Rural Character

Table 2. Total Rural Policy Area Growth Management Public Comments
Topic
Number of Growth
Percentage of Growth
Management Comments
Management Comments
Protect Rural Policy Area As Is
287
81%
Maintain Rural Character
52
15%
Consider Changes in Rural Policy Area
9
3%
Develop Rural Policy Area
5
1%
Subtotal
353
100%
Growth Management Tools:
Transfer of Development Rights
99
Conservation Easements
97
TOTAL GROWTH MANAGEMENT COMMENTS
549

Rural – Public Input | 3

1.1 Preserve the Rural Policy Area As Is (287)
Public comments indicate very strong public support of keeping the Rural Policy Area intact and
preserved as it is with no increase in density and no further development. According to public
comments, having distinct policy areas—the Rural Policy Area and the Suburban Policy Area
buffered by the Transition Policy Area—is what makes Loudoun County unique. Comments reveal
public concerns regarding increasing development pressures and decreasing open space and
agricultural land in western Loudoun County.

#
1
2
3
4
5

6

7
8
9

10
11

Table 3. Actual Public Comments – Preserve Rural Policy Area As Is
Comment
Abolish AR-1 so the rural area is all AR-2
Abolish AR-1 zoning and let all the rural area be AR-2.
Add specific Rural/Agricultural preservation to shape. You talk about considering and integrating it, but
not preserving it.
Ag is dwindling, don't lose it
Again, my main concern is for preservation of the rural policy area, as well as historic towns and villages. I
primarily would like for development to stay out of this area; however, I would welcome efforts to
preserve existing historic structures, as well as efforts to drive interest in the area and support rural and
town/village businesses that are consistent with the character of the area.
A lack of appreciation for the intrinsic value of rural Loudoun and a real commitment to saving it for
present and future generations. New residents want their rural roads paved and the residents of a
subdivision often outnumber the property owners on the rural road so the paving is approved to the
detriment of the character of rural Loudoun.
Allow for more commercial agricultural uses to discourage by right development of single family houses.
As a former resident of Fairfax County, I do hope that Loudoun will not go that route and over-develop.
The rural areas in Loudoun are a blessing to ALL of us and I can only hope they will not be jeopardized.
As a rural landowner/farmer facing an unrelenting threat by developers to our irreplaceable and unique
countryside, I fear that our natural beauty will be ruined forever and our history erased and paved over to
line the pockets of a few. The highest and best use of the remaining Loudoun countryside is that it remain
rural, with traditional farms growing food in addition to the wineries that serve as tourist attractions.
As little change in Western Loudoun as possible
Balance between rural and developed places.

12
13
14
15
16
17

Better protection of what is conservation easements
Better represent western Loudoun; consider new boundaries for district or create new districts
Board of supervisors wants to merge the two parts of Loudoun together too much
BOS be more familiar w/ Western Loudoun before approving development
Build less houses and preserve the farms and land.
By failing to make a clear distinction between the vision, goals and objectives for the suburban east,
transition zone and rural west, the document seems to remove one of the cornerstones of the existing
comprehensive plan. It's fine to be inclusive and state broad goals that apply to the whole county, but I
hope this doesn't mean retrenchment on the fundamental distinctions that have been drawn between the
three areas of the county.
18 Compete: Be an economic force & Connect: Bring people & places together: There is too much emphasis
being placed on what is good for business and investors (building a bridge, tearing down trees only to be
replaced by more and more buildings, etc.) and not enough on the existing community itself (our heritage,

Rural – Public Input | 4

19
20
21
22
23
24
25
26
27
28
29
30
31

32
33
34
35
36
37
38
39
40
41
42
43

agriculture, focusing on current traffic flow issues rather than creating new ones by building a bridge).
Conserve open space, farms, villages, roads open space, historic properties
Control Proper density - limit high density residential the further west you go
Continue protecting what makes Loudoun unique. Heritage, sites, villages, old roads (rural), Small towns
Continue to protect and preserve Western Loudoun, it is a gem.
Continue to protect rural areas. Promote agricultural use. Transition areas should be scrutinized to
protect the entire county from overdevelopment and congestion.
Control commercial growth without tarnishing the country lifestyle of western Loudoun
Couldn’t fit anywhere, need to be more specific -> add while preserving its natural beauty, heritage, and
environmental resources
County must keep a fire wall against development spreading west
County should evaluate by-right density in western Loudoun County; down zone in order to protect the
western character
Create a regulation where each new construction home in rural Loudoun must be on a 5 acre or greater
plot. This will spur further traffic issues associated with medium to high density housing projects that
continue to pop up.
Create a way to keep large landowners in Loudoun who don’t want to develop
Density in areas already dense, keep the rural. Find a way to help keep farms.
Develop east so preserve west, seems to be theme.
Do everything possible to avoid further soul-deadening, monotonous, townhouse sprawl, devoid of retail
life, street life, or anything distinctive of Loudoun character. Ditto for the meadow-muffin mansions that
spring up in western Loudoun, designed with beautiful fronts and ugly, cheap vinyl and maybe one window
on the remaining three sides—yet visible from all angles in the open, former pastures they now occupy.
USE TOURISM ECONOMICS TO COUNTERACT THESE DEGRADING TYPES OF DEVELOPMENT. If more
development is needed doubtful encourage rural-village concepts, with embedded retail.
Does not specifcally endorse or speak to rural area
Don’t foresake rural land for growth
Don't permit rezonings or special exception uses that increase the development intensity/density of rural
Lo. Co.-don't change rural character of Western Lo. Co.
Down-zone the rural west and other wise strictly limit uses in this area to preserve its integrity as a true
agriculturally-based economy.
Eastern Loudoun County supervisors not understanding what makes Western Loudoun special and such a
great contributor to the whole county. 10 acres in Western Loudoun is NOT a lot of land or open space.
Educate County about and protect rural road network as a scenic historic reserve
Enforce conservation easements! Defining "performance standards" for zoning of Western Loudoun
especially conservation easements
Ensure minimum lot sizes and minimum green spaces in W Loudoun development
Ensure that the rural character is maintained. This can only be done with very conservative land
development policies and adequate support infrastructure for agriculture.
Expand and protect Western Loudoun County
Fairness and equity for large landowners choosing not to redevelop

Generally, yes, I feel that the vision, goals and objectives move us in the right direction. They encompass
most of the needs, current assets and opportunities for Loudoun such as more diverse housing, preserving
the rural landscape/economy of Western Loudoun, and encouraging placemaking so that there is more
44 "flavor" to Eastern Loudoun in particular as well as more things to do/places to gather.
45 Give extra support for objective #4 & #5 under compete - building on our unique rural heritage
46 Goal: Shape I am concerned that there is too much emphasis on development here. Every objective seems

Rural – Public Input | 5

47

48
49
50
51
52

53
54
55

56
57

58

59

to stress more building. I favor limited development in suburbs and towns, but strict control over growth
in both the transition and rural areas. Currently our historic sites and rural areas are a treasure both for
the residents of those areas and the tourists who escape from developed areas to visit them. Western
Loudoun will lose its charm if the developers have their way.
Goal: Shape: one objective speaks of complementing surrounding development with distinct rural form
and another asks that development "consider" natural and historic resources. They feature
"development." We need an objective of preserving Loudoun's unique rural resources--agriculture, open
space, and historical tourism. We know many people in east and west expressed this goal; why are you
omitting it?
Growth should be centered around the Silver Line. The unique historical character and environment of
rural Western Loudoun should be preserved for future generations. We already have thousands of
housing units and businesses permitted under the current Master Plan. Do not deviate from its transition
zone and allow exception after exception to ruin it, particularly for the environmental damage it would
cause that will affect the water, air and other factors in the entire county.
Have Western Loudoun look exactly the same/no change. (W. of Rt. 50)
Historical aspect overplayed, green portion important, keep it green/rural; historical not "all that"
Hold to 3 areas and make them distinct. Each appropriate for each area
Housing opportunities-affordable, in country, must have affordability, preserve ag/open space--farmers
can transfer their knowledge and equipment to future farmers as needed
How do we keep rural while growing economy, transportation. Pressure to intrude on transportation area
because of lack of space. Economically feasible? West? Appeal to younger generation. Keep rural intact.
Increases taxes for farmers buildings disconnect. Most valuable resource for protection. Unique to our
area.
How to preserve Western Loudoun
How to protect land; trends disturbing; large farms will break up
I am concerned that the vision, goals and objectives continue to place too much emphasis on development
and not enough emphasis on sustainability and preserving the rural character of the county. It is
concerning to me that even in the discussion of sustainability, the focus is on "green infrastructure." We
need forests, not infrastructure; fields, not "green spaces." Once that is lost, it is lost forever.
I strongly support the pillars which speak to enhancing the quality of life and strengthening our natural
and historic assets. I believe, however, that the plan places too much emphasis on "meeting the needs
of businesses" and economic development. Loudoun County is already strong economically. We need to
give greater thought to the needed services and supports to accompany that economic growth, which are
lacking. For example, it's ridiculous that we're one of the wealthiest counties in the nation and we don't
offer full day kindergarten -- we need to focus on funding our schools at the elementary and high school
level, before we add more new home development!!
I am for maintaining our current zoning and keeping as much farm land and open space as possible. More
helper/skelter development is going to ruin what natural beauty Loudoun County has left.
I believe that development should be very limited to maintain the current amount of farm land and rural
setting in this part of Loudoun County (Purcellville, Hamilton, etc.). This rural setting is the county's
greatest asset and draw to this area. When I bought my home here, it was because this part of Loudon
County with its country roads, beautiful trees and gorgeous farmland did not look like the over built areas
of Northern Virginia which so many people detest and regret now.
I believe when it comes to western Loudoun we are very close to where we need to be. The temptation
is to allow special exceptions to increase development on certain parcels. As I noted above, that becomes
death by a thousand cuts. We need to follow our comprehensive plan for maintaining a vibrant rural
economy in Loudoun that includes all segments of agriculture. Loudoun currently ranks #1 in acreage in
grape production, #1 in number of wineries, #1 in berry production, and is still on the top third of Virginia

Rural – Public Input | 6

60

61
62

63

64
65

66
67
68

69

counties in beef cattle as well as sheep and goat production. This doesn't even touch on our 180 million
dollar equine industry and our #1 ranked horse population for the state. In short, we need to recognize
that we are doing a good job, and address small regulatory and zoning issues when they arise, but don't
lose site of the fact that it has been a success!
I don't think this does nearly enough to protect the rural landscape of Western Loudoun. We need to
make it a top priority to preserve the open spaces and historic landscape that makes Loudoun such an
incredible place to live. Not only does it provide a wonderful place for its residents to live, but it is also
the primary basis of tourism in Loudoun. We are so fortunate to have such a beautiful historic landscape
and it is our duty to do everything in our power to protect and preserve it. We also need to further
emphasize the importance of preserving the transition area because it is a critical buffer and protective
barrier for Western Loudoun.
I found it overly generalized. I hope the current zoning within the Transition Area is maintained. I would
like to see incentives for our local farmers so that our farms that provide local sources of food don't
disappear. The latest burden of taxes on barns and chickens is very discouraging Is this a hidden agenda
on behalf of developers eager to acquire more rural land for housing developments--which creates more
traffic demands.
I like rural western loudoun. You will succeed by not succumbing to developer interest
I like this: 4.A viable rural economy that builds upon the county's unique agricultural heritage and supports
existing and emerging rural industries, including farming, agriculture, equine businesses, and rural tourism
and hospitality uses. But I don't see how that is possible with all the building in Leesburg. Shouldn't
destroying old farms NOT be on the agenda?
I think any development that occurs anywhere in Loudoun needs to be consistent with the character of
the area in which it exists, as well as the envisioned character of that area. To me, this means suburban
residential development that creates cohesive neighborhoods, as well as commercial and mixed use
development that contributes to the interest of the area and a sense of place, transitional policy area
residential development that is less dense and provides an appropriate transition into the rural parts of
the county, and very little, if any, development in the rural parts of the area (excluding, of course, minimal
public works and infrastructure as needed to support the needs of residents in this area).
I live in Western Loudoun (Round Hill) and have been very unhappy with the "build out" mentality of
putting homes everywhere. We need to keep green space as is! Both humans and animals need it. Please
limit future homes to minimum of FIVE ACRES EACH LOT. Thank you for listening!
I think that the overall plan of the vision, goals and objectives moves the county forward in the correct
direction, but with that being said, it is absolutely crucial that the distinction be made between the
developed East and the rural West of the county. The Transition Zone must be protected and development
in the western part of the county strictly controlled. Overall, the eastern part of the county gets the bulk
of the attention, while the west is the beautiful area but lacks the support of the county to promote its
historical, agricultural and equine significance to the county.
I think that the rural nature of western Loudoun County needs to be preserved by maintaining the current
zoning.
I think the goals need to reflect keeping Western Loudoun more rural and less opportunity for building
ticky-tacky housing that builders slap up in a week.
I think the major obstacle is the temptation to allow additional single family home density in western
Loudoun. We already have many, many homes already in the pipeline. We need to utilize density in the
east, near metro, where folks can take advantage of that infrastructure to live, work, and play, while
maintaining the rural west as a place for those eastern residents to play, but also a place for our farmers
to PRODUCE. I live in a small 120 year old farm house, and while there are trade off's for chosing to live
where I do (no high speed internet, no grocery store 10 minutes away, etc) the benefits of being able to
farm, and living an area close to nature is why I live out here. In looking at our neighbors to the east in
Fairfax, beyond the simple fact of the intense suburban development is that there is VERY little historic
Rural – Public Input | 7

Fairfax county left. Unlike western Loudoun where we have plenty of historic homes, commercial
buildings, and even schools, Fairfax has lost almost all of its history, and I think that's another thing that
makes Loudoun special. So again the challenge is that when we do redevelop areas, not to lose the historic
structures that made them interesting in the first place. Old homes and buildings give people a sense of
place and provide a connection to our past, which makes the area seem less transient and cookie cutter.
Its easy to look at a place and say "well George Washington didn't sleep there, its not historic"...but when
I talked to my 80 and 90 year old neighbors about the history of my house and my property, it gives me a
connection to those who went before. If my house were to be torn down, no one would be able to say
"that was the first house in the area that got a radio so its where we all used to listen to the Joe Louis
fights" In any event, again, don't be tempted by cutting around the edges and rezoning rural western
Loudoun or allowing historic areas in our towns and county to be bulldozed. These are the things that
make Loudoun special. Developers will come and go...build, and move on to the next project. But our
history and our residents, especially our farmers are here for the long haul.
I think they do. Coming up with goals for Loudoun County is an interesting and difficult task, given how
heterogeneous the county is (with its varying densities of suburban development, its planned urban
developments, its historic towns and villages, and its rolling countryside). I think that pretty much
everything that I think should be a priority is encompassed in these goals; however, the trick really is the
balance. It is just as important in my mind that Loudoun puts the proper weight behind each goal. That
said, I think these should be the top priorities for Loudoun in the years to come:
1) By far, the topmost priority for Loudoun County must be protection of its rural and historic assets.
Loudoun is unique in the suburban counties of the DC area in that it has so much unspoiled rural space,
and that this area (and adjoining areas, such as Leesburg) contains so many wonderful historical assets. It
is, frankly, the main reason that I love Loudoun County. I am glad that this is mentioned in the goals, but
the county cannot lose sight of it. I am certain that as free land becomes scarce in the suburban area of
the county, some real estate developers will press for more dense development in the transitional policy
area, and as opportunities to develop that land become scarce, there will be pressure to allow more
development westward into rural areas. When this happens, Loudoun *must* draw a hard line against
suburban development in the Rural Policy Area. Destruction of the historic assets in that area would be
unconscionable, and suburban development of it would be nearly as destructive. I also feel that Loudoun
must continue to make resources available for the preservation (both natural and historic) of this
countryside, and do its best to make sure that contributing historic structures are maintained. I am glad
that agritourism has begun to play a large role in our county, as it drives up interest in the rural areas and
provides money to preserve them, so I also support efforts to increase agritourism in Loudoun County. 2)
Though I feel most strongly about historic and rural preservation by far, I feel that Loudoun's second
priority should be to create a sense of place in the suburban portions of the county. There are some
developments that seem to do a good job of this (Village of Leesburg, One Loudoun), and there are a
number of places in the county that seem dominated by nondescript strip malls. I think that Loudoun has
the opportunity now, before the county is too built up, to make sure that development supports a sense
of place. This isn't just a commercial task, and I think that insisting on cohesive neighborhood design and
the preservation/creation of public spaces is also key. 3) Finally, I think that making it easier for Loudouners
to live a full life, and especially one not dominated by commutes and traffic, is certainly a priority worth
pursuing. I again see this as a something that should be taken care of in the Suburban Policy Area (as I am
wary of extensive development, including infrastructure development, in Loudoun's rural areas).
Improvement of Loudoun's roads and transportation options is of course a given and will be for many
years to come, but I think the real brass ring would be to attract more businesses, with relatively large
workforces and in industries that can support Loudouners' salary needs, to set up shop here in Loudoun
70 County. I am not certain exactly how to do this, but I think it is worth Loudoun County's full attention.
I would like to see protection of the natural environment that Loudoun has been blessed. Rural landscape,
71 water quality, wildlife and the beautiful open space that uniquely identifies this land. The continuous

Rural – Public Input | 8

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sprawl of development that robs us of that unique and valuable identity is an irreversible travesty.
I would like to see sustaining Loudoun's natural and historic assets be a TOP priority. It is the most
important item/goal on the list.
If Western Loudoun remains rural and farms, vineyards, b and bs remain and are not put out of business
because the area is suburbanized. One trail riding operation already closed because people don't want to
ride by a development.
I'm concerned about that the supervisors are going to cave in to pressure from development interests in
the Transition Area, despite the feedback that tax paying citizens in the Transition Area and Western
Loudoun have given. Please do not destroy our quality of life with unsustainable growth; in the end this
will serve only home builders and cost tax payers who pay for new roads and schools. There is plenty of
room to develop near the new metro stations where it makes more sense, and this will not add pressure
on crowded roads and the limited water supply.
Improve amenities will destroy Loudoun. Road sustem is limited but like it. Spme statements are broad "development that integrates with historic, preserves the history. There is a desire to preserve the
amenities of western Loudoun. The unique natural historic resources needs to be preserved. Recreation
that are passive and low key. Sustain goal - "throughout the county"
In vision - want to see reference to "respect" and "respectful" of whats there and not overrun whats there
with what we want, Loudoun is pretty rural - whats here, farm community
In vision statement - need to add protection + preservation of environment and natural resources &
agricultural resources
It needs a statement about preserving the rural west.
It needs to emphasize the preservation of what we love about Loudoun -- the beauty of open spaces,
agricultural and wild preserves.
It seems the vision implies and assumes growth. The first tenet is economic development and the last is
to preserve history, under transportation. Should be more emphasis on preserve, protect, conserve in the
Western portion of the county.
It's great to have vision, goals and objectives but these are the same lofty concepts that are created in a
vacuum and in a room with residents and a lot of marketing speak (and I'm a marketing professional).
What I believe the County desperately needs is to engage the best land planners and fully evaluate all of
the current zoning, approved projects, land availability and come up with a concrete plan instead of
swinging from growth to no-growth every couple of years. The western part of the county is a huge asset
to the region which the eastern part of the county needs to recognize. Western rural land should be
protected and that that is already zoned (included eastern portions) should be carefully planned or
Loudoun will turn into the zoning mess that other counties to the east are grappling with.
Keep county rural; preservation/development needs to be in all goals
Keep current residential density in Western Loudoun as is
Keep density same in west
Keep Green Space! Limit building West of Leesburg (both commercial AND residential) to one per 5 acre
lot.
KEEP LOUDOUN BEAUTIFUL! Continue to restrict growth to towns and villages.
Keep open space, keep it rural, farmland
Keep rural area as is, but transition area likely gone
Keep rural areas rural and build around the existing towns.
Keep rural Loudoun rural-Gravel roads
Keep rural part of County rural for tax base
Keep the Blueridge area rural with min 3 acre zoning.
Keep the rural character of western Loudoun. It is our open and agriculturual land spaces that are presently

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enabling a thriving agro-economy. The encroachment of "spectrum price point housing" would quash the
current flow our tourism to western Loudoun by enactment of subsuming open space for housing but also
by the deterrent of traffic congestion. Rural roadways are part of the touristic "charm" of this area.
Keep the west rural
Keep the western portion of the County rural and not suburban. Otherwise Loudoun will become just
another urbanized suburb and our rural economy and tourism will die and our taxes go up, way up!
Keep towns in western Loudoun from expanding in order to preserve the rural character of the county-do not permit annexation that permits development that changes the rural character.
Keep W Loudoun peaceful, relaxing-keep scenic views. Limit density to the E part of the county
Keep w. Loudoun rural but clarify definitions for zoning so developers must follow
Keep western Loudoun a place that supports traditional ag, but is respectfully friendly to tourism and
heritage tourism industry
Keep Western Loudoun as a destination-trails/equestrian/wineries/national park
Keep Western Loudoun as it is with an essentially rural nature and with low density housing (3 acre plus
lots).
Keep western Loudoun free of "big box" stores, keep it commerical via agricultural and tourist businesses
only. DO NOT approve much residential build out here. You have the opportunity to make western
Loudoun a booming tourist area by keeping it open and green, and the tourists will come to visit the
wineries and breweries. I would encourage AREA-SPECIFIC lodging that complements the area (nice hotels
that are not low budget chains).
Keep Western Loudoun from being covered in development. Maintain woodland spaces, everywhere.
Respect historical sites.
Keep Western Loudoun rural - livestock, agriculture, forestry
Keep western Loudoun rural and as undeveloped as possible. No commercial development outside the
towns. Severely restrict residential development, along the lines of the current Comprehensive plan
Keep western Loudoun rural and focused on agriculture
Keep western Loudoun rural and keep it wine and craft beer based
Keep Western Loudoun rural and manage growth in Eastern Loudoun.
Keep Western Loudoun rural nature, ag in rural economy needs the focus-need ag in economy
Keep western Loudoun rural! It is vital that the towns be given a fair say in their development, agricultural
and viticultural landowners be protected and traffic mitigated by strong public transportation and
walkable/bikeable paths and development -- not more "by right" housing developments and road
expansions that merely attract more traffic without solving the problem. A future Loudoun should
continue to draw strong eco-tourism and green businesses attracted by the character of the countryside,
with support rather than hindrance from the county and developers. (This benefits the whole county, as
the air and water quality on which all residents depend is controlled by the quality of the buffer in the
undeveloped areas.)
Keep western rural
Keep zoning as is in western Loudoun

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113 Kicking people out of the rural areas
114 Land needs to be seen as valued for farming
Leave western Loudoun as is! No more houses. Promote farms whether it be farms, wineries, orchards.
115 Anything to promote wide open spaces.
Like sustain goal reference to pastoral, rural landscape. The zoning change in rural Loudoun has helpd,
116 hope it doesn't change
117 Limit development in Western Loudoun (retail/commercial shopping areas)

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118 Limit growth in western Loudoun county
119 Limit W Loudoun growth; protect agricultural tourism
Long overdue for plan update. Need flexibility in plan to address new things as they come along. Have
push/pull of east and west - think if we can leave rural as it is. Look at transition - for change - provide
connectivity from rural through transition - to suburban area - there is a need for change - support some
of the new ideas - not remain static - believe we are working with a rigid plan now - think we have an
opportunity. As for specifics - on the vision & goals - would like to see a little more meat and a little less
fluff. Building on data center analogy - need to plan for what that is going to be when that use/need goes
120 away. Need to anticipate change in the future fom self driving cars to mini houses
121 Look at what Montgomery County, Maryland has done to keep rural and urban separate
122 Look Fauquien County as well as role model for rural area
Loudoun is a diamond in the rough of northern Virginia. Too often, development pressure, empowered
by political money has left many residents behind, while forcing them to deal with increased traffic
congestion, poorly planned development, and corporate first policies, especially regarding rural
broadband. I support (1) careful planning for commercial and residential; (2) greater control of rural
business economic development so it better respects and protects our historic landscapes; (3) innovative
transportation planning to deal with the tremendous traffic problems; and (4) communications
infrastructure that supports the entire county (licensing for cable and internet should require providers to
123 cover the ENTIRE county).
Loudoun is growing too fast, outgrowing schools, roads, etc. Being on the list of fastest growing counties
in the country is not a good thing. Falling on that list would be a good sign. Keep western Loudoun rural,
124 we're succeeding as long as it stays rural.
Loudoun will remain an attractive destination for business, their workers and families so long as it isn't
just like every other county in the D.C. Metro Area (poorly planned and overrun with development and
traffic). *The Metro train is a blessing. Let's use it fully and plan ALL new development around it.
*Leave the rural countryside as is. Don't let the mistakes of the past repeat themselves. *The developers
don't care about us. They only look for profit. Let us not let their vision hold sway. *Instead let us maintain
our historic connection to the country while simultaneously improving EXISTING communities and
attracting more business through improved transportation infrastructure in already-approved
125 development areas.
Love Western Loudoun as it is, keep open space, horse farms, fight development pressure/housing
126 development
Make keeping open spaces a priority, do not ruin western Loudoun County with poorly thought out
127 housing developments.
128 Maintain appereance of rural area
129 Maintain AR-zoning lot sizes in Western Loudoun
130 Maintain beauty of western loudoun
131 Maintain character of rural area
132 Maintain character of transition and rural areas, towns, villages
133 Maintain house per acre ratio that is in Western Loudoun now
134 Maintain the rural character of Western Loudoun.
135 Maintain two distinct areas: rural west, urban east
Maintain zoning and land use policies that promote the agricultural economy of western Loudoun. The
special part of Loudoun is that we have the suburban East and the rural West. Agricultural enterprises
need a critical mass of land on which to operate and once our land base drops below a certain threshold,
the rest of the industry will suffer. Our farmers and rural business owners supply our eastern Farm
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and to enjoy pick your own operations. We have a real special balance and place here in Loudoun, please
do not do anything to lose the agricultural and historic nature of western Loudoun.
Making a great place - need to limit the loss of rural farmland
More details needed. Keep west rural, these don’t capture this idea
Mostly. However, it is of the utmost concern to every resident of Loudoun County--east and west--that we
preserve the rural character of Western Loudoun. We must confine development, both residential and
commercial to Eastern Loudoun as we have done in the current Comprehensive Plan. If we don't, we'll
have one large, overtaxed, underfunded, unsustainable suburb that will benefit no one except developers.
Mostly. Would like to see more emphasis on maintaining the rural aspects of the county.
My concern is the Rural Policy Area. Vision goals appear to support "rural scale agriculture, tourism and
environmental protection."
Need codified regulations to preserve western Loudon?
Need definition for transition. Stay east Rt 15, do not go west. No new development west of Rt. 15. V,G,O
sound nice but contradictory. Sustain objective 4 - what is pastoral rural landscape?
Need to focus on Making sure housing is NOT overbuilt and totally focus on rural infrastructure and
economy. Loudoun is not Fairfax
New development in western Loudoun County will be curtailed and the Planning and Zoning Department
and BOS will no longer allow and approve additional development.
No areas for potential change in rural area concern.
No change to development pattern in rural western Loudoun County (rural west, suburban area; preserve
rural lifestyle and smart economic uses in the west)
No exceptions should be made to rules designed to limit development. Planners should avoid the
temptation to give in to developers who are only interested in turning farmland into personal profit.
No!!!! We need to protect the western part of the county from encroaching development.
No, it does not move us in the right direction. It makes no distinction whatsoever between eastern
Loudoun (in general, east of Route 15) and western Loudoun (in general, west of Route 15). I truly believe
that we need an Envision Loudoun Vision that consists of two distinct parts, one focused on eastern
Loudoun and one on western Loudoun. This is necessary because the goals and objectives of each of these
areas are very, very different.
No. I do not agree with the Vision's operative last sentence - "The County will foster economic innovation,
fiscal strength and sustainability. It is unbalanced and inconsistent with the previous sentences and
subsequent segments: Yes, the County needs to support growth with underlying infrastructure and
regulatory support, but 'economic innovation' is driven by the private sector and has done so very well as
is more than obvious. The public sector has very little to do with this. I suggest you (1) shift the Vision
and County's public role more on its residents (and voters)....to me, that means sustaining quality of our
environment - water, air, land, AND (2) more CLEARLY indicate that the County WILL MAINTAIN THE
AMAZING BALANCE between high quality economic growth in the eastern areas, and our natural
resources, farmlands, heritage resources and viewsheds in the western area....that means to me, not just
nice words about the western area in the fourth section of you statement, but a DECISIVE VISION that
essentially says it will maintain the current policy framework in the Transition Area and not allow economic
development to continue to encroach and nibble away at our western resources ....Loudoun County is
unique co-existence in the strength of both the east and west and the opportunity of its citizens to partake
in both....please, let's keep it that way!
No. I believe our county especially in aldie is becoming one huge housing project where our beautiful land
is being overcrowded by houses on top of each other and overcrowded schools that cannot accommodate
the students they presently have enrolled. The scenic beauty was one reason we bought in aldie and that
will no longer exist with all of the housing developments that you have allowed. Very disappointing.
No more development west of Leesburg

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NO!!!! STOP trying to over develop Western Loudoun. We moved to Purcellville to get away from the
urban sprawl of Ashburn. And, now, you want to move your urban sprawl (high density housing, "big box"
stores, etc.) to Western Loudoun. This over development MUST STOP! We the PEOPLE WANT the rural
appeal that Western Loudon!
No. There is inadequate attention to western Loudoun (west of Route 15). Western Loudoun is a unique
and valuable region which presently keeps the County as a well-balanced and special County. It's
uniqueness and extraorginary natural assets and beauty must require that all development initiatives
there be subject to a higher level of scrutiny than easter Loudoun. Residential and commercial proposals
should be subject to a standard of "strict scrutiny" which includes adherence to a well defined vision for
western Loudoun.
No/yes - too many goals & objectives. Too general. The areas rural/transition are not very easy to see in
the vision
Objective sustain #4: subdivisions in W Loudoun not in line with rural dev (mansions)
Overall the document is too vague about how the rural character of Western Loudoun is going to be
preserved and how the Transition area will be protected from development
Overall the Vision is well stated. With nearly 50% of Loudoun designated as Rural land use or Rural
Transition, a greater focus on preserving that rural space is expected.
Overall, there is great emphasis on development of business and housing and no emphasis on protecting
the rural west.
Permanent protection for western loudoun as a good
Place a moratorium on new residential development (Ex. Village of Round Hill)
Please help curtail rampant development in Western Loudoun that threatens to destroy the way of life
and beauty here the reason many of us live here in the first place.
Please keep the development (restaurants, shopping, business - all of which is good) in the Eastern part of
Loudoun County, and keep Western Loudoun Wild and Weird.
Preservation concerns - options for rural area - what is development strategy to preserve. Look at options
for preserving - rural economy
Preservation of Historic Districts and areas rural and western
Preservation of our local and family farms so that our citizens have access to locally grown and fresh foods.
This also supports our rural economy and enhances offerings at county restaurants.
Preservation of the rural western Loudoun
Preserve agricultural in West and concentrate development in suburban transition
Preserve current agriculture/farms
Preserve current zoning in W. Loudoun
Preserve historic and uniqueness of our towns
Preserve historic resources; capitalize on historic culture in W
Preserve identity as horse country; less emphasis on development; more on agriculture
Preserve land for ag. Uses, etc.
Preserve larger tracts of land in rural areas
Preserve open spaces that we have -huge areas in the county (Rogers Farm should be preserved)
Preserve our green space while also building rural economy correctly and with context
Preserve Rte 15 corridor and preserve existing rural economy
Preserve rural areas; contain suburban growth
Preserve rural character of the West (address traffic issues on 15 and 19)
Preserve rural look and feel of western Loudoun.

