With Rt. 28 Tax District Set to Expire, County Readies for Quick Zoning Changes
Loudoun County is preparing to change zoning regulations along Route 28 as a special tax district, which financed road widening primarily through data center taxes, is set to expire. The changes aim to bring properties previously governed by a 1972 zoning ordinance under stricter 2023 regulations, requiring Board of Supervisors' approval for new data centers. This move impacts controversial projects like Amazon's proposed data center at George Washington University's Science and Technology Campus.
The Route 28 Highway Transportation Improvement District, a joint effort by Loudoun and Fairfax counties established in 1987 to finance road widening, is set to expire on December 5 after its financial obligations were met ahead of schedule. Data center development significantly contributed to the district's revenues, with data centers making up almost 75% of the total taxable real property within the district in 2024, generating $11.7 billion.
Upon the district's expiration, Loudoun County plans to transition properties within the corridor from the 1972 Zoning Ordinance, which allowed data centers as a by-right use, to the more recent 2023 Zoning Ordinance. This change will require new data center applications to be approved by the Board of Supervisors, a significant shift from previous regulations. Supervisor Matthew F. Letourneau (R-Dulles) highlighted the district's success in funding infrastructure and accelerating debt repayment due to data center growth. However, community members have raised concerns about data center impacts, including noise, pollution, water, and energy demands.
Deputy County Administrator Danny Davis explained that the original district allowed property owners to remain under the older zoning for protection, but these protections will end with the debt payoff. This impacts current projects, such as Amazon's controversial plan for data centers on George Washington University’s Science and Technology Campus in Ashburn. Supervisor Juli E. Briskman (D-Algonkian) stated that applications submitted but not approved before December 5 will lose their prior entitlements, with the Board expected to vote on the zoning changes in January. Additionally, a revised advisory opinion from the county’s zoning administrator now states that data centers are not permitted as a principal use under the 1972 ordinance, only as an accessory use.