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Preserve rural western Loudoun as a artisan and wine country.
Preserve rural/open space for future generations/balance growth
Preserve the open space of the west by maintaining a rural policy that recognizes the value of open space.
Preserve the rural character of W Loudoun
Preserve the rural character west of Rte. 15.
Preserve the rural character,esp north/west and south of Leesburg.
Preserve west - plan parks/recreation areas
Preserve west, but not preserve in Eastern part. Encourage preservation in East.
Preserve western Loudoun as a rural area that is attractive to tourists
Preserve western Loudoun to preserve culture
Preserve western Loudoun; protect "look and feel" of western Loudoun
Preserve! The agriculture land
Promote integrity of villages and towns to protect hard edge of village - immediate green space without
sprawl at edge
Proper planning for protection of western Loudoun's resources
Protect culture of western Loudoun established over last 250 years. Do not allow inappropriate
commercial encroachment
Protect rural areas
Protect the quiet integrity of rural residential communities
Protect the rural area and rural economy; ID impacts of suburban area or rural areas
Protect the rural west
Protect the rural western part of the county. Limit housing levels and keep business uses there compatible
with its rural character.
Protect the three distinct policy areas suburban east, transitional middle and rural west.
Protect western Loudoun from development and the transition area from over development by retaining
current transportation infrastructure. The building new roads and expansion of other ones just makes it
easier to develop and accommodates higher population density.
Protect Western Loudoun from further development. Have City staff supervise /monitor their easements
Protected historic areas and western Loudoun; Open spaces
Reaffirm western Loudoun stays rural and growth should occur around existing towns.
Reduce growth - preserve west Loudoun County and keep transition policy area
Reduce suburban sprawl towards the west
Reason move west - rural and pretty. Will loose appeal if lost. Goals + objectives speak to suburban areas
-> east
Recognize urban/suburban/rural cutouts and how to preserve; preserve environmental and economic
diversity
Respect W part of the county-listen to residents
Responsible development. Do not develop western Loudoun.
Retain AR1 and AR2 zones
Retain rural character of west, especially the State Park; retain rural, transition and suburban policy areas
Retain the rural character and open space of the western end of the county.
Rural areas maintained and enhance economic development options more diversity
Save western Loudoun; different priorities for different areas; preserve identity
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recognized 'places' that have existed for years and years. There are place name and street names and
roads with names that have and/or have had meaning in the area. Those of us who have lived in Western
Loudoun County for many years are happy with the way things are. We do not need or want to have
recreation areas, commercial areas, new neighborhoods, and/or "integrated design of the natural
environment" - the natural environment is what drew us here in the first place....there is no need for the
county to become involved.. Adding heliports and changing zoning so that newcomers can change the
area to go along with their private visions has become commonplace on the part of the county, but is not
appropriate.
Slow down development in the west
Slow down the growth... keep Western Loudoun rural!
Slow down the residential growth in Ashburn and Leesburg. The County is starting to lose the small town,
country charm.
Slow growth and growth population. Should not go out West. Slow the growth to decide is that good for
the County?
Slow the growth in western Loudoun. Preserving the coutryside is a must. Those of us that live there do
so bec of the rural nature of the area.
Sounds good on paper. However my experience woth the BoS is one of lack of concern for Western
Loudoun and preserving pur way of life. They are focused on growing the rural economy without regard
for the effects on residents(wedding venues and brewery/wineries in my neighborhood!)
Stick to the plan. Western Loudoun should stay at the current homes per acreage and the transition zone
needs to be protected. Continuing to allow builders to file special permission to build more than is in the
plan for the transition zone is compromising the whole point of a transition zone.
Stop "suburbanizing" Western Loudoun
STOP ALL DEVELOPMENT in Western Loudoun (meaning Leesburg and west of Leesburg)! The rural
atmosphere, and the small towns, are the reason people move out here, and the reason people visit. If
you create another cookie-cutter suburban development, it will blight the rural small-town charm.
Stop development in western Loudoun; keep development in the east
Stop issuing building permits for large developments. Quit taking farm land
for development.
Strengthen language of comp plan to regain western Loudoun rural area
Support Quality of Life - the quality of life in Western Loudoun used to be outstanding. The shopping
centers, the McMansions, the crowded schools, the heliport, and the changes in zoning have all
contributed to an erosion of what we had and loved about our county. It just needs to stop. Make a line
at Leesburg and leave the western end of the county as is - no more development!
Sustainable develop of rural business while limiting residential development
The amount of acreage saved for agriculture and open space will not diminish. The quality of water in our
streams will improve. AR-1 and AR-2 zoning will not change. The Transition Area will be preserved. The
Board of Supervisors will take sincere, proactive actions to protect rural Loudoun, not just pay lip service
to it. Commercial enterprises which are not truly agricultural in nature will be located in or adjacent to
the towns, not allowed to pop up on any available parcel or property. Rural roads will be maintained
properly, not paved.
The best part of Loudoun is the (rapidly disappearing) rural atmosphere and green spaces. It is quickly
becoming overdeveloped - too many new homes and businesses. The growth keeps outstripping the
infrastructure. Please do not let the developers win. Leave some of the green spaces that make Loudoun
wonderful.
The Board of Supervisors has to have the guts to draw a hard line that Western Loudoun will not be
developed and that "event centers" and "wineries" will be evaluated on a case by case basis to determine
whether they are appropriate or whether they are a detriment to the existing thriving community.

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The County as a whole faces difficult choices -about how and where to grow and how to provide for current
residents and future residents. We have a unique mix of suburban and rural areas - those are our basic
character and our competitive advantage - we need to preserve those distinct alternatives - while offering
an urban option, around Metro, to provide both needed opportunities for entertainment and cultural
activities - and additional living space for new residents.
The county needs to focus more on renewable energy (it isn't even mentioned), better holistic planning
for the future and preserving the rural area as much as possible. Otherwise, it's good
The county will keep its' rural nature with the existence of open space.
The Envision Loudoun Draft is heavily focused on housing, employment, commercial development,
transportation, and other objectives that are just fine for eastern Loudoun but are completely wrong for
western Loudoun. This is not just my opinion. People in western Loudoun overwhelmingly want it to
remain rural and agricultural. The only objective that has this as its subject is number 4 under the Compete
section.
The major obstacle to realizing the vision that most in Western Loudoun want-to preserve its rural
character-is the influence of developers who don't care what happens to the county after they've made
their money. *This is the same obstacle to controlled growth.
The pressure to develop Loudoun will only grow. We need strong protections for rural Loudoun in the
comp plan to keep momentary shortsightedness from ruining it forever.
The Rural Economic Development Council and Plans in their names are oxymorons. The effort should be
to prevent development of rural Loudoun and sustain existing agricultural and other land preservation
uses as well as encouraging more agricultural uses.
The Sustain section has good objectives but is not specific enough. For example, objective 4 in this section
mentions "appropriate scale and design". Who defines "appropriate"? To a developer, putting 200
townhouses on a few acres is appropriate. To current residents of western Loudoun, we like our part of
the county the way it is. If we wanted it to look like Ashburn, we'd live in Ashburn.
The "transition area" was meant to be a buffer between the over-developed Eastern Loudoun and rural
Western Loudoun. That is a complete joke and the Board of Supervisors should be ashamed of
themselves! By building in that area already, you have sent the wrong message and opened the door to
developers. I moved from Eastern Loudoun out west because I was sick and tired of over-development
and the burdens it brings to the county and taxpayers. I implore you to keep Western Loudoun the way it
is...rural.
The transition and rural areas will remain primarily in open space and agricultural businesses. Views,
historic landscapes and environmental preservation will be the focus in these areas. Commuters from
West Virginia will find alternates to Rt 9 and Rt 7.
The various goals and the vision are in conflict with one another. Protecting rural spaces sounds good but
is undermined by development. Calling developmen thoughtful doesn't make it any less invasive of the
rural landscape. I'm discouraged at the direction of sprawl and how in the end, building out open spaces
is the only thing the county seems to know how to do.
There is no change because we protected what we have
There is over development in Western Loudoun and the Transition area. Contributing to this is the county
caving in to developer desires despite zoning and other restrictions/guidance. The county needs to hold
the line on development by enforcing zoning restrictions, not granting exceptions and variants, and not
changing zoning to permit more density. In the past it seems that a very liberal interpretation of "by right"
has occurred which has permitted more development when a reasonable interpretation would not have
allowed it.
There will always be pressure from developers to extend into new areas, and I feel that, almost by
definition, new subdivisions contrast with and detract from the character of rural areas of the county when
they are built there. I'm a bit disturbed by the relatively high density development that has been allowed
in certain parts of the TPA and what the implications might be for the RPA once this space is exhausted.
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I also feel that the historic character of Loudoun's small towns and villages relies heavily on the historic
structures within those places. The loss of one contributing structure or the erection of one out-ofcharacter structure could have a significant negative impact, especially in the smaller villages. I find the
proposed fire station in Aldie that relies on the destruction of historic houses (though ones currently in
relative disrepair) disheartening, and I hope that the county makes future decisions that preserve, rather
than detract from the historic character of these places.
There will be densely populated areas, farms and large public lands left as natural preserves.
Think of western Loudoun as green space between Washington and west
Think of western Loudoun as green space, preserve vulnerable landscapes; vibrant farming/agriculture;
villages; wineries/breweries/bed & breakfast
Tighten up protection of open space, embrace plan-ecotourism in west, sustainable economy
To preserve and keep the varied land-use patterns (agricultural, etc.) in place to preserve the scenic quality
of county
Too much growth too fast in the west. The rural area is losing its character.
Traffic concerns, rural heritage preservation; too much development & encroachment. Utilizing renewable
energy sources, agricultural preservation - land use.
Train has left the station - can we come up with incentives to retain the true rural character - foundation
report not unique/special
Transition and Rural Areas: I wanted to voice my support to maintain the transition zone boundaries and
current zoning structures, which are what are fundamentally at stake as far as I see it. Part of what makes
loudoun such a wonderful county is the west and its way of life. As a resident in Aldie I am constantly
seeing more and more trees torn down and land developed with huge planned communities. Part of what
I love about loudoun is the west and the farms/parks/vistas/etc. It is critical we maintain the transition
zone boundaries to protect so much of what makes loudoun great. I could have easily chosen to live in
fairfax but the draw of the western loudoun is ultimately what I fell in love with and in speaking with other
residents so much of what has drawn them to loudoun as well.
Under goals three and four (Sustain and Support), there seems to be no mention of zoning. I'm very happy
with the existing zoning in the west at least and would not be at all happy with downgrading it (i.e.,
allowing denser development in the west of the county).
Valuing our rural heritage. Develop a way to appreciate and value rural heritage
Vision statement - nothing is unique. Fail to making it unique to Loudoun. Can be used by any community.
Rural west is of most valuable to county. Small farm - preserve not develop rural areas. Don’t detroy
western Loudoun because Purcellville overbuilt water system. Cant be everything for everyone in rural
Loudoun.
Vision: Conservation of arable land (farm)
Vision: I'd like to see "preserving" (x2)
We can only "succeed" when the Loudoun County Board of Supervisors learns to say "enough is enough"
to developers. You cannot continue to give special exceptions to allow building/developing. The Board
needs to listen to their constituents when we say "no, we don't want that here" instead of listening to
developers. If the Board doesn't start to say "no" then it is only a matter of time before Eastern Loudoun
starts to encroach into Western Loudoun.
We need to protect the counties rural community.
We will know we succeeded when we stop building new schools, when the schools are not over crowded,
when we stop threatening to close schools to cut operational costs, when our schools offer k-12 foreign
language instruction and don't need the parents to BYO Technology and when the schools are supporting
our farmers by serving food grown right here in Loudoun and when the schools are funded every year
without making cuts.*It would be difficult to clear area or convert the W&OD to rail, but we need to
acknowledge that mass transit it ecological and reduces cars and congestion - that exists today without
Rural – Public Input | 17

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the planned new residents. There should be mass transit options from West Virginia to DC be it rail/metro
or bus (all day service). *Our county should proudly recognize and support our rural areas and respect the
atmosphere and character that they create through their historic homes, gravel roads, small local
businesses and small community centered schools. *Our county should look just as it does now, a mix of
rural and suburban, with no more fields cleared for homes or shopping centers and Purcellville and
Leesburg should stay the size they are and stop expanding their borders.
We need to protect western Loudoun from development and preserve the transition area from
overdevelopment
We'll still have combines/farms/large farms
Western Loudoun does not need any more business strip malls. We have enough (witness the insanity
happening on the Northeast corner of Berlin Turnpike and East Main Street in Purcellville). If a store
wants to build, make them place it on a parcel of land similar to housing at a minimum of an acre. Thank
you.
Western Loudoun has some of the most pristine farm and scenic vistas in the country. The per capita
density has peaked and ugly, condensed, copy pasta housing is exploding at an alarming rate. Please
protect what is beautiful. Limiting new construction density is the only option.
Western Loudoun needs to be preserved while maximizing its economic contributions to tourism,
recreation, weddings, and spirits. Bicycle and hiking trails need to be planned and developed. Bus service
between vineyards, brew pubs and distilleries could be operated. We can make it a treasured playground
for Eastern Loudoun and the DC area in general, while preserving its natural, and rural character.
Western Loudoun MUST be protected! If I had wanted to live in Fairfax County, I would have stayed there
instead of moving to Leesburg 10 years ago.
Western Loudoun no more dense than today; walkable/ridable Eastern (bikes)
We've succeeded when the open spaces and rural nature of our community retain their zoning
status/requirements, and there aren't a million cookie cutter houses cluttering the landscape.
When farm businesses can operate without contributing to the detriment of the land, the roads, the
quality of life of the residents in Western Loudoun, you will have succeeded.
When the amount of development west of Route 15 is kept to an absolute minimum.
When there are clear regulations protecting Western Loudoun.
Yes, good general concept with emphasis on maintaining the rural area feeling and traits.
Yes. I think they capture urban desires with keeping the rural areas safe.
Yes. It is in the implementation that the issues lie. Loudoun has a singular mix of historic countryside
combined with proximity to the Nation's Capital. Just allowing housing and suburban sprawl to take over
will not allow the envisioned goals to be reached. The historical heritage of the western part of the country
would be lost. The extension of the metro is a frightening prospect unless the County Supervisors hold
the line and assure development occurs only around them and not in the transition area or the rural west.
We do not need more roads--we need improvements to existing roads. Please, NO MORE HOUSING
DEVELOPMENTS in transition or rural areas to wreck our water supplies, rural economy, traffic, budget,
etc.
Yes. I especially like the goal of "Sustain". The rural places in the County complement the urban and
suburban amenities. It is the combination of these that makes Loudoun so special. It will take conscious
and specific effort to maintain the open spaces.
You have the right concepts and themes in mind, but some of the plans for execution do not reflect those
same concepts/themes. For example, you say you want some of the following: "4.A viable rural economy
that builds upon the county's unique agricultural heritage and supports existing and emerging rural
industries, including farming, agriculture, equine businesses, and rural tourism and hospitality uses; 7.A
transportation network supportive of the County's overall vision to support economic development,
create vibrant, safe communities and public spaces, and protect natural and heritage resources.; Goal: A

Rural – Public Input | 18

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well-functioning system of green infrastructure preserving natural beauty, open spaces, and cultural
assets to include agricultural land, natural, scenic and historic resources.; Goal: A community of diverse
individuals united together to ensure that all residents enjoy a high quality of life through vibrant, fulfilling
and healthy active lifestyles, celebrating all that is unique to the county." These are all wonderful goals
and I support them fully. However, you also want to construct an 8-lane+ interstate from US 28 to I-270 in
MD and are very comfortable destroying a wonderful, unique neighborhood in the process. This
neighborhood has historical landmarks in it, large open spacing, use of Broad Run Creek and Potomac
River, and a very strong community. The road that you all want to build would also damage the
"agricultural heritage" of the neighboring Maryland area, which is hypocritical to say that we care about
Loudoun, but not other areas. Most of all, constructing a bridge in said location (i.e. Project ID 24) will
negatively impact Virginia home values in the neighboring areas, could threaten a major drinking water
source for the region by interfering with an EPA Superfund site just upriver of the Fairfax County water
intake, and cause more traffic problems than it solves. All I ask is that you put yourself in the shoes of
others. Would you want your home, community, well-being be taken from you so that a road could be
paved over it. It sounds great when you are not the one being impacted. The County needs to truly think
of their people and find other means of reaching their goals.
You will know when you are succeeding when you find the boards sticking to the plans made for a rural
end of the county, and when developers begin to hear the word 'no'.
You'll know you succeeded when developers are kept east of 15 and 50, and when western Loudoun
remains rural.
Youth: health, good citizenship, who want and do stay/return to Loudoun and contribute to the county
community. * Improved ecological services - cleaner water, habitat for wide range of organisms. These
are easy to assess. * High performance buildings (energy efficiency). Distributed power generations (at
the point of use). *More aesthetic development and landscape. *Rural enterprise. *Prime agricultural
soils protected from development. * Important, strategic, and adjacent natural resources and views
protected.
Zoning that keeps the densest housing in the east; the Transition Area in its current density status; and
western Loudoun rural. Do not turn Loudoun County into Fairfax County where there is no choice in the
type of housing or distinction in the landscape. I should note that I live in suburbia and see the benefit
of open space and less housing density in the Transition Area and western Loudoun.

1.2 Preserve Rural Policy Area with Transfer of
Development Rights (99)
Public comments convey support for using Transfer of Development Rights and Purchase of
Development Rights as tools to preserve the Rural Policy Area. Within this category are seventyone identical comments. Since these comments originated from unique URLs, staff considers
them unique comments.

#
1
2

Table 4. Actual Public Comments – Preserve Rural Policy Area with Transfer of Development Rights
Comment
1. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
10. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into

Rural – Public Input | 19

perpetuity.
3 11. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
4 12. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
5 13. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
6 14. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
7 15. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
8 16. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
9 17. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
10 18. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
11 19. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
12 2. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
13 20. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
14 21. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
15 22. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
16 23. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
17 24. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
18 25. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
Rural – Public Input | 20

19 26. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
20 27. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
21 28. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
22 29. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
23 3. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
24 30. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
25 31. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
26 32. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
27 33. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
28 34. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
29 35. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
30 36. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
31 37.Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
38. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
32 perpetuity.
39. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
33 perpetuity.
4. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
34 perpetuity.

Rural – Public Input | 21

35
36
37
38
39
40
41
42
43
44

45
46
47
48
49
50

40. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
41. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
42. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
43. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
44. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
45. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
46. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
47. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
48. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
49. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
5. Goal: Sustain Objective #2: The preservation success story in Waterford was possible only because
forward thinking citizens used available tools. These tools are still important. Add this: Provide means such
as conservation easements, property development rights, CIP funding and county land acquisition as tools
to preserve environmental resources in perpetuity.
50. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
51. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
52. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
53. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
54. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
Rural – Public Input | 22

51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67

55. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
56. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
57. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
58. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
59. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
6. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
60. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
61. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
62. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
63. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
64. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
65. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
66. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
67. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
68. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
69. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
7. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
Rural – Public Input | 23

68
69
70
71
72
73
74

75
76
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78
79

80
81

82
83
84
85
86

rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
70. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
71. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
8. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
9. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
Adopt a Transfer of Development Rights ordinance provisions to allow residential growth to be steered
toward areas with adequate infrastructure with market balancing incentive conditions.
Create TDR program to reallocate residential
Develop stronger sense of community-spend much time in traffic, make transport improvements, consider
TDRs
Development Zones, Transfer of Development Rights. Highly and well-developed East, rural West,
Transition Area.Transfer of development rights (TDR) is a useful tool that allows landowners to earn the
development value of their land without willy-nilly development patterns that so obviously ruin our
valuable rural landscape. These only work (Chatahoochie Hills in Georgia is one example) as part of a
comprehensive design for where and how that development occurs.
Establish TDR program and move out of County closer to D.C. or E. Loudoun Metro stop
Expand incentives for ag use-existing regulations, land use tax deferral program are cumbersome, need to
be more streamlined. Transfer/purchase of development rights
Goal: Sustain objective #2 I would like to see the following added to the objective:
Provide means such as conservation easements, property development rights, CIP funding and county land
acquisition as tools to preserve environmental resources into perpetuity.
Goal: Sustain, objective #2: Provide means such as conservation easements, property development rights,
CIP funding and county land acquisition as tools to preserve environmental resources into perpetuity.
In securing productive farmland, tools such as Transfer of Development Rights, or the currently on the
books but unfunded Purchase of Development Rights should be utilized. Loudoun's new metro corridor
could be an ideal location to receive the development rights, and in turn secure the economic viability of
farming in the west. Without a critical mass of acreage and real productive operations, this viability will
be lost, and the support it provides to the wine and tourism industry will be lost as well, severely damaging
those industries.
Investigate transfer of development rights program. Concern ref: 25k rural DU's possible. Prefer density
transferred to the east.
I've tried twice in the past week to complete this form, but your system isn't allowing me to access all
questions. So I will say my one suggestion here: Start a development rights purchase program in the rural
policy area. I live in that part of Loudoun, two miles from the last dairy farm in the county. The best way
to keep remaining farms as farms would be to allow farmers to sell development rights.
Montgomery County, Maryland - look at example; Reinstate TDR program
Need PDR's, TDR'; need to lower taxes on large farms
Need to look at transferring developing rights - Montgomery County
proffers, incentives for easements, TDRs

Rural – Public Input | 24

87
88
89
90
91
92
93

94
95
96
97

98

Promote and encourage traditional agriculture through tax breaks, purchase of development rights and
zoning in rural area
Protect land equity through TDR program
Provided that LC implement and enable and Fund: 1) Purchase of Development Rights;
2) Transferable Development Rights 3) create a new Real estate tax on the land that is no longer developable 4) Impact fees
Purchase development rights from HIPPA needs to be looked. PDR has no funding.
Purchase of development rights concept for W Loudoun
Regulate Transfer of Development Rights West to East; reinstitute TDRs
Reintroduce or expand purchase development rights, preserve the land in Western Loudoun
Thank you for the opportunity to comment and make recommendations on Envision Loudoun. My
comments and recommendations is based on the heading " Sustain: Strengthen natural and historic
assets". Under this topic I notice that one of the goals is to preserve agricultural land. In the past the way
our county government has done this is to downzone us, i.e. take away our development rights. I think
there is an opportunity to preserve the remaining farmland in a fair and equitable manner with this new
County Comprehensive Plan. I understand there is a lot of pressure to open up the transition zoned land
to higher densities and planned communities. If you agree to this, you will make a hand full of land owners
very very rich with a single vote and a stroke of a pen and do nothing to preserve farm land. To balance
out the wealth and preserve farm land, I recommend reconsidering an old idea of purchasing development
rights or TDR's (Transfer of Development Rights). This would require developers to purchase development
rights from land owners in the west in order to increase density on the Transition zoned land in the east.
I could go into more detail but I don't want to waste your time if this is something you are not interested
in entertaining. However, if this is something that you are willing to consider and would like to discuss it
in more detail please feel free to call me.
transfer density rights from west to east to save west
Transfer of development rights program
Transfer of development rights/prioritizing land use/offsetting development
You need a vision for rural Loudoun. Here is one: A vision for Loudoun's rural economy Loudoun's rural
region will be characterized by prosperous farms, interspersed with villages as commercial and residential
hubs, and economically sustained by our equine sector, farm products and by tourists drawn to equine
events, farm markets, wineries, breweries, outdoor recreational pursuits and wedding and event centers
a scenic rural setting. This vibrant tourism will sustain the rural economy, supported by Loudoun's
government through: Support and publicity for the County's Farm Tours that include traditional farms.
County regulations to ensure consistent standards for hours of operation, noise, lighting and road access.
Necessary rural road improvements to address traffic problems after suitable public engagement.
Farmland will be protected wherever possible by conservation easements held by land trusts that allow
compatible rural enterprises, or by new county programs including Tradable Development Rights (TDRs)
or Purchase of Development Rights (PDRs). TDRs are proven tools (as shown in Montgomery County, MD)
to shift development rights from rural areas to areas more appropriately designated for greater
development, such as lands around Metro Stations. PDRs offer county tools to protect strategically
important areas whose critical aesthetic, wildlife, watershed or historic values are endangered and would
otherwise be unprotected and lost. Farm-based commercial activities will be allowed where consistent
with county regulations on water quality, threatened wildlife, noise, traffic, lighting and buffers.
County policies will encourage farm productivity through grants to conservation-focused non-profit
groups and by the adoption of policies to Reduce farm operating costs through measures that may include
reduced county taxes Seek any additional or changed state policies needed to support Loudoun's rural
goals, Encourage long-term farmland leasing for investment in fertility and quality production, and
Provide incentives allowing young farmers access to farmland through leases or purchase.
Rural – Public Input | 25

Thank you for the opportunity to comment and make recommendations on Envision Loudoun. My
comments and recommendations is based on the heading " Sustain: Strengthen natural and historic
assets". Under this topic I notice that one of the goals is to preserve agricultural land. In the past the way
our county government has done this is to downzone us, i.e. take away our development rights. I think
there is an opportunity to preserve the remaining farmland in a fair and equitable manner with this new
County Comprehensive Plan. I understand there is a lot of pressure to open up the transition zoned land
to higher densities and planned communities. If you agree to this, you will make a hand full of land owners
very very rich with a single vote and a stroke of a pen and do nothing to preserve farm land. To balance
out the wealth and preserve farm land, I recommend reconsidering an old idea of purchasing development
rights or TDR's (Transfer of Development Rights). This would require developers to purchase development
rights from land owners in the west in order to increase density on the Transition zoned land in the east.
I could go into more detail but I don't want to waste your time if this is something you are not interested
in entertaining. However, if this is something that you are willing to consider and would like to discuss it
99 in more detail please feel free to call me.

1.3 Preserve Rural Policy Area with Conservation
Easements (97)
Public comments convey support for using Conservation Easements as a tool to preserve the
Rural Policy Area. Within this category are seventy-one identical comments. Since these
comments originated from unique URLs, staff considers them unique comments.

#
1
2
3
4
5
6
7
8

Table 5. Actual Public Comments – Preserve Rural Policy Area with Conservation Easements
Comment
1. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
10. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
11. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
12. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
13. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
14. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
15. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
16. Goal: Sustain, objective #2: Provide means such as conservation easements, property development

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rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
17. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
18. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
19. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
2. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
20. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
21. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
22. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
23. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
24. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
25. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
26. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
27. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
28. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
29. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
3. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
30. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
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perpetuity.
31. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
32. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
33. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
34. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
35. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
36. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
37.Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
38. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
39. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
4. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
40. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
41. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
42. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
43. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
44. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
45. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
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52
53
54
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56

46. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
47. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
48. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
49. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
5. Goal: Sustain Objective #2: The preservation success story in Waterford was possible only because
forward thinking citizens used available tools. These tools are still important. Add this: Provide means such
as conservation easements, property development rights, CIP funding and county land acquisition as tools
to preserve environmental resources in perpetuity.
50. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
51. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
52. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
53. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
54. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
55. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
56. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
57. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
58. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
59. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
6. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
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60. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
61. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
62. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
63. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
64. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
65. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
66. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
67. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
68. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
69. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
7. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
70. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
71. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
8. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
9. Goal: Sustain, objective #2: Provide means such as conservation easements, property development
rights, CIP funding and county land acquisition as tools to preserve environmental resources into
perpetuity.
Aggressive developers. Help farmers and moderate income property holders to not sell or subdivide their
land by means of advice, tax incentives and easement benefits.
Better protection of what is conservation easements

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74 Conservation easement - may not be sufficient to do what vision/intention was for
75 Conservation easements - please protect!
76 Conservation easements on this area of land, more public spaces focused on nature and wildlife.
Conservative easements and county funding for land acquisition should be included to preserve the
77 environment
78 Develop in clusters and open space; perpetual conservation easements.
79 Easements have to be planned for (in CIP)
80 Economic development, beekeeping, conservation easements program, expand on this more publically
Enforce conservation easements! Defining "performance standards" for zoning of Western Loudoun
81 especially conservation easements
Fully fund a conservation planning department to ensure that conservation of natural resources and
preservation of large tracts of land are preserved via land trusts, conservation easements, and county
82 purchase to be undeveloped.
Goal: Sustain objective #2 I would like to see the following added to the objective: Provide means such as
conservation easements, property development rights, CIP funding and county land acquisition as tools to
83 preserve environmental resources into perpetuity.
goal: sustain - What makes Loudoun unique is its commitment to preserving green space and history
despite the pressure to pave over every available acre of land. The language about preservation and
conservation is too vague and could apply to Any Place USA. It does not reflect Loudoun's unique niche in
the environment and history. Use more language that would require developers to put open and green
space in permanent conservation easements. Before they build require that they assess the impact on
living systems, and require that they increase sustainable agriculture and eco-tourism. What's here would
allow them to build more and more McMansion developments with easy promises of protection that later
84 get forgotten and overlooked, and then are not enforceable.
Goal: Sustain, objective #2: Provide means such as conservation easements, property development rights,
85 CIP funding and county land acquisition as tools to preserve environmental resources into perpetuity.
Hold onto or increase parks and green spaces and protect them with permanent conservation easements.
86 Create walkable space and community rather than just having narrow sidewalks along busy roadways.
87 In cluster developments, green space must be dedicated to conservation easement
Make presevation of the environment the TOP priority in all planning. Not simply conservation easements,
which are ideal and valuable, but Green initiatives in inevitable land development. Designate "Open
Spaces" akin to communities like Boulder, CO. Develop and maintain a genuine network of Bicycle routes
on ALL primary and secondary roads, not as an afterthought, but to facilitate a legitimate option for
88 transportation (see Portland, OR).
89 Need emphasis on conservation easement
Objectives 1, 2, 5 & 6: Identify, map and establish networks of contiguous properties through supportive
property options (conservation easements, County land acquisition, PDRs, etc.) to establish sizable areas
of protected wildlife habitat, streams, forests, fields, wetlands and parklands to be conserved into
perpetuity. (If rural Loudoun is developed without this strategic emphasis on large area land conservation,
western Loudoun County's unique character will be lost forever.) Emphasize and measure improvements
90 to air and water quality with monitoring and maintenance of forests, fields, wetlands, and watersheds.
91 PDR program - bring back to preserve land and compete with easement program
Preserve open spaces, largely in transition area, respect w/ person easements (?) and provide trails to
92 connect
93 Protect Western Loudoun from further development. Have City staff supervise /monitor their easements
To create policies, regulations for sustainable environments, landscaping, habitats to enhance quality of
94 life - scenic roads, meadows instead of cut grass, native plants, reduce noise/air pollution & water quality.

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Stormwater runoff, less burden on water supply. Canopy cover percentage increase. Contribute to
property value (canopy cover for 20-30 year goal), connectivity of wildlife preserve, conservation
easements, cluster development - maybe we shouldn't spread as much - adjust to where we live,
developers can plant, no cost to taxpayers. Bioswales. Remember - Chesapeake Bay, way for county to
save money. Make it standard for developers.
When we have integrated the economic entities in Western Loudoun so that they are interdependent and
support each other. Also when we have fewer cyclists on the road and on trails. When we have more
95 farms protected in conservation easements.
Would it be appropriate to recommend conservation easement. Encourage open space through open
96 easements.
You need a vision for rural Loudoun. Here is one: A vision for Loudoun's rural economy
Loudoun's rural region will be characterized by prosperous farms, interspersed with villages as
commercial and residential hubs, and economically sustained by our equine sector, farm products and by
tourists drawn to equine events, farm markets, wineries, breweries, outdoor recreational pursuits and
wedding and event centers in a scenic rural setting. This vibrant tourism will sustain the rural economy,
supported by Loudoun's government through: Support and publicity for the County's Farm Tours that
include traditional farms. County regulations to ensure consistent standards for hours of operation, noise,
lighting and road access. Necessary rural road improvements to address traffic problems after suitable
public engagement. Farmland will be protected wherever possible by conservation easements held by
land trusts that allow compatible rural enterprises, or by new county programs including Tradable
Development Rights (TDRs) or Purchase of Development Rights (PDRs). TDRs are proven tools (as shown
in Montgomery County, MD) to shift development rights from rural areas to areas more appropriately
designated for greater development, such as lands around Metro Stations. PDRs offer county tools to
protect strategically important areas whose critical aesthetic, wildlife, watershed or historic values are
endangered and would otherwise be unprotected and lost. Farm-based commercial activities will be
allowed where consistent with county regulations on water quality, threatened wildlife, noise, traffic,
lighting and buffers. County policies will encourage farm productivity through grants to conservationfocused non-profit groups and by the adoption of policies to Reduce farm operating costs through
measures that may include reduced county taxes Seek any additional or changed state policies needed to
support Loudoun's rural goals, Encourage long-term farmland leasing for investment in fertility and quality
production, and Provide incentives allowing young farmers access to farmland through leases or
97 purchase.

1.4 Maintain Rural Character (52)
Public comments express the importance of maintaining western Loudoun County’s rural
character. The public used phrases including “rural identity,” “rural feel,” and “small town feel”.
Public comments indicate concerns that rural character is being lost or threatened by
development. Based on public comments, this rural character is what gives western Loudoun
County a sense of place and what makes western Loudoun County unique.

#
1

Table 6. Actual Public Comments – Maintain Rural Character
Comment
Business office space new buildings and spaces for small businesses are available, additional rec center
space is open including indoor pool, business support retail is open and more apartment buildings - mixed
use - will be available. My preference is to follow the Village of Leesburg model so there is a center to the

Rural – Public Input | 32

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development and much of services can be walked to. Upgrade cable and internet access and expand to
sub-stations for rural access. *County will still have a rural feel, but additional support services in new
center is available in specific areas where built. More health friendly programs can be accessed due to rec
centers and homes and businesses can achieve normal connection speeds and cable bundles that are
available in suburbia but allow so much of the open space to remain in western loudoun. *Success will be
in 1. seeing the many small businesses that want small new space for business purposes and access to fast
normal internet fill new buildings to profitable level without huge price tag per sq foot. Should be simple
modern but nice small offices, not expect many larger ones. 2. Residents move into apartments to the
point that the property is profitable. These should be nice higher end but not a high cost psf. 3. More rural
properties can access high speed internet and cable tv bundles for normal cost because additional substations - small sites to boost signal - has made this possible.
County should evaluate by-right density in western Loudoun County; down zone in order to protect the
western character
Create a sense of identity through infrastructure and community space beyond wine industry (rural
identity) (more inclusive); live and work in same area
Don't permit rezonings or special exception uses that increase the development intensity/density of rural
Lo. Co.-don't change rural character of Western Lo. Co.
Embrace unique characteristics in each area of county-build on those (Technology, rural character)
Enhancing/encouraging "smallness" (e.g.. Villages, schools). Density in villages.
Ensure that the rural character is maintained. This can only be done with very conservative land
development policies and adequate support infrastructure for agriculture.
I feel that Leesburg in particular is losing its small town feel with all the new developments being forced
upon us.
I strongly support maintaining small community centered schools in the historic, rural communities.
Hamilton, Lincoln, and Waterford Elementaries are treasures and as such, should be free from absorption
into the larger super schools.
I was encouraged to see the emphasis on "unique sense of place" and the preservation of "natural and
heritage resources" in the Vision for Loudoun. A key draw of moving our extended family (multiple
households) to Loudoun instead Fairfax was the unique character of the communities -- which offer a
blend of beautiful HOA-free self-directed communities and polished builder communities -- and deep
historical roots or gathering places with a sense of longevity (such as Mosby's Landing, Oatlands
Plantation, downtown Leesburg, etc). While we appreciate continued growth and the opportunities it
provides, we feel strongly that Loudoun's diverse character and history is critical to maintain and what
sets it apart from the increasingly sterile, artificial, and over-planned cookie-cuter environments resulting
from some of the buildout of Arlington and Fairfax counties.
Identify the identity of Loudoun, rural, nature, open vistas, history, and the existing factors that brought
people to Loudoun, and write limitive statements not all inclusive statements.
Invest in ways to make town communities inviting
It is important that this new plan: incorporate the county's scenic rivers and creeks and in doing so provide
protections for them including: development (include or retain current creek valley ordinances:
habitat(natural flora & fauna; historical (structures & dwellings); & visual (view shed requirements); and
the connections that make these rivers special and important to our county. Please recognize and include
on all County Maps the designation of Scenic River" for both the Catoctin Creek and Goose Creek. The
above resources need to be protected and preserved in order to retain the rural and historic character of
Loudoun County that has drawn so many people to it. Development in the west must be curtailed now.
Keep small towns active with opportunities for shopping, dining, amenities; too many empty buildings in
the areas; strip developments are being built instead of utilizing existing buildings; Leesburg zoning;
economic development policies too restrictive

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15

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Keep the rural character of western Loudoun. It is our open and agriculturual land spaces that are presently
enabling a thriving agro-economy. The encroachment of "spectrum price point housing" would quash the
current flow our tourism to western Loudoun by enactment of subsuming open space for housing but also
by the deterrent of traffic congestion. Rural roadways are part of the touristic "charm" of this area.
Keep towns in western Loudoun from expanding in order to preserve the rural character of the county-do not permit annexation that permits development that changes the rural character.
Keep western Loudoun rural! It is vital that the towns be given a fair say in their development, agricultural
and viticultural landowners be protected and traffic mitigated by strong public transportation and
walkable/bikeable paths and development -- not more "by right" housing developments and road
expansions that merely attract more traffic without solving the problem. A future Loudoun should
continue to draw strong eco-tourism and green businesses attracted by the character of the countryside,
with support rather than hindrance from the county and developers. (This benefits the whole county, as
the air and water quality on which all residents depend is controlled by the quality of the buffer in the
undeveloped areas.)
Like the rural flavor
like to honor the character of the rural west - by not putting Potomac bridge crossing on RT. 15 - actively
work on crossing elsewhere
Maintain character of rural area
Maintain character of transition and rural areas, towns, villages
Maintain small schools - historic schools - original
Mostly. However, it is of the utmost concern to every resident of Loudoun County--east and west--that we
preserve the rural character of Western Loudoun. We must confine development, both residential and
commercial to Eastern Loudoun as we have done in the current Comprehensive Plan. If we don't, we'll
have one large, overtaxed, underfunded, unsustainable suburb that will benefit no one except developers.
Need to be careful about development in mountainous areas; balance water resources, mountain
landscapes are sensitive ; need to preserve heritage/cultural resources to preserve history; maintain
watershed, view sheds, landscapes in rural areas; flora/fauna; how do you support agribusiness and
preserve the environment/rural; character?
No mega town centers. Deeply refurbished old towns which will maintain their quaint and attractive
qualities. They will drive tourism.
No. I think it focuses too much on development and growth. The Sustain section is my top priority,
preserving and developing more open green space and nature-based recreational options. More
contrived, residential-commercial areas catering to millenials might be great for developers' profits and
tax revenue, but they'll also crowd our roads and chip away at the rural character of this county we love.
Please stress more conservation and limiting of development.
Opportunities to develop smaller communities in transition area not as dense as suburban/urban densities
but with housing options
Our county should proudly recognize and support our rural areas and respect the atmosphere and
character that they create through their historic homes, gravel roads, small local businesses and small
community centered schools.
Preserve rural character of the West (address traffic issues on 15 and 19)
Preserve the rural character of W Loudoun
Preserve the rural character west of Rte. 15.
Preserve the rural character,esp north/west and south of Leesburg.
Protect the rural western part of the county. Limit housing levels and keep business uses there compatible
with its rural character.
Reinvigorate small towns to preserve sense of community, smalls schools
Retain the rural character and open space of the western end of the county.

Rural – Public Input | 34

36
37
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46
47
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49

Rural vs. Urban animosity is our biggest stumbling block. Reassuring the rural population that they're a
part of the success of the county and they won't be shut out is imperative. The rural community can profit,
retain it's character while still being part of the capital region.
Sense of community - more in west; east more fractured. Need more defined connectivity between east
+ west education - accessibility to schools i.e. Lovettsville, distance affects quality of life ref. travel time.
Traffic concerns at 287 & 9
Sense of place - more permanent farmer's market - infrastructure
Sense of place and diversity - what makes special (relate to context. Landscape - rural character) - to where
it is
Slow down the residential growth in Ashburn and Leesburg. The County is starting to lose the small town,
country charm.
Small Community Centered Schools. Numerous national studies over the past decade have documented
that smaller schools create a greater sense of belonging to the community which results in; higher
academic success; higher graduation rates; increased likelihood to take advanced level courses increased
participation in extra-curricular activities and higher teacher satisfaction. Despite these studies there is a
continued trend in Loudoun to build elementary schools that are twice the size of the national average
elementary school AND larger than the national average high school. Small community centered schools
= student success particularly for ELL and low income learners who thrive in a small school environments.
New schools development should include a full life cycle cost analysis that includes land, transportation
and residential housing patterns. Smaller schools suited to each neighborhood would also reduce
boundary changes, lower transportation time and cost and create healthy walk areas. Larger schools are
not cheaper because they require additional administration and teachers to operate effectively. SMALL
SCHOOLS IN HISTORICAL RURAL COMMUNITIES ARE INTEGRAL TO THE VILLAGES/TOWNS AND SHOULD BE
KEPT OPEN as they support the thriving rural areas that are the corner stone of the western Loudoun
agricultural tourism industry.
Small town feel is what is marketable about loudoun. Protect the integrity of small towns.
Strictly maintain the rural character of Western Loudoun. Encourage local farming through tax breaks.
Incentivize older farmers selling their land to conserve pieces of it.
Success: develop a sense of place based not only in our historical and agricultural heritage, but based in
the future, too. A place where children who grow up here want to stay and settle as adults. A place that
does right by future generations by protecting our local and regional resources as well as contributing to
a better global future.For youth, young adults: Entertainment, activities. Help give better options than
drugs and other unhealthy activities.Meaningful employment, low-rent housing options. Both community
oriented- and standard job opportunities for young adults to fill. There are few low-rent housing options.
Many cities such as Vancouver have adjusted zoning laws to allow for garage and basement apartments,
for example.
Sustain vibrancy of west Loudoun towns; recognize each portion of county as as a unique place
The County as a whole faces difficult choices -about how and where to grow and how to provide for current
residents and future residents. We have a unique mix of suburban and rural areas - those are our basic
character and our competitive advantage - we need to preserve those distinct alternatives - while offering
an urban option, around Metro, to provide both needed opportunities for entertainment and cultural
activities - and additional living space for new residents.
Too much difference in density between E and W, but desire to protect rural character of W
train has left the station - can we come up with incentives to retain the true rural character - foundation
report not unique/special
We achieve our goals when we create a community that our children call home and return to after
traveling for their education. To accomplish this, we need to create a sense of place that is more than a
residential development. Protecting the Rural and Transition Policy areas is an essential part in creating a
sense of place. Any new comprehensive plan must give us the tools necessary to protect these areas. We
Rural – Public Input | 35

need more than just another subdivision.
We will know we succeeded when we stop building new schools, when the schools are not over crowded,
when we stop threatening to close schools to cut operational costs, when our schools offer k-12 foreign
language instruction and don't need the parents to BYO Technology and when the schools are supporting
our farmers by serving food grown right here in Loudoun and when the schools are funded every year
without making cuts. It would be difficult to clear area or convert the W&OD to rail, but we need to
acknowledge that mass transit it ecological and reduces cars and congestion - that exists today without
the planned new residents. There should be mass transit options from West Virginia to DC be it rail/metro
or bus (all day service). Our county should proudly recognize and support our rural areas and respect the
atmosphere and character that they create through their historic homes, gravel roads, small local
businesses and small community centered schools. Our county should look just as it does now, a mix of
rural and suburban, with no more fields cleared for homes or shopping centers and Purcellville and
50 Leesburg should stay the size they are and stop expanding their borders.
Western Loudoun needs to be preserved while maximizing its economic contributions to tourism,
recreation, weddings, and spirits. Bicycle and hiking trails need to be planned and developed. Bus service
between vineyards, brew pubs and distilleries could be operated. We can make it a treasured playground
51 for Eastern Loudoun and the DC area in general, while preserving its natural, and rural character.
Western Loudoun will remain mainly rural and have small town feel in each small town. It will be an
attraction for active individuals who like to cycle, hike, run, etc. I think we'll know we have succeeded in
52 this when both local residents and tourists are in harmony and have a symbiotic relationship.

1.5 Consider Changes in Rural Policy Area (9)
Nine comments indicate a willingness to consider changes to the Rural Policy Area. These public
comments express concerns about anti-growth sentiment and indicate support for “thoughtful,”
“controlled,” or “responsible” development in the western portion of the County.

3

Table 7. Actual Public Comments – Consider Changes in Rural Policy Area
Comment
Evergreen Mill/Red Hill - rural policy area - make TR-3 or TR-1 or TR-2 - suburban policy;
Key challenges are financing, designating the areas for expansion and public resistance for those
properties contiguous, and installation of cable tv and internet grid. For 1. Purchasing large parcels can
offset land issues, and lighting and access issues can be addressed as required for design. Also, anti growth
sentiment that pervades county development stands in the way. Perhaps some subdivision applications
for western parcels could be flagged for discussion for use of new center concept in lieu of application - or
this can be an added note on application to contact applicant - when appropriate. This would provide a
land owner or developer amenable to center concept. Developers with solid reputation with the county
and who win a bid to develop a center could also work. Rec center could be added as part of or contiguous
to new center. Or existing park land or community center could be expanded to include the new rec center
complex, such as Lovettsville. Financing would be needed to support the internet and cable tv expansion
and subscription, as this would not have the typical density to be profitable. However, those properties
that benefit could perhaps pay a multi-year services-added property tax to fund or repay this for all
properties eligible, for example - a 3 yr assessment. Should be a reasonable cost to each parcel regardless
of size and should assess by number of dwelling units on parcel, not size of parcel.
Maintaining the rural landscape at the same time maintaining responsible development

4

Objective 3 & 4 in sustain - much wasted land in LoCo, should have farming & ag pursuits on 3 acres

#
1
2

Rural – Public Input | 36

(smaller patches). Need better land use in all areas on county (see lancaster, PA)
5
6
7
8
9

Respect historic character; retain rural agricultural vales; and consider thoughtful development with
community input and incorporate comp plan
Rural area is hodge podge & should be looked at
Flexibility to develop historic villages when working w/ floodplain areas
No longer rural around property on Evergreen Mills , south of Heritage HS; would like to see it developed
because it has already changed; area for teen centers, rec centers, around her property, mixed use,
expansion of town of Leesburg south.
Allow controlled commercial growth in western Loudoun. Restaurants and shopping would be well
received in this area and supplement the tourism industry that is growing out this way.

1.6 Develop Rural Policy Area (4)
Four public comments indicate support for opening up western Loudoun County for development.
A reason given was limited land supply.

#
1

2
3

4

Table 8. Actual Public Comments – Develop Rural Policy Area
Comment
Allow development of Western Loudoun. Most people living in Western Loudoun are living there because
they cant afford to live in Eastern part. Those same people would love to have all the retail and resturantes
the Eastern part has.It is not fair that due to select few we all have to suffer. I understand the history is
important and we must preserve it, but there is a way to build communities, roads, retail etc. and still
preserve the history.Again, there is a lot of people in the western part that are living there because they
cant afford eastern part. I am one of those people the only reason I stayed in the county is because of
better school which I found out even schools in the western loudoun are not as good as eastern its almost
like west and east are 2 separate worlds.
Conservation unproportionately benefits wealthy landowners (horse farms)
It is right to move us in a prosperous and inclusive direction and as an economic force because that best
allows people the "pursuit of happiness" as stated in our Declaration of Independence. The only real way
to do this is to quit limiting the supply of real estate. The downzoning and limitations in the rural and
transition areas up to this point have only hurt the goals of the Vision. Simple limited-supply and highdemand economic principle has driven housing prices too high for our general population. Well-to-do
residents have pushed through downzoning in the past to control others' property to create this
environment of exclusivity rather than the inclusivity that the Vision demands. I encourage you to open
up development and allow all in Loudoun to live the American dream, including home ownership. Open
up business development as well, allowing people better career opportunities to support an everincreasing quality of life. As far as my particular situation, I live comfortably on ten acres along Evergreen
Mills Road and welcome increased density. Of course I would benefit from this increase, or rather my
children would benefit by my being able to subdivide and provide lots for them so they can afford to own
their own homes. So, as part of increased housing opportunities I would like to see my area around the
intersection of Evergreen Mills, Ryan, and Red Hill Roads changed to Suburban policy. This is consistent
with the on-going infrastructure surrounding the area including central water and sewer with our own
water tower. I encourage the supervisors of central and eastern Loudoun, easily a majority, who represent
the less well-to-do citizens to vote for this increased density in spite of those people in the west that would
confine others to limited-housing opportunities.
We need to develop Western Loudoun. West needs safe roads (287 and Rt.) you can't stop growth, so its

Rural – Public Input | 37

time to start building. *I don't understand people in West that don't want new roads. IT IS UNSAFE. SAFETY
COMES FIRST. *I don't understand people in West, they don't want growth, so they are willing to drive
20miles to the store on the UNSAFE ROADS. I don't get it. *Please builddddddddddddd in Western
Loudoun. Its good for the economy and we need Safe roads.

2. Rural Economy (236)
Nineteen percent (19%) of the rural and towns public comments received pertain to the rural economy. A breakdown
of rural economy comments is provided in Figure 3 and Table 9. Tables 10-14 provide actual public comments on the
topics of agriculture and farming, agritourism, and wineries/breweries/event venues.

Figure 3. Public Comments about the Rural Economy
Supports Agritourism
10%

Supports Agriculture/Farming

Supports
Wineries/Breweries/Eve
nt Venues
11%

Supports General
Rural Economy
16%

Supports
Agriculture/Farming
42%

Concerns with Wineries/
Breweries/Event Venues
Supports General Rural Economy
Supports Wineries/Breweries/Event
Venues

Concerns with Wineries/
Breweries/Event Venues
21%

Supports Agritourism

Table 9. Total Rural Economy Public Comments
Number of
Comments
Supports Agriculture/Farming
100
Concerns about Wineries/Breweries/Event Venues
50
Supports General Rural Economy
37
Supports Wineries/Breweries/Event Venues
25
Supports Agritourism
24
TOTAL RURAL ECONOMY COMMENTS
236
Topic

Rural – Public Input | 38

Percentage of Rural
Economy Comments
42%
21%
16%
11%
10%
100%

2.1 Support for Agriculture/Farming (100)
Public comments express the importance of preserving land in western Loudoun County for
farming, livestock, and equine industries. Based on public comments, Loudoun County’s
agricultural heritage is what makes the County unique. Property owners—of small farms and
large farms—seek County support to help them continue farming, livestock, and equine
businesses. Public comments indicate that these rural industries are threatened by development
pressures to sell farmland.

3

Table 10. Actual Public Comments – Support for Agriculture/Farming
Comment
Ag is dwindling, don't lose it
Aggressive developers. Help farmers and moderate income property holders to not sell or subdivide their
land by means of advice, tax incentives and easement benefits.
Agricultural incentives maintain large farm properties as they are without risk of subdivision.

4

Agriculture is missing from the vision.

5
6
7

Alt. ag market-promote "silicon valley of agriculture"
Assist horse industry with brood more farms
Business growth should be geared to support the aspects that make Loudoun unique, our beer/wine and
equine industries, not just commercial data centers that bring more residents and increase the need to
provide services. The hops processing plant and equine quarantine area at Dulles airport are good
examples of businesses that support the rural unique culture of Loudoun.
Community supported agriculture
Conserve our pristine land, especially in Western Loudoun. Provide incentives for farmers / landowners
NOT to sell to developers. Please protect Western Loudoun from development.
Continue to support various rural economy uses (wineries, breweries, agricultural)
County-wide community supported agriculture

#
1
2

8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24

Create a 21st century farming community in W. Loudoun, not traditional farming
Create a Loudoun County agricultural reserve using Montgomery County MD as an example
Develop "new" ag opportunities-very convenient location to buyers. New products. Diverse products.
Organic. Herbs. There is a year-round market. Need to promote. Youth learn. Needs grant to start mentor
program.
Encourage alternative forms of farming; provide incentives to farm
Encourage and promote more local farming
Encourage and protect small businesses and artisans. Particularly agricultural ventures.
Encourage farming and agri-business - incentivize
Encourage more rural/small businesses Vs. large coorperations - ease restrictions - no big box stores
Encouraging AG Gen to maintain farms
Equine industry is huge. Save the space and riding opportunities. I have been here since 1990 and we are
an afterthought. This country is changing that I don't even recognize it. City mentality on our country
roads.
Farmer's market, it will be denser.
Farms for raising livestock
First of all, thank you for your hard work in developing this outreach program. I feel the vision is too

Rural – Public Input | 39

general in that we want to be all things for all people. Vision edits: Loudoun County continues to flourish
as a prosperous and inclusive community that is anchored in its agricultural heritage and selective in highreturn economic investments that guard against overdevelopment and congestion. The County will foster
economic innovation, fiscal strength, and sustainability.
25 Goal: Sustain: Pays mere lip service to strengthening farms, historic buildings and culturally significant
landscapes. However, we need an objective that states specifically that the equine industry and the
beautiful and historic areas that bring tourists from within and without the county must be protected from
over-emphasis on commercial hospitality venues and those permitted must be in appropriate and safe
locations.
26 Goals: supporting the land developers. No support for continued farming. Play for the land of the
developers. Nothing saying actively continue farming.
27 Help farmers keep farming
28 Help support baconers of rural areas; transition policy areas; suburban policy
29 How do we keep rural while growing economy, transportation. Pressure to entrude on transportation area
because of lack of space. Economically feasible? West? Appeal to younger generation. Keep rural intact.
Increases taxes for farmers buildings disconnect. Most valuable resource for protection. Unique to our
area.
30 I believe when it comes to western Loudoun we are very close to where we need to be. The temptation
is to allow special exceptions to increase development on certain parcels. As I noted above, that becomes
death by a thousand cuts. We need to follow our comprehensive plan for maintaining a vibrant rural
economy in Loudoun that includes all segments of agriculture. Loudoun currently ranks #1 in acreage in
grape production, #1 in number of wineries, #1 in berry production, and is still on the top third of Virginia
counties in beef cattle as well as sheep and goat production. This doesn't even touch on our 180 million
dollar equine industry and our #1 ranked horse population for the state. In short, we need to recognize
that we are doing a good job, and address small regulatory and zoning issues when they arise, but don't
lose site of the fact that it has been a success!
31 I like this: 4.A viable rural economy that builds upon the county's unique agricultural heritage and supports
existing and emerging rural industries, including farming, agriculture, equine businesses, and rural tourism
and hospitality uses. But I don't see how that is possible with all the building in Leesburg. Shouldn't
destroying old farms NOT be on the agenda?
I think that the overall plan of the vision, goals and objectives moves the county forward in the correct
direction, but with that being said, it is absolutely crucial that the distinction be made between the
developed East and the rural West of the county. The Transition Zone must be protected and development
in the western part of the county strictly controlled. Overall, the eastern part of the county gets the bulk
of the attention, while the west is the beautiful area but lacks the support of the county to promote its
32 historical, agricultural and equine significance to the county.
33 In western Loudoun small farms (and land use) should be aggressively supported.
34 Include Western Loudoun in Plan - Look at by-right - will hurt (equine) horse economy
35 Increase strategies/options for aging farming/heir families to help retain property ownership
36 Keep agriculture tax deferment, even if policy area changes
37 Keep Western Loudoun rural - livestock, agriculture, forestry
38 Keep Western Loudoun rural nature, ag in rural economy needs the focus-need ag in economy
Land use and zoning regulations that allow for a robust and innovative agricultural and rural economy that
39 keeps Loudouns farms and rural businesses viable and productive.
40 Land use for farming, loudoun farm tour is an asset to loudoun county commerce
41 Land values to owners who use it as retirement. Preserve farms.
Less traffic, preserved land to see around us, and support farmers to encourage farming and equine
42 activities.
Rural – Public Input | 40

43 Losing farmland, lose hay to give county $ for the horses we have, out of state to ride.
Loudoun Farm Bureau*Goals for Envision Loudoun* As Loudoun crafts its new comprehensive plan
through the Envision Loudoun process, Loudoun County Farm Bureau makes the following
recommendations for inclusion in the new plan.*Long term secure preservation of productive farmland
must remain a priority. This includes recognizing that productive farmland is not just open space, but must
include soils conducive to crop and pasture production. Many times properties set aside as rural economy
lots in new subdivisions are full of hydric soils, steep slopes, floodplain, and other natural features that
make them difficult if not impossible to farm productively. When and if subdivisions take place, lots set
aside for production should have soils capable of engaging in sustainable, economically viable agricultural
44 operations.
Loudoun is a diamond in the rough of northern Virginia. Too often, development pressure, empowered
by political money has left many residents behind, while forcing them to deal with increased traffic
congestion, poorly planned development, and corporate first policies, especially regarding rural
broadband. I support (1) careful planning for commercial and residential; (2) greater control of rural
business economic development so it better respects and protects our historic landscapes; (3) innovative
transportation planning to deal with the tremendous traffic problems; and (4) communications
infrastructure that supports the entire county (licensing for cable and internet should require providers to
45 cover the ENTIRE county).
Loudoun must make an effort to ensure county staff are familiar with common agricultural practices
before instituting new policies. In short, we wish to avoid situations where an agricultural implement like
a chicken tractor is suddenly deemed a permanent fixed structure requiring a health department and
zoning permit (of $165.00 per unit), as if it was a barn. Mobile chicken coops for free range production
are very common commercial practice in the county, as well as for folks just looking to raise a couple of
backyard hens as a 4-H project or a family connecting themselves back to the land. These implements are
smaller than many common pieces of agricultural machinery, and should be treated as such in county
policy. This recommendation goes beyond just the chicken tractor issue though, in that we must have
county staff who are familiar with farming in the county. Farm Bureau stands ready to assist in conducting
tours of farms to show staff regular production techniques and familiarize them with what's happening in
modern Loudoun ag.* Thank you for your consideration of these issues during the Envision Loudoun
Process. Loudoun Farm Bureau appreciates the opportunity to be an active participant in securing the
46 agricultural future of Loudoun!
Loudoun should incentivize long term lease agreements that enable new, and young producers to
establish operations in the county, even with our extremely high land costs. This could include a tiered
Land Use Tax Assessment system or utilizing the Ag and Forestal District Program and provide increased
benefit to landowners to agree to long term signed leases with producers which will allow them to invest
in things like fencing, lime, fertilizer, water systems and other infrastructure that is not affordable when
working with year to year land agreements. This would also incentivize landowners to put their land into
higher levels of production with vegetable, tree fruit, grape, intensive rotational grazed pasture, and high
quality hay that will increase the value of Loudouns rural economy, and reduce the acreage in poor quality
47 land use hay that might be cut once a year, and sit in the field.
Loudoun should make it a priority to establish a livestock processing facility in Loudoun. In the same way
that the county was active in promoting the wine and vineyard sector, the craft brewery sector (including
providing grant funds for the hops processing and barley malting facility in Lucketts), it should put its
economic and permitting muscle behind a slaughter facility. Currently Loudoun producers must travel far
outside the county to get their livestock processed to then bring back to Loudoun to serve our markets,
restaurants and CSAs. This is inefficient, and is a drain on being able to further increase production to
meet local demand for meat. The current slaughter facilities are stretched to limit of their capacity and
cannot handle any additional production. Already, Loudoun producers need to schedule months in
48 advance to secure a spot in the schedules of these existing facilities. This is not sustainable if we wish to

Rural – Public Input | 41

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increase direct market production, which is the only way these local livestock producers will remain viable
with the high land and cost of living in Loudoun.
Maintain agricultural base but also have economic viability
Maintain strong agri-business economy
Maintain viability of ag economy in the West-support economic policies that maintain viability of
agriculture
Maintain zoning and land use policies that promote the agricultural economy of western Loudoun. The
special part of Loudoun is that we have the suburban East and the rural West. Agricultural enterprises
need a critical mass of land on which to operate and once our land base drops below a certain threshold,
the rest of the industry will suffer. Our farmers and rural business owners supply our eastern Farm
Markets and restaurants, while also bringing tourists to the west to visit vineyards and wineries, to bike,
and to enjoy pick your own operations. We have a real special balance and place here in Loudoun, please
do not do anything to lose the agricultural and historic nature of western Loudoun.
Marketing and promotion of the rural economy and providing incentives to promote the rural economy.
These include locally owned restaurants, food-related endeavors, farms, vineyards, farm markets, farm
stores, traditional crafts, etc.
More land devoted to crop production. Reduce transportation costs to get food to consumer for the future
when petroleum products cost more.
My comments will follow and are in response to statements from your website below:
"Sustain: Strengthen natural and historic assets Goal: A well-functioning system of green infrastructure
preserving natural beauty, open spaces, and cultural assets to include agricultural land, natural, scenic and
historic resources." COMPETE: 4. A viable rural economy that builds upon the countys unique agricultural
heritage and supports existing and emerging rural industries, including farming, agriculture, equine
businesses, and rural tourism and hospitality uses. I live in Broad Run Farms and have for the past 21 plus
years. It is a unique community of horses, chickens and families. People put their kayaks into the Potomac
from backyards and community launches. One family has peacocks, ducks and geese in the front yard.
I've been told bald eagles nest on my street. My in-laws moved here in the 1950s and raised two sons who
now also have built homes in the community and raised families here. We are a unique community which
does have both historic (Mosby house) and scenic value not to mention horse and landscaping businesses
within our community.
My concern is the Rural Policy Area. Vision goals appear to support "rural scale agriculture, tourism and
environmental protection."
Need agricultural and equestrian comment in goal/objective
Not allow inappropriate commercial activity; preserve equine operations and historic areas
Not enough at all in here about equine/agricultural resources
Objective 2. I appreciate calling out the need for a viable rural economy and noting the county's unique
agricultural heritage and existing and emerging rural industries. I feel those are too often overlooked,
discounted or given less weight than home building. More focus on building parks and preserving green
space in the TPA.
Perform comprehensive analysis of rural economy to recognize that the rural economy exists with equine
industry $180,000/year
Please encourage agriculture and farming in general in the west. If you work to limit growth and keep the
area west of Rt. 15 rural and as undeveloped as possible, all who come here will benefit. There are endless
town centers and places to shop and eat. There are very few rural areas left.
Policies that are friendly to equestrians, cattlemen, farmers
Preserve ag history-bridge past to future, connect Easter economic centers to understanding of Western
agricultural tradition-preserve views-focusing in small communities like Philomont, Hillsboro, Airmont,
Lincoln

Rural – Public Input | 42

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91
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Preserve agricultural viability, keep the land to farm it, traditional corps, continue agricultural taxes for
large farms
Preserve current agriculture/farms
Preserve family farms; make a place where family farms can thrive.
Preserve local farms; encourage them to expand; County take more of active role
Prioritize critical environment areas and farmland.
Promote small scale agriculture entrepreneurship.
Protect equine industry in W Loudoun
Protect large farms/ agr. -> have way for such landowner to "get out"
Responsible economic development; save rural/ag
Rural farms bring in executives and CEO's of economic development
Rural outbuilding tax - is the goal to force farmers to sell? Too many restrictions
Rural use should fit with the community, i.e. growing agricultural as opposed to a brewery that looks like
it sells pumpkins - traffic and environmental input adversely affects adjacent lots - who is responsible to
oversea business
Save farmland through the American Farmland Trust
Strictly maintain the rural character of Western Loudoun. Encourage local farming through tax breaks.
Incentivize older farmers selling their land to conserve pieces of it.
Strong rural agricultural
Success If the farms are still here
Support all farming, not just industrial large scale farming, small businesses as well
Support and protect farming; education for people to W Loudoun about farming
Support area businesses, rural economy is sustainable with wineries, some farms are being preserved; also
keep other small businesses; keep the agriculture as a viable economic alternative to housing
development; put urban development in urban areas
Support equestrian industry
Support- farming heritage
Support rural business (can small bus. And artists afford?) (not just agribusiness)
Support small scale farms and existing rural business; stop bringing in large entertainment zones; they
should be in appropriate areas
Supporting rural economy-Equestrian, wineries
Sustainable food production, a. Sustainable practices in soil farming (traditional farming), soil based green
house farming, hydro and aero ponic vertical farming ( multiple story hydro and aeroponic farming
utilizing solar roses, Pv panels, and led lighting technology.
The transition and rural areas will remain primarily in open space and agricultural businesses. Views,
historic landscapes and environmental preservation will be the focus in these areas. Commuters from
West Virginia will find alternates to Rt 9 and Rt 7.
They are certainly comprehensive, by which I mean "all things to all people." They don't recognize that
some items will have significant force on their own (economic development on raw land) while others
have less (redevelopment). Similarly, our county can afford to slow the built environment--that preserves
opportunity for the future--but forever loses its rural economy each time a family farm goes away, each
time farmland is developed. The weighting of objectives should reflect these disparities in inherent
momentum.
Upcoming farmers. Not all farmers are dying or retiring
VISION Loudoun County continues to flourish as a prosperous and inclusive community with a welldeserved reputation for great places, natural and built as well as historic and new, in a variety of
Rural – Public Input | 43

94
95
96
97

98
99

settings. The County will foster economic innovation, fiscal strength, and sustainability.
The Vision omits the single most important element -- the health, safety and welfare of its residents. A
comprehensive plan should not ignore the fundamental rights of its residential property owners. The goal
should not be to make the County a playground for tourists at the expense of rural property owners.
Further, what is the definition of "fiscal strength?" My FOIA request to Loudoun County asking for specific
fiscal information related to the "rural economy" yielded a negative records response, as there are no
numbers. No revenue tracking, no projections, no winery/brewery/event center analysis of before and
after the "rural economy" push. Defining "fiscal strength" requires a baseline knowledge of revenues, real
and projected. Revenues are offset by expenditures, such as (1) decrease in property values of properties
which are next to wineries, breweries, event centers; (2) decrease in number of western county residents
who already participate in the equine-related agricultural and livestock economies, when they cannot live
next to event center, wineries and breweries with their endless noise, traffic, dust, and tourists who are
unfamiliar with the hundreds of miles of gravel roads. If Loudoun County is going to truly plan the future,
it must recognize and respect what already exists. Loudoun County must not throw out the baby with the
bath water. Accommodate the residents who already have invested in property in Loudoun County before
you invite hundreds of thousands of tourists to small neighborhoods which do not have infrastructure to
accommodate their desire to drink and party whilst driving by our scenic properties maintained at our
expense.
We want to relax with our farms. Loudoun has no center. The visions are too broad
We'll still have combines/farms/large farms
When farm businesses can operate without contributing to the detriment of the land, the roads, the
quality of life of the residents in Western Loudoun, you will have succeeded.
When we have integrated the economic entities in Western Loudoun so that they are interdependent and
support each other. Also when we have fewer cyclists on the road and on trails. When we have more
farms protected in conservation easements.
You have the right concepts and themes in mind, but some of the plans for execution do not reflect those
same concepts/themes. For example, you say you want some of the following: "4.A viable rural economy
that builds upon the county's unique agricultural heritage and supports existing and emerging rural
industries, including farming, agriculture, equine businesses, and rural tourism and hospitality uses; 7.A
transportation network supportive of the County's overall vision to support economic development,
create vibrant, safe communities and public spaces, and protect natural and heritage resources.; Goal: A
well-functioning system of green infrastructure preserving natural beauty, open spaces, and cultural
assets to include agricultural land, natural, scenic and historic resources.; Goal: A community of diverse
individuals united together to ensure that all residents enjoy a high quality of life through vibrant, fulfilling
and healthy active lifestyles, celebrating all that is unique to the county." These are all wonderful goals
and I support them fully. However, you also want to construct an 8-lane+ interstate from US 28 to I-270 in
MD and are very comfortable destroying a wonderful, unique neighborhood in the process. This
neighborhood has historical landmarks in it, large open spacing, use of Broad Run Creek and Potomac
River, and a very strong community. The road that you all want to build would also damage the
"agricultural heritage" of the neighboring Maryland area, which is hypocritical to say that we care about
Loudoun, but not other areas. Most of all, constructing a bridge in said location (i.e. Project ID 24) will
negatively impact Virginia home values in the neighboring areas, could threaten a major drinking water
source for the region by interfering with an EPA Superfund site just upriver of the Fairfax County water
intake, and cause more traffic problems than it solves. All I ask is that you put yourself in the shoes of
others. Would you want your home, community, well-being be taken from you so that a road could be
paved over it. It sounds great when you are not the one being impacted. The County needs to truly think
of their people and find other means of reaching their goals.
You need a vision for rural Loudoun. Here is one: A vision for Loudoun's rural economy
Loudoun's rural region will be characterized by prosperous farms, interspersed with villages as
Rural – Public Input | 44

commercial and residential hubs, and economically sustained by our equine sector, farm products and by
tourists drawn to equine events, farm markets, wineries, breweries, outdoor recreational pursuits and
wedding and event centers in a scenic rural setting. This vibrant tourism will sustain the rural economy,
supported by Loudoun's government through: support and publicity for the County's Farm Tours that
include traditional farms. County regulations to ensure consistent standards for hours of operation, noise,
lighting and road access. Necessary rural road improvements to address traffic problems after suitable
public engagement. Farmland will be protected wherever possible by conservation easements held by
land trusts that allow compatible rural enterprises, or by new county programs including Tradable
Development Rights (TDRs) or Purchase of Development Rights (PDRs). TDRs are proven tools (as shown
in Montgomery County, MD) to shift development rights from rural areas to areas more appropriately
designated for greater development, such as lands around Metro Stations. PDRs offer county tools to
protect strategically important areas whose critical aesthetic, wildlife, watershed or historic values are
endangered and would otherwise be unprotected and lost.Farm-based commercial activities will be
allowed where consistent with county regulations on water quality, threatened wildlife, noise, traffic,
lighting and buffers. County policies will encourage farm productivity through grants to conservationfocused non-profit groups and by the adoption of policies to Reduce farm operating costs through
measures that may include reduced county taxes Seek any additional or changed state policies needed to
support Loudoun's rural goals, Encourage long-term armland leasing for investment in fertility and quality
production, and Provide incentives allowing young farmers access to farmland through leases or purchase.
Zoning policy must include support structure. E. G. Beef cattle need access to butcher shops to get from
trailer to table. Grapes and hops need processing locations sufficient. Ultimately we have to be more self
100 sustaining if we are ever to get rid of the bedroom community stigma.

2.2 Concerns about Wineries, Breweries, and Event
Venues (50)
Public comments indicate that some residents have concerns about the impacts associated with
wineries, breweries, and event venues in rural Loudoun County. Based on public comments, these
uses negatively impact the quality of life of residents and the peaceful rural environment.

2
3

Table 11. Actual Public Comments – Concerns about Wineries, Breweries, and Event Venues
Comment
Beer parlours on gravel roads do not seem to be appropriate. How can it be an agricultural use when the
hops come from another country, the grain comes from another state and the only product in the mix is
the water which is coming from the domestic water well on site? Is water and agricultural product?
"Economic force" - even to sites near residences. Drunk drivers on the rural road, loud music
Broaden the view of development impact in Western Loudoun

4

Carefully consider which non-res uses permitted in res. Areas W. Loudoun

5
6

Compete economic growth that fits in w/ the city things in western Loudoun need to be compatible.
Compete: Be an economic force A viable rural economy that builds upon the county's unique agricultural
heritage and supports existing and emerging rural industries, including farming, agriculture, equine
businesses, and rural tourism and hospitality uses. Define "rural industries"; "agriculture"; "rural tourism";
and "hospitality uses." State and apply a balancing test for each scenario. For example, Loudoun County
has allowed a wedding venue on our quiet rural unpaved road. The street consists of numerous horse
farms. The residents are quiet and law-abiding. Yet, this entity it allowed dozens of events each year,

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Rural – Public Input | 45

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until 11 pm, with outdoor bands and tour buses which block neighbors access to their private road. If the
county has decided that the rights of this one couple outweigh the rights of all of the neighbors, please
explain how that determination was made. Does the County receive say, $100,000 in revenue from these
events and if so, is any of that money spent to maintain the roads further degraded by tourism and event
traffic? Does the county hire more noise enforcement personnel to respond to the neighbors' complaints?
Who enforces noise complaints? The Sheriff's department or the county zoning office? At one such
wedding event, the police and zoning officials were notified; yet, each said the other is responsible for
enforcement. If a new use is to be created, above and beyond residents' right to live in peace and quiet
and to expect the County to protect their rights, then should not the County explain what it plans to do in
terms of compensation for those neighbors affected by the County's new uses?
Consider impacts as a whole, performance standards, restricted activities (bed/breakfast, wineries),
computer models
County promotes rapid growth of breweries, wineries and event facilities without regard for negative
impacts and controls
Do not allow noisy, intrusive activities in the Rural Area. Example is a brewery. The Rural Area has a large,
expensive horse industry and intoxicated people on rural roads is not compatible.
Don't let the rural economy be just breweries and wineries; allow better broadband access to help this
(more home based)
Eliminate by-right development. These developments are being built without any analysis to effect on
roads, schools, and other necessary infrastructure, and resulting in rapid increase of traffic, population,
and other unforeseen challenges on communities already stretched to the limit (Aldie, Leesburg areas).
New developments should be vetted by a review board that considers these issues, allowing for
reasonable, managed growth.
Environmental quality that provides healthy air and low levels of noise and light pollution for current and
future residents. Yes, please protect western Loudoun residents from the noise generated by event
centers, breweries and wineries as to date Loudoun County has failed in this duty. At an event at
Higholdborne wedding venue last year, neighbors called the Sheriff's department and the zoning
department. Each entity pointed its finger at the other as being responsible for enforcement. To date
residents have not been told who is responsible. Clearly the buck does not stop anywhere so please do
your jobs as officials and clarify everyone's roles. As for light pollution, please institute a lights off policy
for non-safety-related outdoor lighting matters such as spotlights under trees in front of houses and large
barn lights which are out-of-proportion to what is necessary, such as the lights utilized by Red Gate Farm
on Foggy Bottom Road in Bluemont.
Establish performance criteria for rural enterprises. Unimpeded expansion and development has
unintended consequences.
Goal- Compete: Objective 4. rural economy and emerging rural industries should not be allowed to the
extent of devaluing the property of existing farms, homes, etc.
Growth in western Loudoun will slow. Allowing breweries, wineries and event centers in residential rural
areas increases traffic and devalues real estate values significantly.
Healthy surface and groundwater water resources that adequately protect natural ecosystems, services
Loudouns population, and supports the built environment. *Yes, please by all means protect Western
Loudoun RESIDENTIAL property owners' rights to groundwater, ahead of commercial uses including
manufacturing of wine and beer at so-called vineyards and farm-breweries. It is the government's
responsibility to protect these assets for residents ahead of any one individual developer or business.
Implement equal performance standards for all zoning rural economy types. (Breweries, wineries - all
business types.)
Less "alcohol based" rural economy
Look at language regarding bed and breakfasts, event centers (zoning) in Western Loudoun. Particularly
"by right"

Rural – Public Input | 46

20 Loudoun County needs to bring their laws up to date concerning wineries and breweries. Why can
wineries and breweries coexist on the same property but those drinking wine not sit with those drinking
beer. This is just too hard to understand. These breweries and wineries are bringing in sunstantial
revenues and any archaic laws such as these could inhibit their growth as well as tax revenues to the
State/County.
21 Maintain balance of rural economy without ruining area
22 Nice residential mix with expanded open space; less focus on winery and distilleries; family friendly
23 No desire to set aside green areas. Water recharge comes from the western Loudoun. Protect water
quality with standards for wineries.
24 No. These statements are so general and vague that they require nothing and protect nothing
For example, "appropriate" economic development in rural parts of the county could mean anything. It
should specify that a rural business needs to be tied to the land.
25 Prohibit rural businesses in residential areas that produce noise and drunk driving on rural roads
26 Property owners should have same rights to have special events as B&B Inn
27 Property rights need to be maintained in Western Loudoun. Protect citizens property rights.
28 Protect rights of residential rural property owners who moved to rural areas for quiet; protection of values
and rights
29 Provide study of rural tourism and impacts on rural uses
30 Re-examine definition of "rural economy"; compatibility with adjoining; rural retreat; more specific
review/reassess vision
31 Respect property rights of citizens in Western Loudoun with regard to rural ecodev
Rural use should fit with the community, i.e. growing agricultural as opposed to a brewery that looks like
it sells pumpkins - traffic and environmental input adversely affects adjacent lots - who is responsible to
32 oversea business
Save agricultural areas and open spaces, by managing and controlling growth in those areas. Farm or
agricultural businesses and properties need to be encouraged to remain open space. Activities such as
farm breweries and wineries need to be evaluated on a case-by-case and location basis. Some agricultural
businesses tend to bring significant changes to local traffic. This has to be considered and weighed before
33 allowing the business to open.
Sounds good on paper. However my experience woth the BoS is one of lack of concern for Western
Loudoun and preserving pur way of life. They are focused on growing the rural economy without regard
34 for the effects on residents (wedding venues and brewery/wineries in my neighborhood!)
Sustain: Strengthen natural and historic assets. A pastoral rural landscape that incorporates appropriate
scale and design of homes, commercial uses, and recreational amenities. Define pastoral. Does "pastoral"
mean long lines of tourist-filled cars, generating dust storms, road bars, dangerous drivers unfamiliar with
one-lane gravel roads who run residents off the road? Does pastoral mean "hard cider" signs leading up
to Bluemont and throughout Bluemont, stuck along the road (basically governmental endorsement of
"please, do drink and drive in Loudoun County?" Does "pastoral" mean event entities in residential, truly
agricultural neighborhoods, bringing noise, dust, crowds, buses, and non-enforcement AND nonacceptance of responsibility for enforcement by our government officials? Bluemont has been pastoral
for the 22 years we have lived here. It no longer is. We seemed to have moved to a rural economy
Disneyland without notice that our health, safety and welfare rights have been trampled by the
government that proceeds without recognition of residential rights. Commercial uses must be limited to
strictly agricultural, in the true sense, not to "ale trails" and party "event centers." As for scale and design
of homes, how about requiring a "lights out" dark skies policy for western Loudoun. Prohibit those tree
"spotlights" in front of those McMansions along Snickersville Turnpike and elsewhere which only light up
the otherwise dark and peaceful neighborhoods. We all have trees, we do not need to light them up for
35 everyone to see.

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The Board of Supervisors has to have the guts to draw a hard line that Western Loudoun will not be
developed and that "event centers" and "wineries" will be evaluated on a case by case basis to determine
whether they are appropriate or whether they are a detriment to the existing thriving community.
The rural areas are over run with wineries and breweries with no regard that people actually live here.
We are not cattle. We live here. We don't need additional strains on the natural resources (such as our
wells) or roads (too narrow for commercial traffic.) Please respect us. You wouldn't want a winery next
to your home. Please don't do that to us.
The vision and goals SOUND good; however, we need to emphasize keeping the transition area under the
original plan; and keeping western Loudoun as rural as possible, encouraging agricultural businesses other
than so many wineries and breweries that have contributed to automobile accidents in the western part
of the County. The expensive housing (including high end senior housing being marketed) in Loudoun
makes it hard for lower income (below $60,000) residents to find affordable safe housing. This needs to
be addressed with more of a housing mix that benefits our hard working citizens and older residents as
much as the developers.
There are too many by-right uses in the rural areas. Please respect that these are neighborhoods where
we live too.
To protect and preserve rural western Loudoun there should be criteria for where rural businesses can be
located. The current plan calls for businesses to be located in or near the towns not sprinkled around the
countryside. This should be set out in location, access and performance standards that are strictly
enforced .
Too intense rural economy opportunities are adverse; need to figure out better balance
Traffic impact winery and brewery and other events in west
Upgrade intersection at Foggy Bottom Road and Snickersville Pike due to heavy usage by patrons to
winery/brewery/farm venue
VISION Loudoun County continues to flourish as a prosperous and inclusive community with a welldeserved reputation for great places, natural and built as well as historic and new, in a variety of
settings. The County will foster economic innovation, fiscal strength, and sustainability.
The Vision omits the single most important element -- the health, safety and welfare of its residents. A
comprehensive plan should not ignore the fundamental rights of its residential property owners. The goal
should not be to make the County a playground for tourists at the expense of rural property owners.
Further, what is the definition of "fiscal strength?" My FOIA request to Loudoun County asking for specific
fiscal information related to the "rural economy" yielded a negative records response, as there are no
numbers. No revenue tracking, no projections, no winery/brewery/event center analysis of before and
after the "rural economy" push. Defining "fiscal strength" requires a baseline knowledge of revenues, real
and projected. Revenues are offset by expenditures, such as (1) decrease in property values of properties
which are next to wineries, breweries, event centers; (2) decrease in number of western county residents
who already participate in the equine-related agricultural and livestock economies, when they cannot live
next to event center, wineries and breweries with their endless noise, traffic, dust, and tourists who are
unfamiliar with the hundreds of miles of gravel roads. If Loudoun County is going to truly plan the future,
it must recognize and respect what already exists. Loudoun County must not throw out the baby with the
bath water. Accommodate the residents who already have invested in property in Loudoun County before
you invite hundreds of thousands of tourists to small neighborhoods which do not have infrastructure to
accommodate their desire to drink and party whilst driving by our scenic properties maintained at our
expense.
We need to come up with a way to measure pesticide use on all these new wineries, breweries popping
up in the western part of the county. How can we have ecoganic or organic farming among increasing
local pesticide use ? Here is a tracking example in CA : http://www.pesticideinfo.org/DS.jsp?sk=29143
Western Loudoun needs to be looked at as a roadway network from an economic standpoint (ex: access
to wineries). Real traffic analysis.

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50

When Loudoun County residents can go to sleep at night without living in fear that beautiful Western
Loudoun could be developed or overrun by "event centers" and "wineries."
Wineries/breweries/wedding events should be stopped. We have enough
Winery - don't use environmental factors to decide what we allow in Loudoun County with business
You have the right concepts and themes in mind, but some of the plans for execution do not reflect those
same concepts/themes. For example, you say you want some of the following: "4.A viable rural economy
that builds upon the county's unique agricultural heritage and supports existing and emerging rural
industries, including farming, agriculture, equine businesses, and rural tourism and hospitality uses; 7.A
transportation network supportive of the County's overall vision to support economic development,
create vibrant, safe communities and public spaces, and protect natural and heritage resources.; Goal: A
well-functioning system of green infrastructure preserving natural beauty, open spaces, and cultural
assets to include agricultural land, natural, scenic and historic resources.; Goal: A community of diverse
individuals united together to ensure that all residents enjoy a high quality of life through vibrant, fulfilling
and healthy active lifestyles, celebrating all that is unique to the county." These are all wonderful goals
and I support them fully. However, you also want to construct an 8-lane+ interstate from US 28 to I-270 in
MD and are very comfortable destroying a wonderful, unique neighborhood in the process. This
neighborhood has historical landmarks in it, large open spacing, use of Broad Run Creek and Potomac
River, and a very strong community. The road that you all want to build would also damage the
"agricultural heritage" of the neighboring Maryland area, which is hypocritical to say that we care about
Loudoun, but not other areas. Most of all, constructing a bridge in said location (i.e. Project ID 24) will
negatively impact Virginia home values in the neighboring areas, could threaten a major drinking water
source for the region by interfering with an EPA Superfund site just upriver of the Fairfax County water
intake, and cause more traffic problems than it solves. All I ask is that you put yourself in the shoes of
others. Would you want your home, community, well-being be taken from you so that a road could be
paved over it. It sounds great when you are not the one being impacted. The County needs to truly think
of their people and find other means of reaching their goals.

2.3 Support for Wineries, Breweries, and Event Venues
(25)
Some public comments indicate support for wineries, breweries, and event venues in rural
Loudoun County. The reason given for this support is the revenue generated by tourism.

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Table 12. Actual Public Comments – Support for Wineries, Breweries, and Event Venues
Comment
A-1 zoning review and what is allowed; non-agricultural uses for smaller parcels (Breweries)
Can we make Loudoun a revenue-opportunity destination (ex. Winery, farm to table
Continue to support various rural economy uses (wineries, breweries, agricultural)
Garner public revenue from wineries and breweries - research/contact North Santa Barbara County,
California
Hotels/B & B- by-night in W. Loudoun to support the breweries/wineries - some place to stay after events.
Full service/destination event.
I don't know that one can ever say he or she has "succeeded" when it comes to protecting a valuable
resource - it requires constant effort. I appreciate the subdivision policies in place in much of the RPA - I
hope they are maintained and enforced. I think that the huge uptick in wineries is a great sign, and I hope
to see a continued growth in industries that bring in tourists to experience Loudoun's rural and historical

Rural – Public Input | 49

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riches!
Keep western Loudoun free of "big box" stores, keep it commerical via agricultural and tourist businesses
only. DO NOT approve much residential build out here. You have the opportunity to make western
Loudoun a booming tourist area by keeping it open and green, and the tourists will come to visit the
wineries and breweries. I would encourage AREA-SPECIFIC lodging that complements the area (nice hotels
that are not low budget chains).
Leave western Loudoun as is! No more houses. Promote farms whether it be farms, wineries, orchards.
Anything to promote wide open spaces.
Local food, wine, agriculture, and small business
Loudoun must commit itself to protect the natural resources that are critical not only to our environmental
and agricultural health, but also to the tourism industry in the west. Protecting mountainsides, sensitive
soils, steep slopes, and streams from impacts of development are critical. No one wants to visit a vineyard
or bed and breakfast with stunning views of mountains marred by development. Tourism, rural business
and especially agriculture are revenue positive for Loudoun county, while residential development is
always a budget liability.
Old Rt 7 - we should market ourselves as the weekend destination from washington DC - drive past
beautiful landscaped of wineries/small county stores
Preserve rural western Loudoun as a artisan and wine country.
Pressure from land developers, and demands for increased housing. Specifically, for the idea about adding
bike lanes and wide shoulders on the roads, a major obstacle are the attitudes of riders and local drivers.
This can be improved with improved road availability and usage, coupled with a desire to attract active
tourists to the area to support local businesses and keep Western Loudoun rural.
Provide county support, especially in organizing and advertising, events and festivals hosted in the small
towns of Western Loudoun to draw tourists to these communities and the small businesses in the area.
Recognize wineries as important to rural economy
Rural business opportunities-regulatory process-one stop shop for permitting-more user friendly, local
level "how to open a B&B", etc. Tax reporting based on income level, property size-econ. Development
assistance
Support area businesses, rural economy is sustainable with wineries, some farms are being preserved; also
keep other small businesses; keep the agriculture as a viable economic alternative to housing
development; put urban development in urban areas
Supporting rural economy-Equestrian, wineries
Think of western Loudoun as green space, preserve vulnerable landscapes; vibrant farming/agriculture;
villages; wineries/breweries/bed & breakfast
Trail Hit Park, dining area, wineries. Bring people in the county.
We will know we have succeeded when people still want to live here and invest their money. People still
want to visit and tour here (especially our rural west) and spend their money. And People still become
entrepreneurs here with creative rural businesses in the West and high tech and cutting edge businesses
in the east.* Our viticulture and beer industry should flourish under the right leadership adding to our
commercial tax base and lessening the County's tendency to bleed the local resident's dry with excessive
real estate taxation.
Western Loudoun needs to be preserved while maximizing its economic contributions to tourism,
recreation, weddings, and spirits. Bicycle and hiking trails need to be planned and developed. Bus service
between vineyards, brew pubs and distilleries could be operated. We can make it a treasured playground
for Eastern Loudoun and the DC area in general, while preserving its natural, and rural character.
Wineries and breweries are fine for economic/business. What about transportation in the long run. Eg:
Nelson county
Wineries are wonderful by attracting tourists. Breweries also good. More wineries.

Rural – Public Input | 50

25

You need a vision for rural Loudoun. Here is one: A vision for Loudoun's rural economy
Loudoun's rural region will be characterized by prosperous farms, interspersed with villages as
commercial and residential hubs, and economically sustained by our equine sector, farm products and by
tourists drawn to equine events, farm markets, wineries, breweries, outdoor recreational pursuits and
wedding and event centers in a scenic rural setting. This vibrant tourism will sustain the rural economy,
supported by Loudoun's government through: Support and publicity for the County's Farm Tours that
include traditional farms. County regulations to ensure consistent standards for hours of operation, noise,
lighting and road access. Necessary rural road improvements to address traffic problems after suitable
public engagement. Farmland will be protected wherever possible by conservation easements held by
land trusts that allow compatible rural enterprises, or by new county programs including Tradable
Development Rights (TDRs) or Purchase of Development Rights (PDRs). TDRs are proven tools (as shown
in Montgomery County, MD) to shift development rights from rural areas to areas more appropriately
designated for greater development, such as lands around Metro Stations. PDRs offer county tools to
protect strategically important areas whose critical aesthetic, wildlife, watershed or historic values are
endangered and would otherwise be unprotected and lost. Farm-based commercial activities will be
allowed where consistent with county regulations on water quality, threatened wildlife, noise, traffic,
lighting and buffers. County policies will encourage farm productivity through grants to conservationfocused non-profit groups and by the adoption of policies to Reduce farm operating costs through
measures that may include reduced county taxes Seek any additional or changed state policies needed to
support Loudoun's rural goals, Encourage long-term farmland leasing for investment in fertility and quality
production, and Provide incentives allowing young farmers access to farmland through leases or purchase.

2.4 Support for General Rural Economy (37)
Some public comments express general support for a diverse rural economy in the County.
Comments stress the importance of striking a balance between preserving the Rural Policy Area
and promoting a vibrant rural economy.

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Table 13. Actual Public Comments – Support for General Rural Economy
Comment
"Rural Economy" lots became sold, but big home sites/big homes
Broadband accessible throughout county; maintain strong rural economy
Continue support of rural economy

4

Continue to support various rural economy uses (wineries, breweries, agricultural)

5

7
8
9
10
11

Do not impede rural economy entrepreneurs with uneconomy equality and bureaucracy; est. uses where
areas success and need not be impeded
Don't let the rural economy be just breweries and wineries; allow better broadband access to help this
(more home based)
Economic benefit of west Loudoun
Economic development, beekeeping, conservation easements program, expand on this more publically
Embrace diversity in west, agriculture, history, economic development-rural economy
Encourage rural economy
Expanding rural economy to include more diverse types

12
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Give extra support for objective #4 & #5 under compete - building on our unique rural heritage
Goal - sustain 4 - rural economy + commercial

6

Rural – Public Input | 51

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I envision a future for the county that keeps the tech, commercial and industrial businesses concentrated
in eastern Loudoun and at the same time preserves the rural economy and lifestyle of western Loudoun.
Maintaining the transition zone is extremely important to accomplish this. This gives people a balance and
choice. People residing in eastern Loudoun would have access to the natural world, farms and benefits of
the rural experience in western Loudoun, and people in western Loudoun would have access to shopping,
businesses and jobs in eastern Loudoun.
I believe when it comes to western Loudoun we are very close to where we need to be. The temptation
is to allow special exceptions to increase development on certain parcels. As I noted above, that becomes
death by a thousand cuts. We need to follow our comprehensive plan for maintaining a vibrant rural
economy in Loudoun that includes all segments of agriculture. Loudoun currently ranks #1 in acreage in
grape production, #1 in number of wineries, #1 in berry production, and is still on the top third of Virginia
counties in beef cattle as well as sheep and goat production. This doesn't even touch on our 180 million
dollar equine industry and our #1 ranked horse population for the state. In short, we need to recognize
that we are doing a good job, and address small regulatory and zoning issues when they arise, but don't
lose site of the fact that it has been a success!
I like this: 4.A viable rural economy that builds upon the county's unique agricultural heritage and supports
existing and emerging rural industries, including farming, agriculture, equine businesses, and rural tourism
and hospitality uses. But I don't see how that is possible with all the building in Leesburg. Shouldn't
destroying old farms NOT be on the agenda?
I think the goals and objectives do move Loudoun in the right direction. As a resident of western Loudoun,
I particularly resonate with the following items: 1.accessible and safe parks and recreations spaces,
2. multi-modal transportation with an emphasis on improved public transportation and safe biking
options, 3. a stronger and more diverse rural economy, 4.sustain and grow green spaces
5. support for historic resources 6. helping people age in place.
Increase rural business opportunities - "rural rustic program for roads"
Keep the western portion of the County rural and not suburban. Otherwise Loudoun will become just
another urbanized suburb and our rural economy and tourism will die and our taxes go up, way up!
Logical rural businesses compatible with the West -> Draw
Maintain the rural aspect/economy with cultivating western County businesses to allow better
understand; ease west/east divide; "had to let eastern County develop while west doesn't develop at all"
Marketing and promotion of the rural economy and providing incentives to promote the rural economy.
These include locally owned restaurants, food-related endeavors, farms, vineyards, farm markets, farm
stores, traditional crafts, etc.
More diverse rural economy (in addition to winery/brewery); other businesses and integrate throughout
county
My comments will follow and are in response to statements from your website below:
"Sustain: Strengthen natural and historic assets Goal: A well-functioning system of green infrastructure
preserving natural beauty, open spaces, and cultural assets to include agricultural land, natural, scenic and
historic resources." COMPETE: 4. A viable rural economy that builds upon the county’s unique
agricultural heritage and supports existing and emerging rural industries, including farming, agriculture,
equine businesses, and rural tourism and hospitality uses.I live in Broad Run Farms and have for the past
21 plus years. It is a unique community of horses, chickens and families. People put their kayaks into the
Potomac from backyards and community launches. One family has peacocks, ducks and geese in the front
yard. I've been told bald eagles nest on my street. My in-laws moved here in the 1950s and raised two
sons who now also have built homes in the community and raised families here. We are a unique
community which does have both historic (Mosby house) and scenic value not to mention horse and
landscaping businesses within our community.
Need to improve rural economy - but not nearby wineries
Need to make more rural uses. One dairy farm left. No more paintball. Rural commercial uses that serve
Rural – Public Input | 52

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28
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32
33
34
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the rural uses.
Objective 2. I appreciate calling out the need for a viable rural economy and noting the county's unique
agricultural heritage and existing and emerging rural industries. I feel those are too often overlooked,
discounted or given less weight than home building. More focus on building parks and preserving green
space in the TPA.
"Pie in the sky" - need to address 20 - LC is a unique & special place - natural beauty, history - rural economy
- striking a balance of growth
Preservation concerns - options for rural area - what is development strategy to preserve. Look at options
for preserving - rural economy
Preserve our green space while also building rural economy correctly and with context
Preserve the scenic aspects of the county; the rural economy allows the small, unique businesses to come
up
Protect the rural area and rural economy; ID impacts of suburban area or rural areas
Rural economy needs to be diverse and vibrant - have diverse permitted uses
Support area businesses, rural economy is sustainable with wineries, some farms are being preserved; also
keep other small businesses; keep the agriculture as a viable economic alternative to housing
development; put urban development in urban areas
Supporting rural economy-Equestrian, wineries
Sustainable develop of rural business while limiting residential development
Transit area - environment, rural economy, historic preservation, rural businesses, keep open space.

2.5 Support for Agritourism (24)
Some public comments indicate support for agritourism. These commenters support making
western Loudoun County’s rural industries—vineyards, wineries, breweries, horseback riding
facilities—revenue-generating destinations. Commenters also support the farm-to-table effort.
Some comments support improved bicycle and pedestrian trails between rural tourist
destinations to better promote such uses.

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Table 14. Actual Public Comments – Support for Agritourism
Comment
Agri-tourism - separate item - maintain view sheds and ridgelines
Can we make Loudoun a revenue-opportunity destination (ex. Winery, farm to table
Clearer relationship between east and west, maximize complementary relationship (tourism, economic
development).
Continue to develop sustainable agro-tourism in western Loudoun in order to maintain the rural beauty
of the area, create jobs, and offer more community activities in the area.
Do everything possible to avoid further soul-deadening, monotonous, townhouse sprawl, devoid of retail
life, street life, or anything distinctive of Loudoun character. Ditto for the meadow-muffin mansions that
spring up in western Loudoun, designed with beautiful fronts and ugly, cheap vinyl and maybe one window
on the remaining three sides”yet visible from all angles in the open, former pastures they now occupy.
USE TOURISM ECONOMICS TO COUNTERACT THESE DEGRADING TYPES OF DEVELOPMENT. If more
development is needed ”doubtful ”encourage rural-village concepts, with embedded retail.
Heritage - need the speak to its sustainability; energy efficiency & sustainability - agriculture, provide
better food resources - get people to get outside, green crops within their own food; water-need to
conserve - educate people about water use; stewardship of land & resources

Rural – Public Input | 53

7

8
9
10
11
12
13
14
15

16

17
18
19
20
21
22
23
24

I support further density around the coming metro development but I strong support holding the present
zoning in the transition area. I want to keep the western Loudoun area as open as possible thereby
allowing agricultural, equestrian and heritage tourism activities that bring in support for the county
without the infrastructure costs in additional schools and road improvements. Keeping western Loudoun
as rural as possible is a win win for the entire county!
Increase farm to table operations; increase agritourism
Integrated "farm to table" network; more "Loudoun unique" dining/shopping
Invest in tourism; horseback facilities
Keep western Loudoun a place that supports traditional ag, but is respectfully friendly to tourism and
heritage tourism industry
Keep Western Loudoun as a destination-trails/equestrian/wineries/national park
Limit W Loudoun growth; protect agricultural tourism
Local food, wine, agriculture, and small business
Loudoun must commit itself to protect the natural resources that are critical not only to our environmental
and agricultural health, but also to the tourism industry in the west. Protecting mountainsides, sensitive
soils, steep slopes, and streams from impacts of development are critical. No one wants to visit a vineyard
or bed and breakfast with stunning views of mountains marred by development. Tourism, rural business
and especially agriculture are revenue positive for Loudoun county, while residential development is
always a budget liability.
Maintain zoning and land use policies that promote the agricultural economy of western Loudoun. The
special part of Loudoun is that we have the suburban East and the rural West. Agricultural enterprises
need a critical mass of land on which to operate and once our land base drops below a certain threshold,
the rest of the industry will suffer. Our farmers and rural business owners supply our eastern Farm
Markets and restaurants, while also bringing tourists to the west to visit vineyards and wineries, to bike,
and to enjoy pick your own operations. We have a real special balance and place here in Loudoun, please
do not do anything to lose the agricultural and historic nature of western Loudoun.
Need different "farm to table" venue than farmers market
Old Rt 7 - we should market ourselves as the weekend destination from washington DC - drive past
beautiful landscaped of wineries/small county stores
Preservation of our local and family farms so that our citizens have access to locally grown and fresh foods.
This also supports our rural economy and enhances offerings at county restaurants.
Promote tourism while maintain rural area
Public to villages and do agriculture in the open
Support B&B economy/tourism economy
Tighten up protection of open space, embrace plan-ecotourism in west, sustainable economy
Western Loudoun needs to be preserved while maximizing its economic contributions to tourism,
recreation, weddings, and spirits. Bicycle and hiking trails need to be planned and developed. Bus service
between vineyards, brew pubs and distilleries could be operated. We can make it a treasured playground
for Eastern Loudoun and the DC area in general, while preserving its natural, and rural character.

Rural – Public Input | 54

3. Rural Roads (98)
Eight percent (8%) of the rural public comments received pertain to rural roads. A breakdown of the rural roads
comments is provided in Figure 4 and Table 15. Tables 16-19 provide actual public comments on the topics of traffic
on rural roads, preserving rural roads (unpaved), paving rural roads, and maintaining rural roads.
Support Paving
Certain Rural Roads
8%
Concerns about
Rural Road
Maintenance
13%

Figure 4. Public Comments about Rural Roads

Traffic on Rural Roads
Traffic on Rural
Roads
40%
Support Preserving
Rural Roads
39%

Support Preserving Rural Roads
Concerns about Rural Road
Maintenance
Support Paving Certain Rural
Roads

Table 15. Total Rural Roads Public Comments
Topic
Number of Comments
Percentage of Rural Roads Comments
Concerns about Traffic on Rural Roads
39
40%
Support Preserving Rural Roads
38
39%
Concerns about Rural Road Maintenance
13
13%
Support Paving Rural Roads
8
8%
TOTAL RURAL ROADS COMMENTS
98
100%

3.1 Preserve Rural Roads (38)
Public comments indicate support for preserving the rural roads in western Loudoun County in
their unpaved, unimproved condition. Based on public comments, maintaining the rural roads in
their unimproved condition is integral to the rural context and character of the area. There is a
concern that improving the rural roads would lead to undesirable increased traffic within the
rural area.

Rural – Public Input | 55

2
3

Table 16. Actual Public Comments – Preserve Rural Roads
Comment
A lack of appreciation for the intrinsic value of rural Loudoun and a real commitment to saving it for
present and future generations. New residents want their rural roads paved and the residents of a
subdivision often outnumber the property owners on the rural road so the paving is approved to the
detriment of the character of rural Loudoun.
Address roads and paving; too much paving
adopt a policy not to pave gravel roads? Fix the drainage

4

Allder School Rd - leave it gravel - don't allow it to be a bypass

5

Do not pave gravel roads unless absolutely necessary to preserve the infrastructure of the road. Paving
The Woods Road benefited very few taxpayers, and was extremely expensive.
Don't have dirt roads paved. Too much development will then come.
Educate County about and protect rural road network as a scenic historic reserve
good - good framework - need to deal with transportation west to east - need to account for/deal with
people who don’t take care of environment. Need $ for environment - need bike lanes, bike opportunities.
Need more quick hit opportunities - not so far down the road. Econ dev. very important - careful on JLMA,
keep rural roads rural
Gregsville Road - prefer to stay gravel - stay rural
Improve amenities will destroy Loudoun. Road sustem is limited but like it. Spme statements are broad "development that integrates with historic, preserves the history. There is a desire to preserve the
amenities of western Loudoun. The unique natural historic resources needs to be preserved. Recreation
that are passive and low key. Sustain goal - "throughout the county"
Improve dirt road system; keep dirt roads

#
1

6
7
8

9
10

11
12
13
14
15
16

17
18
19
20
21
22
23

24

Increase rural business opportunities - "rural rustic program for roads"
Keep dirt roads and get VDOT to maintain
Keep rural Loudoun rural-Gravel roads
Keep the dirt roads/maintain the dirt roads
Keep the rural character of western Loudoun. It is our open and agriculturual land spaces that are presently
enabling a thriving agro-economy. The encroachment of "spectrum price point housing" would quash the
current flow our tourism to western Loudoun by enactment of subsuming open space for housing but also
by the deterrent of traffic congestion. Rural roadways are part of the touristic "charm" of this area.
Keep the rural roads in Loudoun graveled and unimproved
Leave our dirt roads alone
Limit paving on rural roads
Maintain and preserve historic rural gravel most rural roads
Maintain rural roads correctly (not-at least most times-paving, widening, straightening). Each road has its
own context/situation to consider
Maintain wild places and rural roads, passive recreation in public domain
Money and tax base. Developers who want to develop it all and leave us, the citizens, with the bills for
the infrastructure such as fire, police, schools, and transportation More challenges: getting metro through
Leesburg and on to Purcellville Keep the country dirt roads-slows down the traffic and does not cost much
to maintain Develop bike paths with under and overpasses to get more bikes in and out of the towns for
local commuters.
More protection of western unpaved rural roads i.e. not like Greggsville Rd., local folks had no input

Rural – Public Input | 56

25

26
27
28
29
30
31
32
33

34
35
36
37

38

Our county should proudly recognize and support our rural areas and respect the atmosphere and
character that they create through their historic homes, gravel roads, small local businesses and small
community centered schools.*Our county should look just as it does now, a mix of rural and suburban,
with no more fields cleared for homes or shopping centers and Purcellville and Leesburg should stay the
size they are and stop expanding their borders.
Preserve network of historic rural roads. (not just in the rural roads district)
Protect rural roads, Bluemont area, rural villages
Require language be added to real estate documents that tells people buying in the Rural Area NOT to
expect paved roads, sidewalks, street lighting and other suburban amenities.
Rural roads - maintain rural rustic roads - don't pave them
Rural roads are integral part; keep them
Rural roads should be left unpaved. If people move to the Rural Area it should be for the aesthetics of the
area. If suburban amenities are desired, then please do not move to the Rural Area.
Some people living on dirt roads prefer it that way because it keeps traffic to a minimum.
Some people move westward for the rural character and then immediately want big box stores within 15
minutes. Realtors need to speak truths when selling houses...if house on gravel, it will stay on gravel road,
appreciate the existing stores, appreciate the darkness (dont' light up the sky)-sell what IS.
The amount of acreage saved for agriculture and open space will not diminish. The quality of water in our
streams will improve. AR-1 and AR-2 zoning will not change. The Transition Area will be preserved.
The Board of Supervisors will take sincere, proactive actions to protect rural Loudoun, not just pay lip
service to it. Commercial enterprises which are not truly agricultural in nature will be located in or
adjacent to the towns, not allowed to pop up on any available parcel or property.
Rural roads will be maintained properly, not paved.
The rural road network of Western Loudoun County
Traffic is getting worse all the time. I moved to Loudoun because I wanted rural areas and dirt roads...but
these things are being bulldozed, lost and paved over.
Transportation plan that limits on rural roads
We will know we succeeded when we stop building new schools, when the schools are not over crowded,
when we stop threatening to close schools to cut operational costs, when our schools offer k-12 foreign
language instruction and don't need the parents to BYO Technology and when the schools are supporting
our farmers by serving food grown right here in Loudoun and when the schools are funded every year
without making cuts. *It would be difficult to clear area or convert the W&OD to rail, but we need to
acknowledge that mass transit it ecological and reduces cars and congestion - that exists today without
the planned new residents. There should be mass transit options from West Virginia to DC be it rail/metro
or bus (all day service). *Our county should proudly recognize and support our rural areas and respect the
atmosphere and character that they create through their historic homes, gravel roads, small local
businesses and small community centered schools. *Our county should look just as it does now, a mix of
rural and suburban, with no more fields cleared for homes or shopping centers and Purcellville and
Leesburg should stay the size they are and stop expanding their borders.

3.2 Concerns about Traffic on Rural Roads (39)
Public comments indicate concerns about traffic on rural roads. There are concerns about
commuter traffic and cut-through traffic in rural areas and historic towns and villages. Additional
comments about traffic concerns on Route 9 and Route 287 are found in the Transportation
section of these public comments.

Rural – Public Input | 57

2
3

Table 17. Actual Public Comments – Concerns about Traffic on Rural Roads
Comment
A public concerns re. the large areas of farmland that are being developed into housing areas - increased
commuter traffic on historic roads built in the 1700s were not meant to support the trucks and 4-wheel
humvees of today. Stop the development.
Add 4 feet in width to western roads
Better protect historic villages for posterity - improve traffic flow

4

Cutting through rural villages. Manage commuter traffic

5
6
7
8
9
10

Design solutions to mitigate/reduce cut-thru traffic in Waterford
Discourage commuter route on rural road
Do nothing that promotes heavy traffic on historic dirt roads
Find some way to divert West VA commuters from using rt 9.
Historic districts being used for commuter traffic. Historic villages aren't meant to support traffic
Historical villages and towns - Rt. 287 and Rt. 9 - commuter traffic - cut through historic sites - loosing
integrity of commuters
Improved traffic management in Purcellville
Less congestive streets; utilize parallel highways; Round Hill and Lovettsville, especially

#
1

11
12
13
14
15
16

Manage traffic in Bluemont
More roundabouts in western Loudoun County; traffic calming in general; slow traffic down
Need a tunnel to remove non-local, through-traffic off of the streets of Hillsboro.
No. Under the heading, "Sustain: strengthen natural and historic assets," there is no mention of the threat
ever-increasing traffic volume poses to our historic villages. Without intervention, we risk becoming like
Pennsylvania -- a state where many historic villages have become commuter cut-throughs and can no
longer be safely enjoyed on foot. Loudoun should restrict its historic villages (except Hillsboro, which has
already been overtaken by Rt. 9) to local traffic only and prohibit all commuter cut-through traffic.
17 Poor internet service, overburdened roads, minimal network of trails, onerous taxes and paperwork
burdens on Western Loudoun property owners who want to preserve the land. Too easy for developers
and large corporations (like AT&T) to push through huge changes to current land use and zoning without
County scrutiny and pushback.
18 Preserve rural character of the West (address traffic issues on 15 and 19)
19 protect historic villages from commuter "cut-through" traffic
20 Public transit at entry points to county to reduce commuter traffic
21 Roads in rural areas must not turn into mini highways. High speed traffic on small roads creates too much
noise pollution.
22 Roundabouts are good; need one Lehnah and Route 50
23 Rural use should fit with the community, i.e. growing agricultural as opposed to a brewery that looks like
it sells pumpkins - traffic and environmental input adversely affects adjacent lots - who is responsible to
oversea business
24 Save agricultural areas and open spaces, by managing and controlling growth in those areas. Farm or
agricultural businesses and properties need to be encouraged to remain open space. Activities such as
farm breweries and wineries need to be evaluated on a case-by-case and location basis. Some agricultural
businesses tend to bring significant changes to local traffic. This has to be considered and weighed before
allowing the business to open.
25 Serious problems on rural roads

Rural – Public Input | 58

26 Speed bumps in gravel road
27 The county is gridlocked and transportation network is flawed (7, 9, 287); not everyone can be rerouted
through the villages and still maintain their rustic quality
28 Traffic calming is needed for secondary and rural roads
29 Traffic concerns, rural heritage preservation; too much development & encroachment. Utilizing renewable
energy sources, agricultural preservation - land use.
30 Traffic impact winery and brewery and other events in west
31 Traffic in Waterford Village will be reduced by two-thirds. Thirty-three percent of the owners of by-right
building envelopes will surrender them in exchange for county tax breaks.
Traffic is getting worse all the time. I moved to Loudoun because I wanted rural areas and dirt roads...but
32 these things are being bulldozed, lost and paved over.
33 Traffic issues and incomplete network need to be addressed and points west
34 Traffic on Route 9 don't widen it. Traffic concerns.
35 Traffic Rte. 9-too heavy-reroute to 340
36 Transportation plan that limits on rural roads
Western Loudoun needs to be looked at as a roadway network from an economic standpoint (ex: access
37 to wineries). Real traffic analysis.
Western Loudoun wine trail/breweries marketing to vehicular traffic need to have safe transportation
38 option
When traffic has been rerouted away from the geographic area north of leesburg, from the potomac river
to lovettsville. when building new mass housing developments is moved to other areas that can tolerate
39 the burden/ population density

3.3 Concerns about Rural Road Maintenance (13)
Some public comments indicate that while the public wants the County’s rural unpaved roads to
stay unpaved, they would appreciate some maintenance of these rural unpaved roads. Some
commenters also seek more rural roadside cleanup efforts.

#
1
2
3
4
5
6
7
8

Table 18. Actual Public Comments – Support for General Rural Economy
Comment
Create scenic roadsides: Loudoun has a lot of big roads. But they are usually landscaped with grass and
has no interest. Making these roadsides landscaped with perennials will make Loudoun unique and
beautiful. Driving around Loudoun will be a colorful and pleasant experience - improving the quality of life.
Do a better job of maintaining the roads in western loudoun -- dirt roads dont mean no maintenance is
required again western loudoun is the last to get snow removed from the back roads both ends of the
county pay the same taxes, all of loudoun should receive equal service -Fix Purcellville roundabout
Improve and properly maintain rural roads. How do we help the State understand the importance of
maintaining those roads
Improve dirt road system; keep dirt roads
Increase community cleanup and reduce traffic on 15
Keep dirt roads and get VDOT to maintain
Maintain rural roads correctly (not-at least most times-paving, widening, straightening). Each road has its
own context/situation to consider

Rural – Public Input | 59

9
10
11

12
13

Need new standards and policies on gravel roads (plan should create framework for gravel roads) (safety)
Rural roads - maintain rural rustic roads - don't pave them
The amount of acreage saved for agriculture and open space will not diminish. The quality of water in our
streams will improve. AR-1 and AR-2 zoning will not change. The Transition Area will be preserved. The
Board of Supervisors will take sincere, proactive actions to protect rural Loudoun, not just pay lip service
to it. Commercial enterprises which are not truly agricultural in nature will be located in or adjacent to the
towns, not allowed to pop up on any available parcel or property. Rural roads will be maintained properly,
not paved.
When farm businesses can operate without contributing to the detriment of the land, the roads, the
quality of life of the residents in Western Loudoun, you will have succeeded.
Work w/ Dot on exploring alt. rural road maintenance vs. paving

3.4 Support for Paving Rural Roads (8)
There are a few (eight) public comments in support of paving rural roads or paving certain rural
roads in western Loudoun County.

2
3

Table 19. Actual Public Comments – Support for Paving Rural Roads
Comment
I suggest 2 miles off of lovettsville off Bolington road should be paved to allow cyclists to ride and view
the rural areas. This will offer ways for wounded warriors to do races for the community.
Lovettsville Road needs to be repaved
Necessary rural road improvements to address traffic problems after suitable public engagement.

4

Pave Old Waterford Rd; hazardous

5
6

Pave west section of Allder School Road - man rate from Round Hill to Woodgrove HS
This unpaved section of Lockridge Road should be paved, particularly with the new METRO going in and
parking around this area being expanded.
Upgrade road network (rural unpaved roads)
When weve reduced the number of dirt roads by 80%

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1

7
8

4. Desired Amenities and Needs within the
Rural Policy Area (157)
Twelve percent (12%) of the rural public comments received speak to desired amenities and needs with the western
portion of the County. A breakdown of these desired amenities and needs is provided in Figure 5 and Table 20. Tables
21-28 provide actual public comments on the topics of broadband, trails, affordable housing, parks and public
facilities, alternative transportation, shopping, and entertainment.

Rural – Public Input | 60

Figure 5. Public Comments - Desired Amenities and Needs in
the Rural Policy Area
Entertainment
7%

Broadband/Internet
Alternative
Transportation
10%

Shopping
7%

Trails
Affordable Housing
Broadband/Internet
36%

Parks & Public
Facilities
11%
Affordable
Housing
11%

Parks & Public Facilities
Alternative Transportation
Shopping

Trails
18%

Entertainment

Table 20. Total Needs within the Rural Policy Area Public Comments
Topic
Number of Comments
Percentage of Desired Amenities
Comments
Broadband/Internet
56
36%
Trails
29
18%
Affordable Housing
18
11%
Parks and Public Facilities
17
11%
Alternative Transportation
15
10%
Shopping
11
7%
Entertainment
11
7%
TOTAL DESIRED AMENITIES COMMENTS
157
100%

4.1 Broadband/Internet (56)
Public comments indicate public support for extending broadband and internet services into the
western portion of the County. Cited reasons include promoting public convenience and quality
of life and benefiting and diversifying the rural economy.

#
1

Table 21. Actual Public Comments – Broadband/Internet
Comment
Allow for broadband and telecommunications facilities in the western part of the county.
Rural – Public Input | 61

2

3

Becoming an economic force requires first class communications infrastructure. Our cellular service and
complete lack of Broadband Internet will absolutely keep this from happening. No vendor should be
invited to provide services that does not immediately reach ALL residents with the same level of service.
This means no satellite, HDSL or LTE areas are acceptable. Newer technologies will be provided on a
cherry-picked basis by vendors unless legislated against by the governing body.
Better broadband access in western Loudoun County (more telework to reduce traffic)

4

Better broadband internet access in western Loudoun County

5
6
7
8
9

Better Wi-Fi for western Loudoun; "rural electrification act"
Bring high speed internet to rural Loudoun.
Broadband accessible throughout county; maintain strong rural economy
Broadband create architectural contest to create more aesthetic towers
Broadband for entire county & affordable; regularity affairs with county - dealing with challenges with
growth regulation - takes too long to get things done; coordinate better
Broadband in rural
Broadband in western Loudoun needs to be addressed
Broadband Internet, preferably high throughput, i.e. Fios-like data rates. Specifically, Western Loudoun
Broadband to all County residents (high speed)
Broadband to the West
Business office space new buildings and spaces for small businesses are available, additional rec center
space is open including indoor pool, business support retail is open and more apartment buildings - mixed
use - will be available. My preference is to follow the Village of Leesburg model so there is a center to the
development and much of services can be walked to. Upgrade cable and internet access and expand to
sub-stations for rural access. County will still have a rural feel, but additional support services in new center
is available in specific areas where built. More health friendly programs can be accessed due to rec centers
and homes and businesses can achieve normal connection speeds and cable bundles that are available in
suburbia but allow so much of the open space to remain in western loudoun. Success will be in 1. seeing
the many small businesses that want small new space for business purposes and access to fast normal
internet fill new buildings to profitable level without huge price tag per sq foot. Should be simple modern
but nice small offices, not expect many larger ones. 2. Residents move into apartments to the point that
the property is profitable. These should be nice higher end but not a high cost psf. 3. More rural properties
can access high speed internet and cable tv bundles for normal cost because additional sub-stations - small
sites to boost signal - has made this possible.
Cellphone - no broadband connectivity - St. Louis-Willisville
Connect - need to provide broadband in west
Connect #4 - missing internet (ex: internet) BOLD major issue in the west
Develop cost effective way to improve internet speeds above 5 mb along the Blue Ridge. This will be a
challenge while we also strive to keep the rural character of this region. Yes, I want my cake and to eat it,
too. :)
Don't let the rural economy be just breweries and wineries; allow better broadband access to help this
(more home based)
Encourage telecommunication through better broadband access in western county
Enhance internet infrastructure in Western part of county, support telecommuting (Bluemont and
Waterford)--BROADBAND
Ensure businesses and residents in Western Loudoun have broadband service and internet as fast as in
other parts of Loudoun. This is important for small businesses as customers want to pay with credit cards
and search the web while visiting Western Loudoun.
Expand broadband services in western Loudoun; but not at the expense of added density I the west

10
11
12
13
14
15

16
17
18
19
20
21
22
23
24

Rural – Public Input | 62

25
26

27
28
29
30
31
32
33
34
35
36
37
38

39
40
41
42
43
44
45
46

47
48
49
50
51

Free Wi-Fi
Having lived in Western Loudoun for quite some time, we know the joys and beauty of the area. However,
living in one of the Internet capitals of the world, it is frustrating not to have options for high speed Internet
for our family. Currently we live 0.7 miles from the closest Fiber Optic network connection and only have
options for satellite (slow and metered) and 3G/4G services (expensive and metered). As a family and a
small community, the residents of this area deserve options for Internet which is now not a luxury but a
utility.
High speed internet access; no xfinity or fios
Hi-speed internet throughout county; reasonable internet costs
Improve broadband in the west
Improve infrastructure--Broadband, renewable energy, smart transportation models in order to reduce
traffic. How do we move people in a smart way
Improve internet connectivity for homes and businesses
Improve internet service in rural areas.
Include broadband in the connect goals
Infrastructure - internet in rural area - entire county (Plan better infrastructure)
Internet access County wide
Internet access lacking in W Loudoun
Internet connectivity problem in the west
Lack of County leadership and funding in redevelopment, broadband area. NIMBYism of western Loudoun
residents to allow for commercial uses.
Loudoun is a diamond in the rough of northern Virginia. Too often, development pressure, empowered
by political money has left many residents behind, while forcing them to deal with increased traffic
congestion, poorly planned development, and corporate first policies, especially regarding rural
broadband. I support (1) careful planning for commercial and residential; (2) greater control of rural
business economic development so it better respects and protects our historic landscapes; (3) innovative
transportation planning to deal with the tremendous traffic problems; and (4) communications
infrastructure that supports the entire county (licensing for cable and internet should require providers to
cover the ENTIRE county).
Lovettsville - cannot do tele-medicine because of lack of broadband
More broadband & universal access
More communication infrastructure for the county as a whole/showing graphic of planning
Need broadband in western Loudoun
Need improved internet service in western Loudoun (other support)
On connect - need to explain what connect means / spell it out - push for broadband in rural areas
Pervasive broadband in the rural areas for workers/students
Poor internet service, overburdened roads, minimal network of trails, onerous taxes and paperwork
burdens on Western Loudoun property owners who want to preserve the land. Too easy for developers
and large corporations (like AT&T) to push through huge changes to current land use and zoning
without County scrutiny and pushback.
Provide better and faster internet coverage to the surrounding coomunity. Broadband currently available
is not sufficient for daily work activities.
Provide internet, high speed "infrastructure" in western Loudoun
Rural Internet. We are lacking in the availability of high speed internet outside of developments. The
existing providers have fallen short and not met the goals they have stated.
Safety issues - no cell service, power outage, no land lines, impassable roads in winter

Rural – Public Input | 63

52

53
54
55
56

Short Hill - Neersville - fiber optics for area
The biggest challenge to Broadband Internet has been the public's opposition to towers, such as cell
towers. It is time to revisit this and develop a coordinated approach to either non-obtrusive towers,
additional fiber routes through western that can be tapped into by a group or co-op,etc. or a combination
of both. Controlling development will always be challenged by the developers which represent a very
powerful lobby in Loudoun County. While they are very knowledgeable and provide much insight via
advisory boards, etc., there needs to be a balance, a vision and a goal that all can work towards rather
than a competition.
Very poor internet connectivity in the rural area of county
Western Loudoun - lousy internet (lives in Waterford)
Western Loudoun broad band access

4.2 Trails (29)
Public comments indicate some public support for extending or creating bicycle, pedestrian, and
equestrian trail networks through western Loudoun County. Commenters desire connectivity
between eastern and western Loudoun County, towns and villages, and wineries and breweries.
There are also concerns regarding the absence of bike lanes along rural roads and conflicts
between cars and bicycles.
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1
2
3
4
5
6
7
8
9
10
11

12

Table 22. Actual Public Comments – Trails
Comment
Cycling is a big activity in the Dulles South area, and growing bigger every year. This area is in dire need of
a trail, like the W&OD trail, perhaps from Chantilly/South Riding west thru Middleburg up to Round
Hill/Purcevuille area connecting to the W&OD Trail Head .
Better bike/ped connections throughout Western Loudoun
Bike trails in Western Loudoun, for people to enjoy the rural areas
Connect 3: Make a Trail System to create a bicycle friendly community connecting major attractions
(Dulles Town Center, One Loudoun, Town of Leesburg, Wineries). There are lots of areas including Eastern
Loudoun, Sterling, Ashburn that lack those connections aside from the W&OD.
Connect communities with trails (e.g.. Round Hill to Purcellville, Hillsboro etc.)
Developing pedestrian walkways in Round Hill, along with limited destinations in town (e.g., a coffee shop,
a bookstore, etc.)
Endorse plans being dev for bike & ped paths off the roads connecting wineries, breweries, connecting all
these great assets
Expand bike paths into western areas especially Waterford and Lovettsville. Bikers and motorists are at
risk along Clarks Gap Road and Milltown Road which are popular bike routes.
Having horse/walking trails along some of the rural roads throughout the western part of the county.
Historic Aldie, on John Mosby hwy needs a sidewalk
I think the goals and objectives do move Loudoun in the right direction. As a resident of western Loudoun,
I particularly resonate with the following items: 1.accessible and safe parks and recreations spaces, 2.
multi-modal transportation with an emphasis on improved public transportation and safe biking options,
3. a stronger and more diverse rural economy, 4.sustain and grow green spaces 5. support for historic
resources 6. helping people age in place.
Improve shoulders on Western Loudoun roads to enhance cyclist safety (without widening road or
changing topography)

Rural – Public Input | 64

13
14
15

16
17
18
19
20
21

22
23
24
25
26
27
28
29

Land based recreational activities...horseback riding trails, nature trails, hiking trails.Preserve/expand agribusinesses to maintain our natural resources, minimize impact to our land.
Make the county pedestrian friendly (east and west). Trail and sidewalk connectivity, as well as innovative
pedestrian safety improvements (e.g. glow in the dark striping, audible signal devices for pedestrians, etc.)
Money and tax base. Developers who want to develop it all and leave us, the citizens, with the bills for
the infrastructure such as fire,police, schools, and transportation More challenges: getting metro through
Leesburg and on to Purcellville Keep the country dirt roads-slows down the traffic and does not cost much
to maintain Develop bike paths with under and overpasses to get more bikes in and out of the towns for
local commuters.
Need bicycle/trail in rural areas (scenery, curvy roads)
Need bike lanes along some of the rural roads, blind curves dangerous for cyclists and drivers
Need more connections (bike and bus) between Lovettsville and Purcellville. Still miss the bus between
Purcellville and the rail line at Brunswick. There is no alternative but to drive. 287 unsafe for bikes, and it
seems silly to drive to a bike trail.
Parks with passive recreation are supported throughout the county.
Preserve west - plan parks/recreation areas
Pressure from land developers, and demands for increased housing. Specifically, for the idea about adding
bike lanes and wide shoulders on the roads, a major obstacle are the attitudes of riders and local drivers.
This can be improved with improved road availability and usage, coupled with a desire to attract active
tourists to the area to support local businesses and keep Western Loudoun rural.
Problem with roads in western Loudoun for bikes (ex. Snickerville Road)
Provide non-vehicular trails in both eastern and western Loudoun; non car connected corridors
Put "Share the roads" with bike signs on roads in Leesburg and Purcellville.
Strengthen the downtowns of towns and make Loudoun more safely interconnected for pedestrians and
cyclists (RT 7)
Success is not having to drive an hour to get to a place to rent canoes/kayaks * 2. Success is when
pedestrians can walk freely in the historic leesburg area without waiting for traffic lights to cross the street.
Trail that go around the rural area. Equestrian as well as biking + walking
We could definitely use more bicycle infrastructure in downtown Leesburg, such as racks, bike lanes, etc,
and educating people about their use.
We need to add bike lanes and/or wide shoulders on country roads. This will help promote tourism in
Western Loudoun, and also help decrease tension between drivers and cyclists. The trail is a great
resource, but it is very crowded, and dangerous during peak hours. If we have more options, we can spread
out the volume and increase access to small towns with shops and cafes.

4.3 Affordable Housing (18)
There is some public support for affordable housing in the Rural Policy Area, specifically in the
towns where residents can walk to amenities. Specific groups mentioned include the workforce,
young professionals, and seniors.

#
1
2

Table 23. Actual Public Comments – Affordable Housing
Comment
Add affordable housing in towns (west)
Affordable housing, work force housing throughout County; fire/rescue; LCPS; government workers

Rural – Public Input | 65

3
4
5
6
7
8
9
10
11
12
13
14
15

Affordability-particularly housing, blend of housing, retirees also need affordability, applied to the whole
county
Affordable housing - for first time home buyers; around metro, but throughout the county
Encourage more loft apartments in Historic Leesburg. School teachers are commuting from West Virginia
because they cannot afford rents in Loudoun. Loft apartments upstairs from Leesburg businesses would
add life to Leesburg and help our teachers.
Find incongruency on rural housing vs. what we want to protect. The number is so high, wheres it coming
from. Housing affordability wont be addressed.
Have to support business, building affordable housing in western Loudoun to accommodate to the lack
there of in eastern Loudoun
Historic district - affordable housing (young/old); walkable community; movie theater
Housing opportunities-affordable, in country, must have affordability, preserve ag/open space--farmers
can transfer their knowledge and equipment to future farmers as needed
How can the county move forward with the affordable housing they just voted on when you have the
transition area with only 1 house per 3 acreas. The transition area needs to be moved on up beyond Rt
15 and let the transition area move forward. I hope this has been put into the envision Loudoun draft.
More Affordable housing for the elderly (60 ) in the Town of Leesburg

16
17

more affordable housing in leesburg
Need more affordable housing options county-wide, not just McMansions and Townhouses
Need for mixed use development, especially in western (affordable housing)
Need to make areas of county easily accessible to a diverse community; affordable to live in-especially
Western Loudoun
Providing affordable/adequate housing for western Loudoun residents & workers. Won<force housing.
There needs to be more housing for young professionals in western Loudoun

18

Work force and retirement housing in Western Loudoun County at affordable prices

4.4 Parks and Public Facilities (17)
A few public comments indicate a desire for more public facilities in the western portion of the
County. There are several mentions of a recreational facility (like Ida Lee or Claude Moore). Other
mentions include: teen center, senior center, library, parks, and playgrounds.

#
1

2
3
4

Table 24. Actual Public Comments – Parks and Public Facilities
Comment
Complete the existing infrastructure (i.e. roads) in the County which is still not complete. Fund the
transportation projects so the County can grow. Invest in the West by building a recreation center.
Geographical this portion of the county does not have a rec center like the East and the town of Leesburg.
Stop robbing Peter to pay Paul by equalizing the tax rate. Raise the rate by 1.5 cents to fund these projects
along with funding raises for County employees. Stop relying on developers.
Focus on providing more recreational facilities in western Loudoun, i.e. Claude Moore and 10A Lee West
Indoor Recreational facility (similar to Ida Lee) in Western Loudoun. It is wonderful to have ball fields but they are limited to seasonal use and limited ages - and indoor facility including a competition length
pool would benefit all ages and be used year round. Also, schools could use facility for classes and teams
Install Some Parks and Playgrounds. My kids attended Round Hill E.S. For 10 years I was a parent there and
they had one piece of playground equipment that kids were never allowed on! Our community Center

Rural – Public Input | 66

5
6
7
8
9
10
11
12
13
14
15
16

17

playground was removed except for tiny tot stuff.With suicide a growing problem in the schools and
communities out here in the Western county, it highlights even more the need for outdoor spaces, parks
and playgrounds for residents to get outside and connect with one another. I have never seen anyplace
that is so lacking in outdoor recreation space as Western Loudoun. Where is the giant wad of Tax money
we have paid over 20 plus years gone? The Bluemont area needs a playground badly. Not a tot lot for
goodness sakes, a real playground!!These kids out here deserve it after these long long hours on the bus
each week.It would help the current mental health crisis going on too.
lack of amenities in western Loudoun. it would be nice to have a library in round hill and a community /
senior center.
Maintain wild places and rural roads, passive recreation in public domain
More recreational facilities in the Western portion of the County.
No longer rural around property on Evergreen Mills , south of Heritage HS; would like to see it developed
because it has already changed; area for teen centers, rec centers, around her property, mixed use,
expansion of town of Leesburg south.
Rec center could be added as part of or contiguous to new center. Or existing park land or community
center could be expanded to include the new rec center complex, such as Lovettsville.
Recreation center in W County
Round Hill needs community center / swimming pool
There is no County recreational facility on the west of 267 like Claude Moore park that offers swimming
facilities to residents. They could build one on Belmont Ridge Drive.
Western Loudoun County needs a hospital. Satellite facility, Emergency room
When the youth in the western end of the county have opportunities outside of organized sports.
When we have the same infrastructure support and parks/rec support as Eastern Loudoun County.
Would love an archery range, either indoor or outdoor in Loudoun County (Leesburg would be best). Or
at least a designated time where some of the existing soccer fields or other open areas could be used for
archery. Archery is an activity enjoyed by people of all ages and has had an uptick in recent years by youth.
We have enough soccer fields.
Youth in western Loudoun County; nothing for them to do; provide opportunities; amenities and activities
for kids, especially

4.5 Alternative Transportation (15)
A few public comments indicate support for alternative modes of transportation in the Rural
Policy Area. Comments mention the following: Uber, vans, buses, light rail, and metro.

#
1
2
3
4
5
6

Table 25. Actual Public Comments – Alternative Transportation
Comment
Alternative transportation (cycling, buses), in Western Loudoun
Be able to get to parks and farms through public transportation
Encourage users of ride private services in western Loudoun, such as Uber Lift
Expansion of metro to Leesburg
Focusing residential and commercial together development at Metro. Focus housing near Metro. Utilize
light rail to connect communities to Metro and to connect the West.
get a new metro system all the way to leesburg

Rural – Public Input | 67

7
8
9

10
11
12
13
14
15

Have better mass transportation options (vans/buses) to visit western Loudoun
Inexpensive public transportation options should be made available from Round Hill to Leesburg
Employment areas, commuter lots in Leesburg and Ashburn and ultimately to metro stops once completed
in Loudoun.
Money and tax base. Developers who want to develop it all and leave us, the citizens, with the bills for
the infrastructure such as fire,police, schools, and transportation More challenges: getting metro through
Leesburg and on to Purcellville Keep the country dirt roads-slows down the traffic and does not cost much
to maintain Develop bike paths with under and overpasses to get more bikes in and out of the towns for
local commuters.
Public transportation improved in Western county
Public transportation in Rural area - Bluemont to Purcellville
Run MARC on weekends-shuttle or transit into Leesburg-increase tourism too and from DC
Should be more bus connectivity - single seat to Tysons Corner, etc. from western Loudoun
When i do not see ugly denuded developments can navigate route 7 at rush hour without needing 90
minutes to get somewhereCan enjoy commute by mass ttansit from leesburg to tysons
When my commute time from Round Hill, VA to Tysons, VA is MUCH shorter, or I have options like the
Metro. The bus does not work for me since I have to get myself from Round Hill to Purcellville where the
bus station is.

4.6 Entertainment (11)
A few public comments indicate a desire for more entertainment in western Loudoun County.
There are several mentions in support of a performing arts center, particularly in Leesburg.

#
1
2
3
4
5
6
7
8
9
10
11

Table 26. Actual Public Comments – Entertainment
Comment
Establish performance arts center so residents dont have to fight their way in and out of dc to see
accomplished performers. This could revitalize historic leesburg
Leesburg needs a public performing arts venue.
Loudoun County needs a performing arts center in Leesburg and Eastern Loudoun. Theatre, dance, and
other performing arts companies lack space for rehearsals and performances which were previously held
in schools.
Make more places for teenagers to hang out in a safe but fun environment in leesburg area
Need a Center for the Arts with seating for 800-1200; ideally in Leesburg
New businesses and hangouts in downtown leesburg
Performing arts center in the County (Leesburg area); outdoor/indoor
Provide performing arts centers (more than 1 because of County size)
The western end needs to have more things to do besides alcohol related venues. A movie theater; an
indoor pool; a bowling alley...any of these amenities will help.
Various special events in rural - make environment encouraging for land owners have some entertainment
other than wineries
Wolf Trap in the rural area - performing arts center in the County

Rural – Public Input | 68

4.7 Shopping (11)
Eleven public comments express a desire for more restaurants and shopping opportunities in the
western portion of the County.

#
1
2
3
4

5

6
7
8
9
10
11

Table 27. Actual Public Comments – Shopping
Comment
Add a grocery store in Lovettsville. The closest grocery store for the residents is in New Brunswick, MD or
Purcellville.
Allow controlled commercial growth in western Loudoun. Restaurants and shopping would be well
received in this area and supplement the tourism industry that is growing out this way.
Developing pedestrian walkways in Round Hill, along with limited destinations in town (e.g., a coffee shop,
a bookstore, etc.)
I like the direction. I especially want to stress the need for mixed use development and commercial
establishments in the rural transition areas to create walkable, bikeable communities so that residents do
not have to drive a long way or sit in traffic in order to dine out, shop for groceries or obtain needed basic
items. As it is now, residents who live in the Lucketts area drive all the way to Frederick to shop for
groceries and eat out rather than deal with traffic in Leesburg. If there was some local commercial
establishments in these areas residents could support local businesses while avoiding long drives. I also
support a good public transportation network and support for bike trails.
I live 2 miles outside of Lovettsville.... I respect the whole aspect of rural livingBut I commute outside to
do all my shopping. It would be very help to have 24 Harris teeter off of Berlin turnpike. It is highly
recommend... We live in a day in time where technology is evolving. Lovettsville is a beautiful place. A
coffee shop and Gas station would be amazing. Most importantly can rural Lovettsville off of Bolington
road get high speed internet. Thank you!!!
I would like to see several more urban centers, similar to Loudoun One, but closer to Leesburg for
shopping, movies, and residential.
Lovettsville needs a small town center with a grocery store and a Starbucks .
More shopping closer to Leesburg
More small independent restaurants and stores, like Leesburg. See this county-wide.
The why 50 corridor through South Riding, Stone Ridge and Aldie is in need of restaurants and shopping
similar to Leesburg Village and Brambleton.
Western Loudoun - lacks retail; lacks walkability; school system should be two zones

5. Towns (236)
Public comments about Towns pertain to a broad range of town-specific topics that are
summarized under each section below. Table 28 summarizes the number and percentage of
comments received about town. Tables 29-36 provide actual public comments on the topics of
Leesburg, Purcellville, Middleburg, Lovettsville, Round Hill, the Joint Land Management Area, and
collaboration between the County and Towns.

Rural – Public Input | 69

Topic

Table 28. Total Towns Public Comments
Number of Comments

Leesburg
Towns in General
Purcellville
Middleburg and Aldie
Lovettsville
Round Hill
Joint Land Management Area
Collaboration between County and Towns
TOTAL TOWNS COMMENTS

5.1

92
37
26
23
20
17
12
9
236

Percentage of Towns Comments
39%
16%
11%
10%
8%
7%
5%
4%
100%

Leesburg (92)

Public comments about the Town of Leesburg relate to varied topics. A common theme is traffic
north of Leesburg on Route 15. Additional comments about Route 15 are found in the
Transportation section of these public comments. There are a few comments in support of more
affordable housing and more entertainment venues in Leesburg. There are also a few comments
in support of extending the Metrorail to Leesburg.

#
1
2
3

4
5
6
7

8
9
10
11

Table 29. Actual Public Comments – Leesburg
Comment
15 North of Leesburg - too much traffic
Address the lack of transportation capacity in the Route 9 corridor and the Route 15 corridor north of
Leesburg.
All of Evergreen Mills should be designated Suburban because we already have several large developments
and schools on the road. Route 15 north of Leesburg needs to be widened due to the EXTREME traffic
problems in the afternoons. The Toll Road should be priced per exit - NO FLAT RATE because it is vital as
the number of cars increases but is currently cost prohibitive for the early exits.
Botanical Garden or artistic park space. Downtown Leesburg (and Loudoun in general) is bereft of public
places that are beautiful to hang out and eat lunch in or host public outdoor events in.
Build adequate road, schools and public facilities needed prior to expanding residential housing.
Encourage shops and restarters in down town Leesburg to extend their hours of operation in the evening,
especially on weekends.
Campaign on "what's great about Loudoun", especially for Sterling and Leesburg
Close off downtown Leesburg as a pedestrian only area and widen the sidewalks. Widening the sidewalk
minimally was a waste of money and it still is not easy or safe to walk on the other side of the street,
especially with children. In the map I refer to closing the parts of King Street to traffic and not the cross
streets but having good lights for pedestrians to cross there.
Connect: Bring people & places together. Suggest consideration of adding seasonal/regional flights out of
Leesburg Executive Airport to make better use of the airport for our citizens. Could use prop jets or
something similar to the large jets we see arriving/departing the airport.
Cost, land use, coordination between Loudoun County and Leesburg.
Develop more resilient and regenerative communities (e.g. Leesburg)
Developers only make money when they are building houses. Administrators of Loudoun County Public

Rural – Public Input | 70

12
13

14
15
16
17
18
19
20
21
22
23
24
25
26

27

28

29

30

Schools are historically very bad/incompetent at anticipating growth levels. Historic Leesburg real estate,
I am told, is in the hands of one owner who has no imagination and is not adding upstairs apartments to
all those boring antique shops.
Disallow/restrict further high density developments in Leesburg and points west. High density
development bringing down quality of life in Loudoun.
Eliminate by-right development. These developments are being built without any analysis to effect on
roads, schools, and other necessary infrastructure, and resulting in rapid increase of traffic, population,
and other unforeseen challenges on communities already stretched to the limit (Aldie, Leesburg areas).
New developments should be vetted by a review board that considers these issues, allowing for
reasonable, managed growth.
Encourage more loft apartments in Historic Leesburg. School teachers are commuting from West Virginia
because they cannot afford rents in Loudoun. Loft apartments upstairs from Leesburg businesses would
add life to Leesburg and help our teachers.
Entertainment is lacking around Leesburg Rte 7
Establish performance arts center so residents dont have to fight their way in and out of dc to see
accomplished performers. This could revitalize historic leesburg
Expansion of metro to Leesburg
Extend Metro to Leesburg.
Extend Silver Line to Leesburg
Financial impact and marketability of building lower cost housing within/near downtown Leesburg.
Fix route 15 N. of Leesburg
get a new metro system all the way to leesburg
Get rid of the flight schools at the Leesburg Airport, they fly too low and do not allow for pilot error around
all the residential areas. A disaster is going to happen.
Have more teen activities in downtown Leesburg
I feel that Leesburg in particular is losing its small town feel with all the new developments being forced
upon us.
I just moved here less then 6 months ago I am a High School senior adding something to the leesburg area
would be incredibly beneficial to the kids and people around there something like a JCC would be great
even though there is Ida Lee allowing kids to have something in Leesburg would be nice considering there
is a plethora of unfortunate people in trailer homes connecting these people could lead to the growth of
the area.
I know this has been discussed at length, but I feel it would be a good idea to restrict/reduce traffic flow
through the heart of old town leesburg. Spending time downtown is not pleasant with worry about family
members getting hit by cars. Or having to wait for traffic lights to cross a street to get to another store.
Love the calmness of the downtown/oldtown Winchester area.
I like the direction. I especially want to stress the need for mixed use development and commercial
establishments in the rural transition areas to create walkable, bikeable communities so that residents do
not have to drive a long way or sit in traffic in order to dine out, shop for groceries or obtain needed basic
items. As it is now, residents who live in the Lucketts area drive all the way to Frederick to shop for
groceries and eat out rather than deal with traffic in Leesburg. If there was some local commercial
establishments in these areas residents could support local businesses while avoiding long drives. I also
support a good public transportation network and support for bike trails.
I would be interested in seeing more carriage homes being built in the new developments that are going
up in and around downtown Leesburg - connected single story homes/condos with a small backyard and
attached garage. While 55 community housing within walking distance to downtown Leesburg would be
ideal, offering carriage-type homes would be a huge attraction to 55 families.
I would like to see several more urban centers, similar to Loudoun One, but closer to Leesburg for

Rural – Public Input | 71

31
32
33
34
35
36
37
38

39
40
41
42
43
44
45

46

47

48

shopping, movies, and residential.
Improve Route 15 from Leesburg to Point of Rocks to eliminate the daily nightmare for travelers on that
road. Sitting in traffic on Route 15 discourages tourists from visiting the area and supporting the
businesses in Western Loudoun.
Improve Transportation through Leesburg Area
Include more office space near the newer mixed use developments, in SE Leesburg, such as Leesburg
village, airport, compass, Best Buy, cardinal. Also buy back the greenway to keep till money within the
state , county.
Increase residential density and economic diversity in Leesburg and other areas of county
Inexpensive public transportation options should be made available from Round Hill to Leesburg
Employment areas, commuter lots in Leesburg and Ashburn and ultimately to metro stops once completed
in Loudoun.
it is vital to expand 15 north to deal with the traffic north of leesburg
It will take time, dedication and a clear plan that the BOS is willing to stick with instead of the quick money
plans they seem only to go with now. Small business bootstrapping is nearly impossible in county anymore.
Rental costs have skyrocketed, traffic is down and businesses are leaving Leesburg and Loudoun in droves.
Keep small towns active with opportunities for shopping, dining, amenities; too many empty buildings in
the areas; strip developments are being built instead of utilizing existing buildings; Leesburg zoning;
economic development policies too restrictive
LAND USE? So far a disaster. That super-ugly new "Towncenter" in Leesburg opposite the bike trail? With
the 600k and up prices? What does this add to the beauty and quaintness of Leesburg? THERE IS STILL
BUILDING ON DATA CENTERS! WHAT DOES THIS DO FOR JOBS? THEY ARE IN ASHBURN RIGHT OPPOSITE
THE SENIOR CENTERS AND TOO CLOSE TO ME, I FEAR. Who is pocketing the money from those eyesores?
Leesburg - a gem in the rough; historic lamps; 2nd floor buildings are commercial are vacant
Leesburg needs a public performing arts venue.
Leesburg needs more development to revitalize their downtown core.
Looking for a suitable location for a large warehouse-like facility What sport-specific fields to have in the
facility (not necessarily full-sized fields) Whether or not to have more than one location (Leesburg would
be a good location because of the many soccer and football players)
Loudoun County needs a performing arts center in Leesburg and Eastern Loudoun. Theatre, dance, and
other performing arts companies lack space for rehearsals and performances which were previously held
in schools.
Make more places for teenagers to hang out in a safe but fun environment in leesburg area
Make sure there is outdoor community spaces in every mall. The playground and water features in the
Village of Leesburg and OneLoudoun are great. There is no such space at GooseCreek and other Ashburn
plazas where grocery stores, gas stations, and restaurants are constantly going out of business. To prevent
this we need to add areas for families and children to enjoy. This is critical for the success of our businesses
and the future of our culture.
Make the green space at Ida Lee usable for families to set a picnic or watch movies or have live music. Put
the potential splash park here or up by the playground. This is great space for that because it is not
dangerous in terms of cars for children and it is so close to historic Leesburg. I definitely do not
recommend development here but just addition of places to sit and access for people to use the green
space which unfortunately is becoming scarce. Make the best playground in the county here and people
will come.
Money and tax base. Developers who want to develop it all and leave us, the citizens, with the bills for
the infrastructure such as fire,police, schools, and transportation More challenges: getting metro through
Leesburg and on to Purcellville Keep the country dirt roads-slows down the traffic and does not cost much
to maintain Develop bike paths with under and overpasses to get more bikes in and out of the towns for

Rural – Public Input | 72

49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72

73
74

local commuters.
More Affordable housing for the elderly (60 ) in the Town of Leesburg
more affordable housing in leesburg
More jobs in the Western area (Leesburg area)
More roads with retail and shopping, between Ashburn and Leesburg is badly needed. Sycolin Road area
should be greatly expanded
More shoping closer to Leesburg
Need a Center for the Arts with seating for 800-1200; ideally in Leesburg
Need to address Leesburg JMLA what does it need to be
Need to work with multistate jurisdiction in protecting the Potomac River watershed as this is driking
water source for Town of Leesburg and in the future will be the primary source of drinking water for
eastern Loudoun via Loudoun Water
New businesses and hangouts in downtown leesburg
Nighttime regulations, updating and modernizing buildings and spaces in historic downtowns to attract
businesses, parking, no family friendly businesses currently in downtown historic Leesburg
No longer rural around property on Evergreen Mills , south of Heritage HS; would like to see it developed
because it has already changed; area for teen centers, rec centers, around her property, mixed use,
expansion of town of Leesburg south.
No more grocery stores, banks in Leesburg; its excessive
Northern route around Leesburg
Our county should look just as it does now, a mix of rural and suburban, with no more fields cleared for
homes or shopping centers and Purcellville and Leesburg should stay the size they are and stop expanding
their borders.
please stop building new neighborhoods or industry on 15 north of leesburg. Between the sinkholes, karst,
limestone caverns, water contamination, and the traffic on route 15, we are becoming stuck in a septic
quagmire.
Promote cultural events (also things like garden show in Leesburg)
Put "Share the roads" with bike signs on roads in Leesburg and Purcellville.
Putting money into historic district downtown Leesburg - need more viable businesses
Redesign Route 15 with roundabouts north of Leesburg which support that economy. To facilitate flow,
access, and safety while preserving while maintaining historic/scenic assets.
Reduce daily rush hour traffic back up on RT 15 north of Leesburg between outlet mall and Point of Rocks.
Relieve transportation concerns on major road ways through Leesburg, particularly on 15 North toward
Maryland.
Route 15 north of Leesburg needs to be widened due to the EXTREME traffic problems in the afternoons.
The Toll Road should be priced per exit - NO FLAT RATE because it is vital as the number of cars increases
but is currently cost prohibitive for the early exits.
Route 7, Leesburg East create roads to lessen the traffic
Run MARC on weekends-shuttle or transit into Leesburg-increase tourism too and from DC
Schools continue to rank in the top 10% of the nation. Take the total open park land now and increase it
by 30% in the next five years to offset the huge developments getting ready and already occurring just
south of Leesburg along the route 15 corridor. Rethink shopping-not to give all the business to Wal-Mart,
but a super Wal-Mart will cover all anyone will need for the most part so a bunch of little stores are just
not needed in the community. I realize the current rage is shopping such as the Wegman's area but do
not feel these small shops are the way to go.
Shopping in Leesburg - help historic Leesburg - cut traffic on King and Market & Loudoun streets -

Rural – Public Input | 73

75
76
77
78
79
80
81
82
83
84
85
86

87
88
89
90
91
92

pedestrian zone
Slow down the residential growth in Ashburn and Leesburg. The County is starting to lose the small town,
country charm.
STOP ALL DEVELOPMENT in Western Loudoun (meaning Leesburg and west of Leesburg)! The rural
atmosphere, and the small towns, are the reason people move out here, and the reason people visit. If
you create another cookie-cutter suburban development, it will blight the rural small-town charm.
Stop closing all downtown Leesburg roads for events effectively stopping residents from moving through;
Especially during rush hour.
Stop have leesburg pd focus on petty crimes and focus on the bigger picture
Success is not having to drive an hour to get to a place to rent canoes/kayaks 2. Success is when
pedestrians can walk freely in the historic leesburg area without waiting for traffic lights to cross the street.
Support for downtown Leesburg and other towns; commercial area
Support historical preservation , shutting down roads in downtown Leesburg, and facilitate more outside
art events
the museum in Leesburg is having a hard time with funding. So what is "envision loudoun" going to do
about that?
To get more cars off the road we need the silver line extended into Leesburg.
Too much encroachment of development in transition/JLMA on south side of Leesburg. Rezone that area
to increase density because low density is no longer compatible with sports complex, schools etc.
Town of Leesburg - Area with walking mall w/o cars. Pedestrian only area (not personal property
restrictions)
We could definitely use more bicycle infrastructure in downtown Leesburg, such as racks, bike lanes, etc,
and educating people about their use.
We will know we succeeded when we stop building new schools, when the schools are not over crowded,
when we stop threatening to close schools to cut operational costs, when our schools offer k-12 foreign
language instruction and don't need the parents to BYO Technology and when the schools are supporting
our farmers by serving food grown right here in Loudoun and when the schools are funded every year
without making cuts. It would be difficult to clear area or convert the W&OD to rail, but we need to
acknowledge that mass transit it ecological and reduces cars and congestion - that exists today without
the planned new residents. There should be mass transit options from West Virginia to DC be it rail/metro
or bus (all day service). Our county should proudly recognize and support our rural areas and respect the
atmosphere and character that they create through their historic homes, gravel roads, small local
businesses and small community centered schools. Our county should look just as it does now, a mix of
rural and suburban, with no more fields cleared for homes or shopping centers and Purcellville and
Leesburg should stay the size they are and stop expanding their borders.
when traffic has been rerouted away from the geographic area north of leesburg, from the potomac river
to lovettsville. when building new mass housing developments is moved to other areas that can tolerate
the burden/ population density
Widen 15 north of Leesburg to reduce traffic.
woefully short on public spaces, but expensive attractions abound, including Ida Lee, which collects fees
for anyone outside of Leesburg. With very expensive tennis.
Working with the Town of Leesburg
You all have been completely shown up by a city that decided years ago to take care of their own.
https://www.burlingtontelecom.com Leesburg, for example, could go 100% solar, provide wifi for every
resident, and free bus service on Sundays. This is, after all, 2017.

Rural – Public Input | 74

5.2

Purcellville (26)

There are a few public comments about Purcellville. Some common themes include concerns
about traffic, development, and bicycle/car conflicts. Comments about traffic concerns and
commuter traffic along Route 9 and Route 287 are found in the Transportation section of these
comments.

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1
2
3
4
5

6

7
8

9
10
11

12
13
14
15
16

Table 30. Actual Public Comments – Purcellville
Comment
Change JMLA zoning to RPA zoning around Purcellville (because Purcellville doesn’t want to expand)
Connect communities with trails (e.g.. Round Hill to Purcellville, Hillsboro etc.)
Fix Purcellville roundabout
Fix roundabout at 9 at 7
I believe that development should be very limited to maintain the current amount of farm land and rural
setting in this part of Loudoun County (Purcellville, Hamilton, etc.). This rural setting is the county's
greatest asset and draw to this area. When I bought my home here, it was because this part of Loudon
County with its country roads, beautiful trees and gorgeous farmland did not look like the over built areas
of Northern Virginia which so many people detest and regret now.
If Loudoun County makes it through the next ten years without concreting over all the green spaces
between Hamilton, Purcellville and Round Hill, you'll have succeeded. If not, the three will run into each
other as Leesburg, Lansdowne and Ashburn do out East, and while the developers will profit greatly, the
County will not.
Improved traffic management in Purcellville
Money and tax base. Developers who want to develop it all and leave us, the citizens, with the bills for
the infrastructure such as fire,police, schools, and transportation More challenges: getting metro through
Leesburg and on to Purcellville Keep the country dirt roads-slows down the traffic and does not cost much
to maintain Develop bike paths with under and overpasses to get more bikes in and out of the towns for
local commuters.
More challenges: getting metro through Leesburg and on to Purcellville
Need more connections (bike and bus) between Lovettsville and Purcellville. Still miss the bus between
Purcellville and the rail line at Brunswick. There is no alternative but to drive. 287 unsafe for bikes, and it
seems silly to drive to a bike trail.
NO!!!! STOP trying to over develop Western Loudoun. We moved to Purcellville to get away from the
urban sprawl of Ashburn. And, now, you want to move your urban sprawl (high density housing, "big box"
stores, etc.) to Western Loudoun. This over development MUST STOP! We the PEOPLE WANT the rural
appeal that Western Loudon!
Online input on county/town issues like Town of Purcellville website-great way to get well thought out
comments
Our county should look just as it does now, a mix of rural and suburban, with no more fields cleared for
homes or shopping centers and Purcellville and Leesburg should stay the size they are and stop expanding
their borders.
Plan is a guest idea. Farmers are aging and want to sell. Water only available by Purcellville but residents
not wanting to build out. Lack of water resources.
Public transportation in Rural area - Bluemont to Purcellville
Purcellville area needs additional on/off ramps off Rt 7. The intesection of Route 7 and 287 needs help traffic is always backing up under the overpass there!!!

Rural – Public Input | 75

17

Purcellville is building out; can only grow with annex

18
19

Put "Share the roads" with bike signs on roads in Leesburg and Purcellville.
Remove developed communities from the Joint Land Management Area around the towns, specifically the
Town of Purcellville.
Remove northern collector rd. from the map north of Purcellville.
Safe bike and walk trail connect Bluemont to Purcellville
Stop Rt. 9 traffic through Purcellville-congestion in terrible
The Chapman-Demary Trail is a park and outdoor classroom in Purcellville. At this time it is privately
owned. I would like to see the county acquire this park and the land adjacent to it to protect and expand
this wildlife sanctuary and outdoor classroom.
Towns need better job of doing development to support county's overall vision (Purcellville doesn't need
another drugstore)
Towns not spread, ie Purcellville-stay within limits...do not extend limits for commercial purposes..better
use what already exists.
Vision statement - nothing is unique. Fail to making it unique to Loudoun. Can be used by any community.
Rural west is of most valuable to county. Small farm - preserve not develop rural areas. Don’t detroy
western Loudoun because Purcellville overbuilt water system. Cant be everything for everyone in rural
Loudoun.

20
21
22
23
24
25
26

5.3

Middleburg and Aldie (23)

Twenty-three public comments pertain specifically to Middleburg and Aldie. Of these comments,
concerns include too much traffic, development pressures for increased housing in Aldie, and
overcrowded schools in Aldie. Desires include an expanded and connected trail system, more
restaurants and neighborhood shopping opportunities (grocery store and gas station),
entertainment and recreation opportunities, and better commuter options to Washington, D. C.

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2
3

4
5
6

Table 32. Actual Public Comments – Middleburg and Aldie
Comment
Aldie schools overcrowded-more facilities
Cycling is a big activity in the Dulles South area, and growing bigger every year. This area is in dire need of
a trail, like the W&OD trail, perhaps from Chantilly/South Riding west thru Middleburg up to Round
Hill/Purcevuille area connecting to the W&OD Trail Head .
Eliminate by-right development. These developments are being built without any analysis to effect on
roads, schools, and other necessary infrastructure, and resulting in rapid increase of traffic, population,
and other unforeseen challenges on communities already stretched to the limit (Aldie, Leesburg areas).
New developments should be vetted by a review board that considers these issues, allowing for
reasonable, managed growth.
Focus on supporting small businesses (didn't start business in Middleburg…dying)
Historic Aldie, on John Mosby hwy needs a sidewalk
I am glad to see the development of more entertainment amenities in southeastern Loudoun county, and
I just want to reiterate support for the proposed shopping/dining/movie theater development at Avonlea.
Our closest movie theater to South Riding is Brambleton, and there are very few nicer restaurants to take
out-of-town family to in the South Riding/Avonlea/Aldie area. The project seems to have been delayed for
over a year, so I hope the construction continues to proceed. I know the county has limited power over
private development, so this is mostly just a vote in support of the project in general. I am very happy with

Rural – Public Input | 76

7

8
9
10
11
12
13

14

15
16
17
18

19

20

the widening and extension of Tall Cedars Parkway to Gum Springs Rd. Thank you for supporting the
coming development and making our area more entertainment-friendly.
I sincerely hope that Loudoun is not allowed to become overcrowded with development. The tremendous
amount of townhouses and condos being built contribute to traffic and the over crowding of schools. I see
this occurring in the Brambleton, Ashburn and Aldie areas. It detracts from the reason we live here. The
county should work to slow development. Often residential development occurs in Loudoun faster than
the development of infrastructures to support it. This is a huge problem here. Also, the beautiful scenery
which draws people to Loudoun is destroyed when development after development of town homes and
condos are built. With overcrowding comes crime and traffic. We moved here for a peaceful suburban
lifestyle, and would like to see it remain that way.
Improve public transportation in to D.C. From the south of the county where lots of new development is
underway, e.g. Willowsford in Aldie
Increase quality non-chain restaurants/social gathering locations and organic focused grocery stores
(Whole Foods, Wegmans, Fresh Market) in the southern Loudoun area (South Riding/Aldie/Stone Ridge).
MIddleburg needs a second gas station preferably outside of town that can encompass a 7/11 type of
facility, The intersection of Rt. 50 and Rt. 709 (Zulla Rd) Would be an ideal site 40,000 vehicals a day utilize
it.
Multipurpose park, tennis, swimming facilities that are not in one community, that can be shared by all of
Ashburn. Preferably this would be in Brambleton/Aldie area.
Near Middleburg Performing Art Center
No. I believe our county especially in aldie is becoming one huge housing project where our beautiful land
is being overcrowded by houses on top of each other and overcrowded schools that cannot accommodate
the students they presently have enrolled. The scenic beauty was one reason we bought in aldie and that
will no longer exist with all of the housing developments that you have allowed. Very disappointing.
Now the developers are salivating over the Transitional land near Aldie...why not just leave it alone or
make it a park or recreational center? I am with Charlie Houston in Paeonian Springs: Protect these areas
or they will be gone. Look what the planning commission has done to South Riding Bedroom Community.
We are educating all those children and they need services. How are we going to pay for that?
Please note that my perspective/opinion comes from living in the Aldie/ South Riding area... which has yet
to have community centers developed like you would find in Ashburn or One Loudoun.
Stop expansion of Route 50 beyond Aldie. Preserve the idyllic countryside on the way to Middleburg, and
protect Civil War sites near Middleburg and Unison/Upperville.
The why 50 corridor through South Riding, Stone Ridge and Aldie is in need of restaurants and shopping
similar to Leesburg Village and Brambleton.
There is simply too much money to be made, developers make tens of millions of dollars and are allowed
to ruin the landscape. Why are developers not responsible for adding a lane to route 50 in the Aldie area?
Why are they allowed to install such poor landscaping plans that do little to protect the view and nature
of the land?
There will always be pressure from developers to extend into new areas, and I feel that, almost by
definition, new subdivisions contrast with and detract from the character of rural areas of the county when
they are built there. I'm a bit disturbed by the relatively high density development that has been allowed
in certain parts of the TPA and what the implications might be for the RPA once this space is exhausted. I
also feel that the historic character of Loudoun's small towns and villages relies heavily on the historic
structures within those places. The loss of one contributing structure or the erection of one out-ofcharacter structure could have a significant negative impact, especially in the smaller villages. I find the
proposed fire station in Aldie that relies on the destruction of historic houses (though ones currently in
relative disrepair) disheartening, and I hope that the county makes future decisions that preserve, rather
than detract from the historic character of these places.
Traffic-infrastructure-roads do not accommodate residential development. Also, putting up traffic lights
Rural – Public Input | 77

21

22
23

5.4

in a timely manner (currently a huge weakness), reducing the rediculous amount of round-abouts being
put in the Aldie area.
Transition and Rural Areas: I wanted to voice my support to maintain the transition zone boundaries and
current zoning structures, which are what are fundamentally at stake as far as I see it. Part of what makes
loudoun such a wonderful county is the west and its way of life. As a resident in Aldie I am constantly
seeing more and more trees torn down and land developed with huge planned communities. Part of what
I love about loudoun is the west and the farms/parks/vistas/etc. It is critical we maintain the transition
zone boundaries to protect so much of what makes loudoun great. I could have easily chosen to live in
fairfax but the draw of the western loudoun is ultimately what I fell in love with and in speaking with other
residents so much of what has drawn them to loudoun as well.
water utilities extended to the villages of St Louis and Aldie
We need enhanced commuter options for those in Aldie/South Riding who travel to DC every day. As
completion of the metro nears, those of us to the south continue to feel like an afterthought. The
commuter bus is frequently full, has only a few times and most routes make unnecessary stops in Rosslyn.

Lovettsville (20)

Twenty public comments are specific to Lovettsville. These comments indicate support for more
neighborhood shopping, such as a grocery store, gas station, and coffee shop. There are also
concerns about too much traffic, over-capacity schools, and the lack of broadband. Commenters
express a desire for expanded bus service and bicycle/pedestrian trail connections.

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2
3
4
5

6
7
8
9
10
11

Table 31. Actual Public Comments – Lovettsville
Comment
Add a grocery store in Lovettsville. The closest grocery store for the residents is in New Brunswick, MD or
Purcellville.
Design solutions to mitigate/reduce cut-thru traffic in Waterford
Enhance internet infrastructure in Western part of county, support telecommuting (Bluemont and
Waterford)--BROADBAND
Expand bike paths into western areas especially Waterford and Lovettsville. Bikers and motorists are at
risk along Clarks Gap Road and Milltown Road which are popular bike routes.
I live 2 miles outside of Lovettsville.... I respect the whole aspect of rural living But I commute outside to
do all my shopping. It would be very help to have 24 Harris teeter off of Berlin turnpike. It is highly
recommend... We live in a day in time where technology is evolving. Lovettsville is a beautiful place. A
coffee shop and Gas station would be amazing. Most importantly can rural Lovettsville off of Bolington
road get high speed internet. Thank you!!!
I strongly support maintaining small community centered schools in the historic, rural communities.
Hamilton, Lincoln, and Waterford Elementaries are treasures and as such, should be free from absorption
into the larger super schools.
I suggest 2 miles off of lovettsville off Bolington road should be paved to allow cyclists to ride and view the
rural areas. This will offer ways for wounded warriors to do races for the community.
In west (Lovettsville), schools are maxed out - need better planning; more facilities
Less congestive streets; utilize parallel highways; Round Hill and Lovettsville, especially
Lovettsville - cannot do tele-medicine because of lack of broadband
Lovettsville and Waterford need a 4 lane highway that connects to Rt. 7. Reason for this is because the
population keeps increasing and the single lane roads are becoming unsafe. I understand we want to
preserve history but I think safe roads should be our priority.

Rural – Public Input | 78

12
13
14
15
16
17
18
19
20

5.5

Lovettsville needs a small town center with a grocery store and a Starbucks.
Lovettsville needs better roads, we need to make two land roads to service the growing population in
Western Loudoun.
Lovettsville Road needs to be repaved
Middle & high schools in Lovettsville
Need high school in Lovettsville. Would alleviate traffic on 287 & Rt. 9 (several made same comment)
Need more connections (bike and bus) between Lovettsville and Purcellville. Still miss the bus between
Purcellville and the rail line at Brunswick. There is no alternative but to drive. 287 unsafe for bikes, and it
seems silly to drive to a bike trail.
Need more shops nearby (Lovettsville), also amenities
Sense of community - more in west; east more fractured. Need more defined connectivity between east
+ west education - accessibility to schools i.e. Lovettsville, distance affects quality of life ref. travel time.
Traffic concerns at 287 & 9
when traffic has been rerouted away from the geographic area north of leesburg, from the potomac river
to lovettsville. when building new mass housing developments is moved to other areas that can tolerate
the burden/ population density

Round Hill (17)

Seventeen public comments are specific to Round Hill. Concerns include too much development
and housing, too much traffic, and lack of broadband/internet services. Desires include more
parks and playgrounds, a community center (like Ida Lee or Claude Moore), a library, a senior
center, more public transportation options, more sidewalks and trail connectivity, and more
neighborhood commercial options, such as a coffee shop or bookstore.

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3
4
5
6

7
8

Table 33. Actual Public Comments – Round Hill
Comment
Connect communities with trails (e.g. Round Hill to Purcellville, Hillsboro etc.)
Enhance internet infrastructure in Western part of county, support telecommuting (Bluemont and
Waterford)--BROADBAND
Developing pedestrian walkways in Round Hill, along with limited destinations in town (e.g., a coffee shop,
a bookstore, etc.)
Huge homes in Round Hill do not fit into landscape
I live in Western Loudoun (Round Hill) and have been very unhappy with the "build out" mentality of
putting homes everywhere. We need to keep green space as is! Both humans and animals need it. Please
limit future homes to minimum of FIVE ACRES EACH LOT. Thank you for listening!
If Loudoun County makes it through the next ten years without concreting over all the green spaces
between Hamilton, Purcellville and Round Hill, you'll have succeeded. If not, the three will run into each
other as Leesburg, Lansdowne and Ashburn do out East, and while the developers will profit greatly, the
County will not.
Inexpensive public transportation options should be made available from Round Hill to Leesburg
Employment areas, commuter lots in Leesburg and Ashburn and ultimately to metro stops once completed
in Loudoun.
Install Some Parks and Playgrounds. My kids attended Round Hill E.S. For 10 years I was a parent there and
they had one piece of playground equipment that kids were never allowed on! Our community Center

Rural – Public Input | 79

9
10
11
12
13
14
15
16
17

5.6

playground was removed except for tiny tot stuff. With suicide a growing problem in the schools and
communities out here in the Western county, it highlights even more the need for outdoor spaces, parks
and playgrounds for residents to get outside and connect with one another. I have never seen anyplace
that is so lacking in outdoor recreation space as Western Loudoun. Where is the giant wad of Tax money
we have paid over 20 plus years gone? The Bluemont area needs a playground badly. Not a tot lot for
goodness sakes, a real playground!!These kids out here deserve it after these long long hours on the bus
each week.It would help the current mental health crisis going on too.
lack of amenities in western Loudoun. it would be nice to have a library in round hill and a community /
senior center.
Less congestive streets; utilize parallel highways; Round Hill and Lovettsville, especially
Manage traffic in Bluemont
Place a moratorium on new residential development (Ex. Village of Round Hill)
Protect rural roads, Bluemont area, rural villages
Public transportation in Rural area - Bluemont to Purcellville
Round Hill needs community center / swimming pool
Safe bike and walk trail connect Bluemont to Purcellville
Shopping in Fairfax and living in Round Hill because of traffic

Joint Land Management Area (JLMA) (12)

Twelve public comments speak to Joint Land Management Areas (JLMA).

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2
3
4
5
6
7
8
9
10
11

12

Table 34. Actual Public Comments – JLMA
Comment
Cochran Mill Road - utility issues; 80 acres; vacant land JLMA-3 should be GI/Heavy Industrial
Do away with JLMA around towns
JLMA - Town/county agreement of infrastructure (transportation, water/sewer, electric)
Need to address Leesburg JMLA what does it need to be
People & places together - no coordination between county and towns
Redefine JLMA as prime farm production and market
Remove developed communities from the Joint Land Management Area around the towns, specifically the
Town of Purcellville.
Revisit JLMA as how impact small town
Take already-developed areas OUT of JLMA
The towns do not want to give up the control of the JLMAs even though some of these areas are
developed.
The Transition areas should continue to be protected against a new assault by developers. Developers
should focus on redeveloping Eastern Loudoun in more sustainable ways, especially around the metro
stations. JLMA must be protected even more carefully than the Transition areas, due to the pressure to
develop that is applied on two fronts (county and town).
Too much encroachment of development in transition/JLMA on south side of Leesburg. Rezone that area
to increase density because low density is no longer compatible with sports complex, schools etc.

Rural – Public Input | 80

5.7

Collaboration between County and Towns (9)

A few public comments express general support of collaboration and coordination between
Loudoun County and the Towns.

4

Table 35. Actual Public Comments – Collaboration between County and Towns
Comment
Collaboration with outside jurisdictions
County should work with towns to achieve mutually beneficial goals; not impose bureaucratic
EDAC and REDC have done good. Loudoun gets good mark with Ag business. Coord w/ PW and Mont. Co.
to build off of each other's rural area success
Get towns to work together--pay attention to water supplies

5
6
7
8
9

Cost, land use, coordination between Loudoun County and Leesburg.
Working with townships and understanding zoning and planning
More town/county coordination in planning
Towns not mentioned in the plans (county conflicts with their ideas)
Towns have own development policies and county needs to coordinate development to preserve

#
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2
3

5.8

Towns in General (37)

Some public comments are about the Towns in general; these cover a broad range of topics. One
common theme is in support of focusing development around the Towns and preserving the
remainder of the rural area. Other common themes include supporting connectivity (bus and
trails) between Towns and protecting and supporting downtown businesses.

#
1
2
3

Table 36. Actual Public Comments – Towns in General
Comment
Add affordable housing in towns (west)
Areas around towns should be focus for growth
Connectivity issues in the towns

4

Continue protecting what makes Loudoun unique. Heritage, sites, villages, old roads (rural), Small towns

5

10
11

create more living spaces for seniors with access to shopping and dining. encourage developers and zoning
officials throughout all the Towns to build one story with pedestrian access.
Developers have too much control over Loudoun communities. When a town council disapproves the
plans for a proposed a community, the developers should not able to resubmit within two months with
minimal changes.
Discourage special interests between developers and town council members. Rewrite what is acceptable
and not acceptable if necessary.
Ensure our unique Towns are not swamped by suburban development by maintain Rural Policy area
Geographically decentralize activity & business in/near small towns, vs. "avoid sprawl" (difference of
opinion at table)
Improve current roadway network in communities and towns to be more multi-modal
Increase efforts to enhance activity and nighttime economy in towns

12

Keep commercial development around towns and pop areas

6
7
8
9

Rural – Public Input | 81

13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37

Keep rural areas rural and build around the existing towns.
Keep small towns active with opportunities for shopping, dining, amenities; too many empty buildings in
the areas; strip developments are being built instead of utilizing existing buildings; Leesburg zoning;
economic development policies too restrictive
Keep western Loudoun rural and as undeveloped as possible. No commercial development outside the
towns. Severely restrict residential development, along the lines of the current Comprehensive plan
Keeping population informed. Slow growth in zoning changes. Do not disturb as ___. Connectivity between
towns. Implementation plan is not included (for different areas)
Maintain the historical areas of Loudoun (towns, etc.)
Make towns more dense (already have development)
More density around our towns and villages
More public art and murals around the town! This is in most cities and it makes the people feel unified.
Need better bus between towns
Need to make downtown more busy, keep the small businesses but maybe put in 2 big name stores like
Forever 21, Pink, Torrid, etc. It would allow for more profit and more teens going downtown and seeing
how beautiful it is.
no shopping centers outside of Town
Our downtown areas are filled with banks. We need more restaurants and shops. Village Market where
Wegman's is must charge an absurdly high amount in rent, as they have had terrible turnover with shops
fleeing in the night. We need a post office, a liquor store, more places to eat and shop.
Plan for orderly expansion of towns - where utilities exist
Preserve the historic towns and help them thrive - i.e. help town market selfbetter; thru car free pedestrian
only downtowns
Prevent sprawl - limit expansion of towns
Promote integrity of villages and towns to protect hard edge of village - immediate green space without
sprawl at edge
Provide county support, especially in organizing and advertising, events and festivals hosted in the small
towns of Western Loudoun to draw tourists to these communities and the small businesses in the area.
Strategy to manage evolution of land use; cumulative impact of land use changes
Strengthen the downtowns of towns and make Loudoun more safely interconnected for pedestrians and
cyclists (RT 7)
Support for downtown Leesburg and other towns; commercial area
Towns not spread, ie Purcellville-stay within limits...do not extend limits for commercial purposes. better
use what already exists.
Update Waterford area master plan
Water/sewer compliance: support for using town alternatives-to Town Spring
Western Loudoun - lousy internet (lives in Waterford)
When development is clustered around towns and infrastructure rather than along route 15 north.

Rural – Public Input | 82

End of Supplemental Packet

STAKEHOLDERS MEETING
AGENDA
Monday, March 5, 2018

6:00 PM Welcome / Administrative Items / Information Updates
•
•

Introductory Comments from Committee Chair – Jeff Salmon
Meeting Objectives – Alaina Ray

6:10 – 6:30 PM Update from Board of Supervisors February 22
Meeting
•
•

Staff Briefing
Stakeholders Committee Questions / Comments

6:30 – 6:45 PM Quality Development Policies, Strategies, and
Actions
•
•

Staff Presentation
Stakeholders Committee Questions / Comments

6:45 – 7:15 PM Envision Loudoun 2040 Comprehensive Plan
Chapter Presentation
•
•

Staff Presentation – Chapter 1: Introduction
Stakeholders Committee Questions / Comments

7:15 – 7:25 PM Break
7:25 – 8:30 PM Small Work Groups: Quality Development and
Plan Chapter
•
•

Exercise Setup
Small Work Group Session

8:30 – 9:00 PM Small Groups Report Out
Important Documents
A.
B.
C.
D.
E.
F.
G.

Agenda 03-05-18
Staff Cover Memo 3-5-18
Project Timeline
Comprehensive Plan Draft Outline
Quality Development Topic Paper
Envision Loudoun 2040 Chapter 1: Introduction
Responses to Stakeholders Committee Requests for Information

pg. 1
STAKEHOLDERS COMMITTEE MEETING | March 5, 2018

County of Loudoun
Department of Planning & Zoning
MEMORANDUM

DATE:

February 26, 2018

TO:

Stakeholders Committee

FROM:

Ricky Barker, Director of Planning & Zoning

SUBJECT:

March 5, 2018 Stakeholders Committee Meeting

In keeping with the Plan Charter, staff provided an update regarding the status of the Envision
Loudoun process and the work of the Stakeholders Committee to the Board of Supervisors
(Board) on February 22, 2018. This update provided:
1.
2.
3.
4.

Background and Updates on Stakeholder Committee Progress;
Status of Stakeholder Committee Land Use Recommendations for the TPA and SPA;
Approach to Evaluating Impacts of Land Use Recommendations; and
Updates to Project Work Plan and Schedule.

During the February 22 meeting, the Board took the following actions:
1. Directed staff to amend the Comprehensive Plan Charter dated April 28, 2016 to address
the Policy Carry-over efforts and updates to the Towns and JLMA policies;
2. Confirmed the project schedule; and
3. Directed that subsequent committee discussions on Land Use and Transportation Policy
components of the Envision project be forwarded to the Transportation and Land Use
Committee, and further discussions of the fiscal impact modeling component of the
Envision project be forwarded to the Finance/Government Operations and Economic
Development Committee.
As discussed at the Stakeholders Committee meeting on February 20, an additional Stakeholders
Committee meeting has been scheduled for July 9. This meeting will provide an opportunity for
the Stakeholders Committee to review and comment on the full model results for the fiscal and
transportation impacts. This will be in addition to the high-level staff evaluation of the fiscal and
transportation impacts of the Committee’s land use recommendations, scheduled to be
presented on April 9.

2|Page

Also at the February 20 Stakeholders Committee Meeting, staff provided a presentation
regarding a revised draft Comprehensive Plan Outline. This Draft Outline is provided in the March
5 agenda packet for reference (Attachment D). It should be noted that the chapter and section
titles, as well as the included content, are still being developed and are subject to further
revisions.
At the March 5 Stakeholders Committee meeting, staff will provide presentations regarding the
following documents, which are included in the March 5 Agenda Packet:
•
•

Quality Development Policies, Strategies, and Actions (Attachment E); and
Comprehensive Plan Chapter 1: Introduction (Attachment F).

The Comprehensive Plan Chapter provided in the March 5 Agenda Packet does not yet include
maps or graphics. The draft Chapter is not presented in the publishing program format that will
be used for the Plan; however, the Stakeholders Committee will have the opportunity to review
and comment on the publishable format for the entire Plan once the chapters have been further
refined. 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.
As staff delivers the draft Plan Chapters to the Stakeholders Committee, there may be instances
when staff does not support certain draft recommendations and/or when staff recommends
revisions to the draft Chapters. Staff will provide these Staff Positions to the Stakeholders
Committee for consideration and these Staff Positions will be carried forward for consideration
by the Planning Commission and Board, if the Positions are still applicable at that time.

Project Timeline
SC Mtg.
SC Mtg. SC Mtg.
Feb. 20
Apr. 9
Mar. 19
SC Mtg.
Mar. 12
SC Mtg.
SC Mtg.
Apr. 30
Apr. 2
SC Mtg.
Mar. 5

2018

February March
Plan Drafting & Review

April

SC Mtg.
July 9
Milestone: Stakeholders
Work Complete

May
Feb. 1 – Apr. 30

Public Outreach Round III

BOS Mtg.
July 19

SC Mtg.
June 18

June

July
Plan Revision

May 14 – June 1

Milestone: BOS
Presentation

August

September & Beyond

PC Deliberation
BOS Deliberation

2019

DRAFTDRADRAFT

EXECUTIVE
SUMMARY

INTRODUCTION

ENVIRONMENTAL
& HERITAGE
RESOURCES

3

FISCAL
MANAGEMENT
& PLANNING

6
Envision Loudoun 2040

1
HOUSING

4

IMPLEMENTATION

BUILT
ENVIRONMENT/
LAND USE

2

ECONOMIC
DEVELOPMENT

APPENDICES

5

7
vi

Draft Envision Loudoun 2040 Outline
February 26, 2018

DRAFT ENVISION LOUDOUN 2040 COMPREHENSIVE PLAN LAYOUT
Executive Summary
Chapter 1
•

Chapter Titles, Section Titles, and
content are still in development and are
subject to change.

Introduction
o Purpose of the Plan
o Vision and Goals
o Shape, Connect, Compete, Support, Sustain
o Loudoun’s Planning Area
 Trends and Influences
o How this Plan is Different
o Community Outreach and Engagement
o Using the Plan and Relation to Other Documents
o Legal Basis for the Plan

Chapter 2: Built Environment / Land Use
•

•

•
•
•
•

•

Main Introduction
o Vision statement
o Table of contents for chapter
Introduction
o Where we are
o What we heard
o Where we want to go
o Principles
Community Framework
Place Types
Challenges and Opportunities
Growth Management
o Introduction
o Background Information
o Principles
o Policies
 Strategies
• Actions
o Guidelines
Redevelopment & Infill
o Introduction
o Background Information
o Principles
o Policies
 Strategies
1

Draft Envision Loudoun 2040 Outline
February 26, 2018
•
•

•

•

•

•

•

Actions

o Guidelines
Quality Development
o Introduction
o Background Information
o Principles
o Policies
 Strategies
• Actions
o Guidelines
Policy Area: Urban Policy Area
o Main Introduction and Vision Statement
o Policies
 Strategies
• Actions
o Place Types
 Policies
 Guidelines
Policy Area: Suburban Policy Area
o Main Introduction and Vision Statement
o Policies
 Strategies
• Actions
o Place Types
 Policies
 Guidelines
Policy Area: Transition Policy Area
o Main Introduction and Vision Statement
o Policies
 Strategies
• Actions
o Place Types
 Policies
 Guidelines
Policy Area: Rural Policy Area
o Main Introduction and Vision Statement
o Policies
 Strategies
• Actions
o Place Types
 Policies
 Guidelines
Towns & JLMA
o Main Introduction and Vision Statement
2

Draft Envision Loudoun 2040 Outline
February 26, 2018
o

o

Policies
 Strategies
• Actions
Place Types
 Policies
 Guidelines

Chapter 3: Environmental and Heritage Resources
•

•

•

•
•

Main Introduction
o Vision statement
o Table of contents for each chapter
Introduction
o Where we are
o What we heard
o Where we want to go
o Principles
Topics
o Background information
o River and Stream Corridor Resources
o Scenic Rivers and the Potomac River
o Surface and Groundwater; Water Quality
o Geologic and Soils
o Forests, Trees, Vegetation, and Wildlife Habitats
o Air Quality
o Night Sky
o Other Resources?
Challenges and Opportunities
Policies, Strategies, and Actions
o Policies
 Strategies
 Actions
o Guidelines

Chapter 4: Housing
•

•

•

Main Introduction
o Vision statement
o Table of contents for each chapter
Introduction
o Where we are
o What we heard
o Where we want to go
o Principles
Topics

3

Draft Envision Loudoun 2040 Outline
February 26, 2018

•

•

o Background information
o Affordable Dwelling Units
o Legislative Authority
Challenges and Opportunities
o Cost of Living
o Job-Housing Balance
o Housing Inventory and Market Needs
o Household and Market Changes
o Housing Impact of Government Services
o County Programs
Policies, Strategies, and Actions
o Policies
 Strategies
 Actions
o Guidelines

Chapter 5: Economic Development (DED writing; Chapter outline may change)
•

•

•

•
•

Main Introduction
o Vision statement
o Table of contents for each chapter
Introduction
o Where we are and what we heard
o Where we want to go
o Principles
Topics
o Background information
o Assets in the County
Challenges and Opportunities
Policies, Strategies, and Actions
o Policies
 Strategies
 Actions
o Guidelines

Chapter 6: Fiscal management and Planning
•

•

•

Main Introduction
o Vision statement
o Table of contents for each chapter
Introduction
o Where we are and what we heard
o Where we want to go
o Principles
Topics
o Background information
4

Draft Envision Loudoun 2040 Outline
February 26, 2018

•
•

 Fiscal Planning, Budgeting
 Capital Infrastructure Planning
 Proffers
 Other
o Assets and Services in the County
 Schools
 Library Services
 Fire and Rescue Services
 Human Services
 Parks and Recreation
 Community Services
 Cultural Arts
 Others
Challenges and Opportunities
Policies, Strategies, and Actions
o Policies
 Strategies
 Actions
o Guidelines

Chapter 7: Implementation
•

•

Introduction
o Purpose of Chapter
o How to use the Chapter
Implementation Table

Appendices

5

Quality Development
Topic Paper
3/5/18
Department of Planning and Zoning

1

Table of Contents
Introduction ...................................................................................................................................... 3
Background Summary ............................................................................................................................... 3
Purpose of Topic Paper ............................................................................................................................. 3
Part 1: What We’ve Heard ................................................................................................................... 3
1.1 Public Input ....................................................................................................................................... 3
Part 2: Relevant Policies, Regulations, and Programs ............................................................................... 4
2.1 Revised General Plan ...................................................................................................................... 4
2.2 Adopted Zoning Ordinance ............................................................................................................ 4
2.3 Proffers .............................................................................................................................................. 4
2.4 Retail Plan Policies ........................................................................................................................... 7
2.5 Energy and Sustainability Programs ............................................................................................. 7
Part 3: Challenges and Opportunities .................................................................................................... 6
3.1 Challenges ......................................................................................................................................... 6
3.2 Opportunities ................................................................................................................................... 6
Part 4: Recommended Policies for Consideration .................................................................................... 6
4.1 Recommended Policies, Strategies, and Actions ........................................................................ 6
4.2 Recommended Countywide Design Guidelines ........................................................................ 11
Appendix A: Sources ......................................................................................................................... 14
Appendix B: Definitions .................................................................................................................... 15

2

Introduction
Background Summary
Loudoun County has consistently focused on promoting a high quality of life for its residents by establishing
standards that encourage high quality developments. For the purpose of this policy discussion, Quality
Development refers to a broad area of topics related to the visual and physical qualities that new development
should possess, such as sensitive integration of the natural and built environments, sustainable energy
technology, pedestrian and bike friendly environments that promote activity and connectivity in spaces between
buildings and developments, accessible and connected parks and open spaces, context sensitive site and building
design that promotes compatibility between adjacent developments and land uses, well-designed architecture
that promotes visual appeal and interest throughout the County. By encouraging quality development, distinctive
identities can be realized for certain areas through the use of high quality design, siting, landscaping, architecture,
signage, sustainability and other design elements. Loudoun County intends to encourage a return to historic
patterns with an emphasis on conservation design, compact walkability, and public spaces that can be integrated
into the evolution of existing places and in the design of new developments.

Purpose of Topic Paper
Quality Development is a complex topic and touches upon many aspects of daily life. It defines where and how
one lives, works, and plays in the County. To maintain and build upon the Quality of Life in Loudoun County,
policies and overarching design guidelines are presented that match future growth and change. More specific
information on multimodal transportation, complete streets, infill development, and conservation will be
provided in the Countywide Transportation Plan, Redevelopment and Infill sections, and Green Infrastructure
section.

Part 1: What We’ve Heard
The context and appearance of the built environment was the second largest theme from the Listening and
Learning workshops, where the community had 825 ideas. Comments from participants mainly concerned
preservation and maintenance of natural landscapes and open space, high quality development where it is
approved, and the protection of environmental corridors. As existing developments age, redevelopment will
increase and, therefore, policies are needed to ensure this is done well. Lastly, the community expressed a desire
to ensure that a high priority is placed on the character of new development, especially in terms of how it
contributes to the county’s overall identity.

1.1 Public Input
Throughout the Envision Loudoun comprehensive planning process, residents have shared their concerns and
suggestions. The following are some of the main themes that were expressed by participants regarding quality
development at public input sessions and online engagement activities: Protecting green space (263 comments),
preserving natural resources (211 comments), enhancing building and site design (169 comments), and
3

encouraging green infrastructure (141 comments) and renewable energy (121 comments).

Part 2: Relevant Policies, Regulations, and
Programs
2.1 Revised General Plan
The Revised General Plan holds over 70 pages of design guidelines that can be found throughout the plan in
various chapters. The Revised General Plan touched upon interim general guidelines in Chapter 11, the
implementation section. These guidelines are lengthy and considered interim with no new design guidelines being
adopted since adoption. The current Revised General Plan provides guidance in varying levels of detail, sometimes
in multiple areas within the Plan, on many design features, such as:
•
•
•
•
•
•

•
•
•
•
•

Architectural Design Policies
Landscaping and Buffers Policies
Site Design
Street and Block
Streetscapes
Building Placement and Design

Parking
Parks, Civic, and Open Space
Signage
Site and Exterior Building
Lighting

2.2 Adopted Zoning Ordinance
Loudoun County’s zoning regulations support quality development through a variety of inter-related provisions.
Fundamentally, the lot and building standards applicable in each zoning district are intended to ensure the
proportionality of new development to the surrounding community, with the integration of open space as a design
component in all geographic settings. The urban and suburban zoning districts further require such open space
include active recreation amenities. These district-specific standards are complemented by a series of
environmental overlay districts applicable throughout the County, the implementation of which both protects
sensitive natural resources in perpetuity and promotes their integration in new development consistent with the
principles of conservation design. The County’s zoning regulations also enhance the quality of new development
through requirements for minimum tree canopy, buffer landscaping and screening, and increased setbacks from
major road corridors.

2.3 Proffers
In addition to the Zoning Ordinance, Loudoun County has a history of accepting proffered design guidelines as a
component of the rezoning or legislative application process to help ensure quality design of buildings,
development sites and civic/public spaces. In addition to proffered sets of design guidelines, singular proffers and
conditions of approval related to land development applications can include specific language that provides
commitments to meet the specific, relevant design polices of the RGP. In addition to providing specific design
criteria within the proffer document, other details can be included such as site development layouts, illustrative
drawings, commitments to building and parking layout, architectural cohesiveness, and a safe pedestrian and
vehicular network. In this circumstance, a developer or property owner may offer design guidelines that help to
4

regulate design features, such as:
•
•
•
•
•
•
•

Architectural design (materials, fenestration, architectural styles, etc.)
Site design
Civic and public space design, including pedestrian circulation
Streets design, parking, and site circulation for vehicles
Landscaping, buffering, and site vegetation
Signage
Public art and site details

While this offers a flexible and creative way for developers or property owners to self-regulate design at the frontend of a project, this process comes with challenges that will be discussed further in this report.

2.4 Retail Plan Policies
The Countywide Retail Policy was a Comprehensive Plan Amendment (CPAM) designed as a strategic plan for retail
commercial development in the County's Eastern Urban Growth Area, generally the current Suburban Policy Area.
It is intended to provide policy guidance to enable the County to capture the retail expenditures of Loudoun's
citizens without having the County become a retail center for the Washington Metropolitan Area. It provides
specific and comprehensive guidance about the function, location and design of commercial retail centers and
uses. As such, these policies supersede the RGP and area plan policies relating to retail commercial development.
The policy document was last revised in March 2011, is still an active planning tool, and is regularly consulted as
a comprehensive planning consideration during the legislative application process. This planning tool addresses a
number of quality development and design attributes for retail development:
•
•
•
•
•
•

Types of retail development
Locational requirements/considerations
Building placement and design
Site circulation, parking, and loading
Landscaping and buffering
Signage and lighting

These guidelines are applicable only to developments with retail components. These guidelines are relatively
successful in providing support for staff recommendations regarding building scale and massing; however, the
guidelines have not kept pace with changing market trends and do not provide significant usefulness for mixeduse projects and non-destination retail uses.

2.5 Energy and Sustainability Programs
Several programs have been implemented in the County that work towards a more sustainable County. Green
Loudoun (Loudoun County General Services) entails Clean Waters Initiative, Energy Management (Energy Strategy
2009), Environmental Policy, Stormwater Management (Plan 2013-2018), and Solid Waste Management (Plan
from 2004, reviews in 2006 and 2011). The Energy Strategy was successful in implementing the projects it
established in 2009 and has continued to monitor the energy usage and efficiency of government buildings. It is
in need of an update to address outdated data, address new trends in energy use and efficiency, and put forth
new projects for the future. From FY2010 to FY2018, Energy Use has shifted from using 56% Electric, 40% Natural
Gas, 1% Oil, 2% Propane to 75% Electric, 24% Natural Gas, 1% Oil.
Loudoun County Department of Parks, Recreation, and Community Services each year hosts a Living Healthy,
7

Living Green in Loudoun event at a community center. This event promotes sustainability and educates the
community on resources in the County.
A community group started Sustainable Loudoun in 2010 and hosts a yearly energy summit. Its mission is
to promote the development of a local community economy based on environmental stewardship and the
sustainable use of resources.
The Loudoun County Chamber of Commerce has a Green Business Initiative that promotes a Loudoun Sustainable
Business Certification.
The new Comprehensive Plan could support these programs through appropriate policies, strategies, and actions.

8

Part 3: Challenges and Opportunities
The abundance of natural resources within the County, combined with the significant growth that has taken place
in a relatively short period of time, presents both challenges and opportunities for the future.

3.1 Challenges
In general, the County has developed a number of policies, actions, guidelines, and standards to help
achieve quality developments over time; however, the guidance and/or development requirements are
scattered throughout policy documents and the Zoning Ordinance. In some cases, policy guidance only
addresses one use type or type of development, as is the case with the Retail Policy Plan. Proffered
design guidelines or conditions also represent challenges, as proffered design guidelines can be written
vaguely or with wide-ranging options that make them virtually unenforceable and regulate very little in
the way of quality site and building design.
In addition, much of the policy work and design regulations are predicated on a ‘greenfield’
development paradigm. New conditions such as infill development, adaptive reuse, redevelopment,
revitalization, and transit oriented development are now at the forefront of current and future
development types in the County with different design and development considerations than
‘greenfield’ development.
Possible steps Loudoun County could take to address these challenges include:
1. Endeavor to unify design guidance within the new Plan that is synchronized with street and
roadway design in the new Countywide Transportation Plan.
2. Enhance nonresidential design guidelines for all major areas in the County (based on the land use
types, Policy Areas (Rural, Transition, Suburban and Urban), and more specific ones in targeted
areas in the County.
3. Establish or enhance a sense of place from development to development and create vibrant
spaces and buildings for human activity, but should not be cumbersome or overly prescriptive so
as to inhibit development.
4. Promote programs that encourage sustainability, environmental stewardship, and protection of
the environment.
The Route 50 Corridor Design Guidelines is an example of a program that has worked reasonably well, but faces
challenges. The guidelines have been the impetus for consolidation of small parcels and have supported
enhancement of the visual character of the corridor. However, saturation of retail centers limits the effectiveness
of the guidelines.

3.2 Opportunities
The Board of Supervisors has directed staff to undertake a concerted effort regarding non-residential building
design guidelines, as concerns about building design and appearance has been a frequent recurring topic of Board
discussion in recent years. Despite the prevalence of building design discussions during the legislative process,
the lack of clarity and agreement about desired outcomes yields design commitments from applicants that are
relatively vague. Preparing policy guidelines that outline expectations for building design will provide the
predictability necessary for applicants to proactively include such commitments in land use applications, and

6

further ensure that feedback provided during the legislative process is consistent and constructive across all levels
of review, ultimately enabling the improved appearance of newly developed non-residential buildings. This effort
is currently being planned, with the resultant design guidelines to be provided to the Planning Commission for
consideration and recommendation, and the Board’s consideration and adoption. Examples of quality
development occurring in Loudoun County are Cascades Overlook, Lansdowne Town Center, Brambleton Town
Center, and Loudoun Station. These four developments have unique features that give vibrancy and a sense of
place, from a well-designed parking garage to plazas with fountains and seating areas, gateways that invite people
into the space, and pedestrian focused signage and lighting. Other non-residential development examples include
the Raytheon Campus, which utilizes dense evergreen trees to provide a visual buffer, and Quantum Park, which
incorporates deep setbacks, building design, open space and ponds to provide visual appeal and interest to the
site.

7

Part 4: Recommended Policies for
Consideration
Recommended policies for the new plan include design guidelines as well ways to maintain and build upon the
quality of life in the County. These are overarching policies for the County. The main goal of the policies and design
guidelines below are to give a framework for the County as a whole on what can be achieved in regards to quality
of life and provide a streamlined approach that encompasses more than just buildings, but also how the
community will interact and live, work, and play in the County.
Below is the list of carryover policies and design guidelines with a few new polices and design guidelines that will
make the new Plan user friendly and provide implementation steps for the future.

4.1 Recommended Policies, Strategies, and Actions
Policy 1: County has design guidelines for all major areas in the County and more specific ones in priority areas
in the County.
Strategy: Identify and prioritize areas in the County for more specific design guidelines (Historic areas, Infill
development, Redevelopment, Main Streets, Corridors, Metro Stations, Shopping Centers and other NonResidential Development)
Action: Develop a user-friendly, illustrative design handbook(s). Promotes an overall sense of place
through design elements that relate to block size, circulation and connectivity, streetscape and street
sections, building form, placement (setbacks), orientation, articulation, Parks and Open Spaces, Public and
Civic uses, landscaping and sustainability.
Policy 2: Development must create a pattern of travel shorter distances, inter-parcel connectivity, and
connected open spaces that ensure interaction of people and place.
Strategy: Related County guidelines and regulations ensure this development pattern.
Action: Update County regulations to support this development pattern.
Policy 3: Development must be flexible and versatile providing diverse environments and experiences,
community opportunities, and support for human activity within all areas of the County.
Strategy: Ensure development considers its context and development potential by integrating uses and the
natural environmental features from site to site.
Action: Develop guidelines and regulations that supports this policy.
Policy 4: Space is designed to maximize pedestrian and bicyclist activity, comfort and convenience.
Strategy: Development must ensure pedestrian and bicyclist connectivity and safety while pursuing high
quality design.
Action: Create guidelines and regulations that ensure bike lanes, shared spaces and paths of travel, and
6

other innovative traffic calming designs.
Policy 5: Development has open and soft edges that encourage greater interaction between activity inside and
outside of buildings and the public realm.
Strategy: Design guidelines that emphasize the quality of experience in public spaces.
Action: Develop eye-level design guidelines, regulatory features, and additional design elements that
contribute to the quality of the human experience of space and the built environment.
Policy 6: Development will feature invitations to enjoy longer stays in spaces and activity in order to create
vibrant areas and create a sense of place.
Strategy: Inviting areas will have high quality design elements that imply the ability to stay for increasing
vibrancy, which may in include public/civic gathering spaces, outdoor rooms, public art spaces and passive /
active recreation spaces.
Action: Create guidelines that ensures the siting of public seating, art, landscaping, outdoor rooms, safety,
and other innovative elements maximizes public life opportunities.
Policy 7: Encourage promotion of strong architectural, site, and landscape design in all development.
Strategy: Development of general design guidelines to support architectural consistency throughout the
corridor areas, activity nodes, and priority areas to promote a sense of place and provide attractive areas for
business and tourism opportunities.
Strategy: Encouragement of the submission of site development and architectural guidelines for new
developments, where applicable.
Policy 8: Encourage sustainability efforts comprehensively throughout the County.
Strategy: Support sustainability practices within the Loudoun County Government.
Action: Continue to evaluate the energy demands of government buildings as well as transportation needs
and develop plans for energy efficiency.
Action: All county-constructed facilities shall be constructed to a minimum of LEED Silver, or equivalent
standards.
Action: Continue to evaluate all sustainability efforts.
Action: Support Loudoun Water in the expansion of the reclaimed water network.
Strategy: Evaluation of the need for a Sustainability Plan and/or Sustainability Initiatives Annual Report.
Strategy: Support environmental practices.
Action: Update and implement the County Energy Strategy (CES) to reduce the impacts of climate change.
Action: Evaluate the energy demands of residential and non-residential buildings, including data centers
as well as transportation needs and develop plans for energy efficiency.
7

Action: Encourage benchmarking the energy use of existing and planned buildings to establish a baseline
for energy demand estimates.
Action: Research opportunities for micro-grid energy.
Strategy: Support sustainable economic practices.
Action: Promote the Loudoun Sustainable Business Certification with the Chamber of Commerce.
Strategy: Support social equity practices.
Policy 2: Encourage sustainable development practices, including long-term water conservation, green building
principles, sustainable site design, renewable energy, and integrated energy management planning.
Strategy: Promotion of water conservation through innovative, cost effective reuse systems, domestic water
saving devices, and low impact development techniques, which integrate hydrologically functional designs
with methods for preventing pollution and educational programs.
Action: Educate and encourage the harvesting of rainwater for non-potable use, such as landscape
irrigation.
Action: Establish incentives for sustainable development.
Strategy: Promotion of the use of salvaged, recycled or locally produced materials whenever possible.
Strategy: Evaluation of the establishment of Eco-districts within the County.
Strategy: Promotion of green building standards and green building.

8

4.2 Recommended Countywide Design Guidelines
A. Building Placement and Design
1. All development should include a site design that is compact and makes buildings the prominent feature of
the site as viewed from adjoining/adjacent roads, especially along major thoroughfares. Site design and
development should strive to minimize site disturbance and minimize removal of existing, viable vegetation.
2. It is desirable to have civic, open spaces, green spaces, and vegetation to separate parking lots from buildings
and areas for human activity. Civic spaces and green spaces are encouraged to have public art enhancements.
3. Buildings within larger multi-building developments should exhibit a unity of design through the use of similar
elements such as rooflines, exterior materials, facade treatments, window/fenestration arrangements, sign
location, and architectural styles and details.
4. Large freestanding stores, retail centers, commercial centers, and restaurants should be encouraged to
provide usable outdoor civic or public spaces.
5. Required drainage and stormwater management facilities, such as holding basins, drainage swales, and
culverts should be incorporated as features into the site design of the project, to the extent possible. Natural
drainage features should be conserved to the greatest extent possible, minimizing impervious facilities to the
extent technically feasible.
6. Building massing and walls should be varied to break down the scale of large buildings and commercial/retail
centers. Long, flat facades are strongly discouraged. It is desirable that building facades should incorporate
wall relief, recesses, off-sets, angular forms, or other features to avoid presenting a "blank side" to
neighboring properties.
7. Pitched, mansard, and other distinctive roof forms are strongly encouraged.
8. Rooftop mechanical equipment should be screened. Preferably, screening should be incorporated into the
roof form. Ground mounted mechanical equipment should be screened.
9. High traffic non-residential buildings should incorporate continuous arcades over the front walkway to
provide weather protection for shoppers and create a pedestrian-oriented environment.
B. Circulation, Parking, and Loading
1. All development should strive to create inter-parcel connectivity for pedestrian and vehicular circulation to
increase pedestrian activity and decrease vehicular traffic on roadways necessitated by broken inter-parcel
connections.
2. Pedestrian traffic, internal to non-residential centers, should be provided with a safe travel route from the
parking area to the building with a demarcated pathway and clear directional signage. Trees and other
plantings should be provided along the walkway.
3. Sidewalks should be provided to all development to accommodate benches, bikes, strollers, trees, and
planters.

11

4. Parking areas should be visually screened from adjacent streets and residential areas by heavy landscaping,
depressing the parking area, and/or by constructing earthen berms.
5. All loading and storage areas must comply with Zoning Ordinance regulations and must be screened from
adjacent residential areas by earthen berms, masonry walls, permanent wooden fencing, or dense
landscaping.
C. Landscaping and Buffer
1. Large parking areas should be landscaped with trees and shrubs throughout to reduce the visual impact,
provide shade, and reduce the heat island effect or heat absorption of the parking area.
2. The street frontage of development should be landscaped with trees to help create a green edge on both
sides of the street.
3. Existing natural environmental features such as natural topography, hedgerows, mature trees, and berms
should be integrated into the landscape plan for non-residential centers, when feasible.
4. Non-residential buildings and parking areas should be sufficiently screened and buffered from adjoining
residential areas by distance, transitional uses, landscaping, and/or natural vegetation to mitigate the effects
of noise, lighting, and traffic on the surrounding residences.
5. Residential areas should be buffered from adjacent retail non-residential uses by trees, fences, and hedges.
D. Signs and Lighting
1. Signs for development should be developed as an integral part of the overall center design. A unified graphic
design scheme is strongly encouraged and in conformance with an appropriate regulatory framework.
2. Site and building lighting should reduce glare and spillage of light onto adjoining properties and streets.
Fixtures should be attractive site elements that are compatible with the architecture of the non-residential
activity centers.
3. Both lighting and signs should be designed for pedestrians, bicyclists, and vehicles.
Context for the Rural, Suburban, and Urban Policy Areas:
Rural: Analyze the impact a potential development may have on the landscape, considering not only appearance,
but practical considerations such as proximity to utilities and means of daily life. Development should respond to
the local context and reinforce the landscape’s character. Sustainability requires maximum consideration for
utilizing the landscape for benefits such as solar heat gain or shelter from wind. It is realistic and necessary to treat
buildings as objects in the landscape and give due attention to their form. Development should avoid locating
close to the road or removing natural shelters in order to “maximize presentation.” Bulky designs must be avoided
by breaking down the mass into smaller elements that follow natural contours. Developments should contribute
to rural place-making by working with site features, rather than simply attempting to place sub-urban design onto
the rural landscape. Rural integration additionally needs particular consideration as to the distance to local
facilities such as schools, shops, post offices, or recreational activities to limit travel distances.
Suburban/Urban: Analyze the impact a potential development may have on the urbanizing landscape, considering
not only appearance, but practical considerations such as proximity and quality of connections to utilities and
means of daily life or end-users. Development should respond to the local context and build and improve upon
12

regional character. Sustainability requires maximum consideration for utilizing the natural landscape for benefits
such as solar heat gain or shelter from wind. Dense areas of buildings should contribute to a hospitable
microclimate. Development should locate close to the road and avoid isolating itself on the site in order to
“maximize presentation.” The bulk of the design should be appropriate to the function of the development.
Developments should contribute to suburban place-making by working with site features rather than simply
attempting to land themselves into the community.

13

Appendix A: Sources
Loudoun County Zoning Ordinance
Loudoun County Energy Strategy, December 2009

14

Appendix B: Definitions
Design Guideline: A set of design parameters for development which apply within a design district, sub-district,
or overlay zone. The guidelines are adopted public statements of intent and are used to evaluate the acceptability
of a project's design.
Development Guideline:
A development guideline provides regulatory-level direction for a variety of land use decisions and establishes the
foundation for potential ordinance regulations. These will consist of many of the policies in the currently adopted
Revised General Plan that provide very detailed guidance for development approvals or to guide design of
developments, and are more aligned with zoning district and development standards that are traditionally
included in a land development ordinance (i.e., zoning or subdivision ordinance). Placing these policies in a
Development Guidelines Manual will allow for carrying forward relevant detailed land use policies with a goal of
appropriately incorporating them into a land development ordinance in the future.
Land Use Type:
Land Use Types provide different options for land development under the enduring Policy Area Growth
Management and broad Land Use Structure recognized by Loudoun County, specifically, the Suburban, Urban,
Transition, and Rural Policy Areas. Place Land Use Types provide more detail on the desired land uses and built
form for particular types of development while describe a variety of characteristics: recommended land uses,
relationship of uses (separated/mixed), mix of uses desired, street connectivity, density/intensity of use, height
and other elements. The Land Use Types are used to identify the appropriate application for the developable and
re-developable lands throughout the County. These are mapped in the Loudoun County Future Land Use Map to
assist in guiding future land development and capital facilities planning decisions for the County.
Quality Development:
This term refers to a broad area of topics related to the visual and physical qualities that new development should
possess, such as sensitive integration of the natural and environment, pedestrian and bike friendly environments
that promote activity and connectivity in spaces between buildings and developments, accessible and connected
parks and open spaces, context sensitive site and building design that promotes compatibility between adjacent
developments and land uses, and well-designed architecture that promotes visual appeal and interest throughout
the County.

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Envision Loudoun 2040
I.

Chapter 1

INTRODUCTION

The purpose of Envision Loudoun 2040, Loudoun County’s new comprehensive plan, is to set
forth the community-based vision for Loudoun’s future and to serve as the Board-adopted policy
document that will:
1. Guide public decision-making related to public and private land development proposals;
2. Guide the future actions of our community in addressing the County’s most pressing
challenges;
3. Serve as the foundation for planning for future service and facility needs;
4. Coordinate planning efforts between Towns and adjacent jurisdictions; and
5. Guide annual work plans for County Departments
Loudoun’s 2001 Revised General Plan has been very successful in accomplishing the
community’s vision, which at that time, was as follows:
“At the start of this new millennium, we, the Loudoun County Board of Supervisors (BOS),
envision Loudoun County as:
•

a prominent, sustainable community;

•

at the global crossroads of the information technology industry and with a vibrant rural
economy;

•

preserving our historic and environmental heritage and the character of our towns and
neighborhoods;

•

fostering a strong sense of community, with robust economic, educational and recreational
activity, recognized as a superb place for families and individuals to live, learn, work,
worship, invest and visit.”

Conditions in the County have significantly changed since the last major comprehensive planning
effort. Changing conditions include a shrinking supply of land designated to accommodate future
residential development, new demand for urban type development, continued population growth,
and new planned transit expansions. These changing dynamics necessitated the County consider
updates to the Comprehensive Plan and new planning policies to guide the County into the future.
The Envision Loudoun 2040 vision and goals below describe the County’s desire to continue to
emphasize what has led to Loudoun’s success while setting a new path forward to address
challenges that lie ahead.

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Our Vision
Loudoun County continues to flourish as a prosperous and inclusive community with a welldeserved reputation for great places—natural and built as well as historic and new—in a variety
of settings. The County will foster economic innovation, fiscal strength, and sustainability.
Our Goals
Shape: Make great places
Well-designed places providing a full spectrum of housing and employment options linked to
supporting commercial, entertainment, educational, agricultural, and recreation activity.
Compete: Be an economic force
An attractive economic environment that builds on existing strengths and fosters new, innovative,
and diverse business opportunities.
Connect: Bring people & places together
Efficient infrastructure networks that safely connect people to places within the community, to the
region, and to the world.
Sustain: Strengthen natural and historic assets
A well-functioning system of green infrastructure preserving natural beauty, open spaces, and
cultural assets to include agricultural land, natural, scenic and historic resources.
Support: Enhance quality of life
A community of diverse individuals united together to ensure that all residents enjoy a high quality
of life through vibrant, fulfilling, and healthy active lifestyles, celebrating all that is unique to the
County.
Within the various chapters included in Envision Loudoun 2040, policies, actions, and strategies
are set forth to achieve the vision and goals. For example, the Economic Development Chapter
addresses how our County can continue to be an economic force in the region while some of the
other goals may be achieved through policies in several of the chapters.

II.

Basis for the Comprehensive Plan

State and Local Code
The basis for the new General Plan and the accompanying Countywide Transportation Plan is
rooted in the Code of Virginia. Virginia Code Title §15.2-2223, states: “The local commission
shall prepare and recommend a comprehensive plan for the physical development of the territory
within its jurisdiction.” The County’s Planning Commission is responsible for preparing and
recommending to the Board of Supervisors elements of the County’s Comprehensive Plan. Within
statutory limitation afforded by the Dillon Rule, the County can manage development in
accordance with the land use policies of its Comprehensive Plan.

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State case law envisions strong links between a comprehensive plan, zoning and subdivision
regulations and the capital improvements program that establishes location, financing and timing
of local public facilities (Virginia Code Title 15.2-2239). This integrated planning approach is
expected to provide a growth-management strategy that will sustain local jurisdictions as they
grow.
Title § 15.2-2223 also states that ‘the comprehensive plan shall be made with the purpose of
guiding and accomplishing a coordinated, adjusted and harmonious development of the territory
which will, in accordance with present and probable future needs and resources, best promote the
health, safety, morals, order, convenience, prosperity and general welfare of the inhabitants,
including the elderly and persons with disabilities’ and may be composed of, but is not limited to:

III.

•

Designation of land areas for various types of public and private development and uses

•

Transportation plan that designates a system of transportation infrastructure needs and
recommendations

•

Designation of areas for ground water protection measures

•

Designation of historical areas

•

Designation of areas of urban renewal or other treatment

•

Designation of areas and implementation of measures for construction, rehabilitation and
maintenance of affordable housing

•

Capital improvements program, a subdivision ordinance, a zoning ordinance and zoning
district maps, mineral resource district maps and agricultural and forestall district maps,
where applicable

•

Designation of a system of community service facilities:
o parks, sports playing fields,
o forests,
o schools, playgrounds,
o public buildings and institutions,
o hospitals, nursing homes, assisted living facilities,
o community centers,
o waterworks, sewage disposal or waste disposal areas

RELATION TO COMPREHENSIVE PLAN DOCUMENTS

The County’s current Comprehensive Plan consists of several related documents, including the
Revised General Plan and amendments thereto, specific area plans, strategic plans and the Revised
Countywide Transportation Plan. The Comprehensive Plan provides guidance and policy for the
County and is implemented through zoning ordinances, subdivision regulations, legislative
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processes for land development, construction permitting and the physical act of constructing
facilities and infrastructure.
The 2001 Revised General Plan replaced the County’s 1991 General Plan as the “umbrella”
document for the County’s planning efforts. The revision process reinforced and refined
countywide goals and policies not only for the General Plan, but also for subsequent area plans.
In addition to area plans, the County also prepares specific service plans for essential County
facilities and services such as parks, libraries, and fire and rescue services. These plans, prepared
by various County agencies, establish detailed service level guidelines. The standards contained
in each of these service plans are referenced throughout the General Plan and are also an essential
part of the County's overall planning policy.
The County's Comprehensive Plan currently consists of the following components:
1. Revised General Plan (“Plan”) and Amendments
2. Revised Countywide Transportation Plan (CTP)
3. Bicycle and Pedestrian Mobility Master Plan
4. Strategic Plans:
a. Strategic Land Use Plan for Telecommunications Facilities
b. Countywide Retail Policy Plan Amendment
c. Heritage Preservation Plan
d. Greenways and Trails Policies
5. Small Area Plans
a. Arcola Area/Route 50 Corridor Plan
b. Route 28 Corridor Plan
6. Area Management Plans
7. Several outreach and study efforts in recent years can be drawn upon as a resource for
future planning efforts. These include:
a. Ashburn Community Outreach
b. Dulles Community Outreach
c. Potomac/Sterling Community Outreach
d. Retail, Entertainment &Culture Cluster Study
The Loudoun County’s new General Plan supersedes and deems the following Comprehensive
Plan components obsolete:
1. Revised General Plan (“Plan”) and Amendments
2. 2010 Revised Countywide Transportation Plan (CTP)
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3. Bicycle and Pedestrian Mobility Master Plan
4. Strategic Plans:
a. Strategic Land Use Plan for Telecommunications Facilities
b. Countywide Retail Policy Plan Amendment
c. Greenways and Trails Policies
5. Retail, Entertainment &Culture Cluster Study
6. Retail Plan
The Heritage Preservation Plan, Arcola Area/Route 50 Corridor Plan, Route 28 Corridor Plan
remain in effect and are incorporated in the new Comprehensive Plan by reference.
In the future, the County will seek to grow and modernize its compendium of planning resources
that will help shape the County by updating and enhancing existing strategic plans and developing
a new system for detailed planning for specific areas or geographies. As the County’s various built
and natural landscapes evolve, detailed planning, such as small area plans, will become increasing
important to retaining the unique environments present in Loudoun County.
IV.

Relationship of Envision Loudoun 2040 to the Revised 1993 Loudoun County Zoning
Ordinance

Envision Loudoun 2040 sets forth the community-based vision for Loudoun’s future and is a policy
document that provides guidance to the County’s decision makers regarding land development,
capital improvements and public programs. The Revised 1993 Loudoun County Zoning Ordinance
(Ordinance) actually establishes the rules governing the use of land. The Ordinance divides the
County into different zoning districts and spells out allowable uses for each district such as
agriculture, industry or commercial use. It includes texts that describe the rules for such things as
zoning districts and include a separate map showing the location and boundaries of zoning districts
and overlays.
The Ordinance regulations specify permitted uses on properties, establish the density and intensity
of development, and establish design parameters for developments. These regulations also provide
“entitlements” or certain rights of property owners to develop their property.
In contrast, Envision Loudoun 2040 provides guidance to decision makers regarding future
development or use of property; the Ordinance defines the actual regulations that apply to each
property in the County. Implementation of Envision Loudoun 2040 will require amendments to
the Ordinance. The process for Ordinance amendments is separate and independent of Envision
Loudoun 2040 and will occur after the Plan’s adoption.
V.

Characteristics of Envision Loudoun 2040:

In an effort for Envision Loudoun 2040 to be successful, the Plan is designed to be strategic, easyto-understand, overarching, and flexible. The Plan is designed to be user-friendly, while also
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providing enduring and useful guidance for decision-makers and the public. These characteristics
are instilled throughout the Comprehensive Plan as a means to ensure the Plan retains its
functionality over time.
1.

Strategic: The Plan must be economically feasible and rooted in the realities of changing
demographics, market realities, and fiscal soundness. The Plan should serve as a foundation
for economic prosperity for the County.

2.

Easy to Understand: The new plan should be highly illustrative, clear, concise, and easy to
use. To ensure ease of comprehension and availability, multiple formats of the plan should be
available for easy dissemination to the general public.

3.

Overarching: The plan should serve as a bridge between different functions and plans by
including a broad vision, goals, and objectives for the County. The plan should be integrated
with other relevant County’s plans and policies. It should be comprehensive enough to ensure
wide-spread implementation and instill confidence in its policies and goals.

4.

Flexible: The new plan must be adaptable, but enduring, in order to accommodate changing
technologies, demographics, and markets. The plan will be focused at the policy level and
will not be “ordinance-like” with precise criteria to follow.

VI.

USING THE PLAN

Plan Organization
Envision Loudoun 2040 is organized into eight chapters. Following the Introduction, Chapter 2
sets forth the major land use and land development guidance Countywide, for the Towns and Joint
Land Management Areas, for the Policy Areas that are generally recognized by the community as
an enduring growth management and land use structure. Chapter 3 contains policies related to the
County’s rich Environmental and Heritage Resources. Chapters 4 and 5 are devoted entirely to a
discussion of policies for Housing and Economic Development. Chapter 6 contains the policies
for the County’s Fiscal Management and Planning as well as policies for Capital Facilities and
Public Infrastructure. The final chapter of the Plan, Chapter 7, contains recommendations about
how the Plan will be implemented, including managing and updating the plan, an implementation
matrix, and how the County will pursue methods to measure the success of the plan over time.
The new General Plan also contains a useful set of appendices that include: useful terms and
definitions, more detailed information about the work of the Stakeholders Committee and the
Public Outreach process, as well as additional development guidance related to specific uses and
specific development conditions to be used in the review of legislative and land development
application processes.
Plan Guidance:
The Plan’s guidance is set out through:
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1. The Vision and Goals that provide the overall guidance;
2. Policy Statements that aid in providing specific guidance in decision making to achieve the
overall vision and goals;
3. Strategies that also aid in providing more detailed guidance for decision making; and
4. Actions that the County may take to make the vision and goals a reality (These actions are
provided within each chapter and are used in the development of the Implementation
Chapter).
VII.

Loudoun’s Planning and Policy Areas

Loudoun County is located in the northern section of Virginia, south of and adjacent to the
Potomac River, east of Fairfax County, and approximately 28 miles west of Washington DC. It is
bounded by Fairfax to the east, Fauquier and Prince William to the south and Clark County,
Virginia, Jefferson County, West Virginia to the west, and Maryland and the Potomac River to the
north. Mostly located in the Piedmont Physiographic Province, with a small strip in the western
portion of the County in the Blue Ride Physiographic Province, Loudoun County encompasses
approximately 517 square miles (330,880 acres) of level to gently rolling land. The elevation
ranges from 180 feet above sea level to 1,900 feet in the western portion of the County. County
drainage ways include the Potomac River, Goose Creek, Catoctin Creek, Dutchman’s Creek,
Broad Run, and Piney Run.
The core framework for land planning in the County is the designation of Policy Areas—Suburban
Policy Area, Transition Policy Area, and Rural Policy Area. These Policy Areas represent
Loudoun County’s diverse character.
The Suburban Policy Area is in the eastern portion of the County near Dulles Airport and towards
Washington, DC. The 60,000-acre Suburban Policy Area, as shown in the County’s
comprehensive plan, is the easternmost area where most of the residential and commercial growth
has occurred since the last plan adoption. Routes 7 and 28 have evolved into critical transportation
corridors that are contributing Loudoun County’s reputation as an international center for
technology, communications and global data management sectors. Given its connection to Dulles
International Airport, Route 28 is expected to continue play a major economic role for Loudoun
County as key location for on-going development.
The Rural Policy Area, which represents nearly two thirds of the County’s land area, is located in
the western portion of the County and is designed to preserve the agricultural, historical, and
natural heritage of Loudoun. The Revised General Plan states that the “Rural Policy Area land use
pattern and design strategy is fundamentally committed to retaining the rural area as an essential
asset of Loudoun County.” This includes the rich agricultural and rural heritage of crossroads
settlements, wineries, breweries, equine stables, abundant natural resources, and picturesque
landscapes.

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The Transition Policy Area is between the Suburban Policy Area and the Rural Policy Area, and
as its name implies is intended to be a land use transition between the two. The area is
predominantly residential, however there are some industrial spaces focused on quarry activity and
energy infrastructure. The land use policy vision for this area is implemented primarily through
protected open space and large lot or clustered developments.
These three Policy Areas are used to manage growth in a manner that is compatible with the
respective landscape and character of each area by influencing the effect of development
regulations and guiding the location, design, and timing of infrastructure investments. Envision
Loudoun 2040 maintains these established policy areas for land use planning.
With the County’s connection to the regional Metrorail network through the Silver Line extension
in 2020, the Urban Policy Area has been established through Envision Loudoun 2040. The Urban
Policy Area is intended to become a complete community that accommodates living, working,
shopping, learning, and playing in close proximity to Metrorail. This policy area will have a highquality public environment with accessible and connected spaces, and a rich mix of uses that give
a sense of place and distinctiveness. It will be an urban community with development types,
patterns, and densities that will create jobs, grow the tax base, and be fiscally sustainable.
Loudoun County’s seven towns exercise planning and zoning controls within their corporate
limits. In addition to the three growth Policy Areas, the County has partnered with several of its
towns to develop Joint Land Management Areas (JLMA) around the edges of the towns. The
JLMA is a joint planning area where Loudoun and each respective town sets the limits for
municipal water and sewer extension. The JLMA effectively serves as a growth boundary for each
town. The map on the previous page illustrates the boundaries of these Policy Areas.

VIII. DEVELOPING THE PLAN
PLAN CHARTER
On March 1, 2016, the Board of Supervisors unanimously approved the initiation of the New
Comprehensive Plan effort. The recommended first step in this initiation is to establish a “plan to
do the plan” or a Plan Charter. At the April 21, 2016 Business Meeting, the Board unanimously
endorsed the New Comprehensive Plan Charter 1, which outlined the process for development of
the New Comprehensive Plan for Loudoun County. Endorsement of the Plan Charter also directed
County staff to form two committees: (1) a 26 member Stakeholders Committee comprised of
citizens within the County representing the magisterial district geography of the entire county and
a wide range of industry/interest groups; and (2) the Staff Technical Advisory Committee (STAC)
comprised of County staff and other outside agencies such as Virginia Department of
Transportation (VDOT), Metropolitan Washington Airport Authority (MWAA) and utility
providers. The Board finalized appointments to the Stakeholders Committee for the planning effort
in June 2016.

1

Loudoun County Comprehensive Plan - Plan Charter

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The Stakeholders Committee, consisting of selected community stakeholder representing a broad
range of citizens, community groups and interests, has worked collaboratively with the County
Staff to develop the plan, plan policies and technical products. This multi-faceted, multidisciplinary Stakeholder Committee has also worked to balance of public and private interests, the
protection of valuable resources and so that the collective vision of the community is achieved.
Subsequently, the Stakeholders Committee held their first monthly meeting on June 21, 2016 and
met almost 40 times through July 2018 to develop and deliver a draft plan for the public, the
Planning Commission and the Board of Supervisors to consider. The STAC first met on June 13,
2016. Both committees will be continuing to meet and work on various aspects of the planning
process through 2017 and potentially into the early months of 2018.
The Plan Charter contains pertinent background information and broad existing conditions, a
preliminary list of the prominent issues the Plan should address, a description of the planning
process and schedule, the organizational structure, a description of the community outreach and
engagement strategy, and the role of consultants. The Plan Charter identified nine key planning
issues that were to be addressed in the New Comprehensive Plan and shaped the planning work
throughout the Envision Loudoun process:
• Economic Development
• Transition Policy Area
• Residential Housing Choice and
Diversity
• Redevelopment/Revitalization
• Suburban Policy Area

• Community Facilities and
Supporting Infrastructure
• Quality Development
• Fiscal Management
• Growth Management

The Stakeholders Committee explored and evaluated each of these topics and has attempted to
address them through policies, strategies and actions. Some of these topics are addressed through
an individual chapter or throughout many of the chapters.
(NOTE: Additional paragraphs will be added here to include the review and adoption phases for
the Planning Commission and Board of Supervisors.)
ENVISION LOUDOUN COMMUNITY OUTREACH & ENGAGEMENT
In order to achieve successful outcomes, an open, inclusive and accessible community outreach
and engagement process was implemented to provide ample opportunity for public participation.
The Community Outreach and Engagement Strategy has included three sets of community
meetings at different stages of the project and at strategic locations of the county based on
established planning priorities and issues. The outreach strategy relied heavily upon a range of
on-demand and remote outlets for electronic participation via web-based techniques (e.g. web
surveys, on-line visual preference surveys, or webpage comment boards).
The associated public input process was designed to achieve three goals:

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Openness and Inclusivity - This process was designed and facilitated so that everyone in
the community was comfortable engaging and sharing their ideas. It welcomed and respected the
diversity of experiences and opinions that make Loudoun unique.
Opportunity - The planning process was a key means to explore opportunities, such as,
creating “complete communities”. The process ensured the County moves forward to identify and
meet the challenges and embrace the opportunities of today and in the future.
Connectivity - The New Comprehensive Plan process was a County-wide initiative and an
opportunity to connect people and issues to consider for the future. The process was designed and
executed to motivate and facilitate deeper participation and connections with our neighbors and
fellow residents. The County is diverse with respect to development (rural, suburban, and urban),
varying points of view, and culture.
Public Input Round 1: Listening and Learning Community Outreach and Engagement
In 2016, six live, in-person meetings were held on November 7, 14, 15, 16 and December 5 and 8.
The sessions engaged participants in discussion questions through small group work sessions to
help identify the community’s ideas for the future of Loudoun County. Over 900 citizens and
stakeholders participated in the in-person Listening and Learning Workshops. An online forum
that provided the same activity and input opportunity was open from December 14, 2016 to January
11, 2017. Based final estimates, 600 to 800 additional participants offered input through the online tool. The public outreach effort resulted in more than 1, 400 people participating in these
events and the generation of 5,000 ideas for Loudoun County. The Listening & Learning Phase I
Input Summary Report can be found on the County’s website.
Public Input Round 2: Envision the Future Community Outreach and Engagement
The Envision the Future workshops were hosted both in-person and online through the project
webpage www.envision-loudoun.org. Over 800 people participated over the co