Here we go again, another try to annex 117-acres into the Town of Purcellville

By Valerie Cury

On Feb. 21, Purcellville Mayor Stan Milan, and Vice Mayor Erin Rayner, held a private meeting with Chuck Kuhn to discuss annexation of his 117.07-acre property. The meeting also included the town manager, the assistant town manager, the engineering department and the head of public works. Nine days later, Kuhn filed an annexation proposal with the town. Council Members Caleb Stought and Kevin Wright have also had a private meeting to hear about the annexation request. The reason two council members at a time met with Kuhn is because if there are more than two members of an elected body meeting at one time together, it would be considered a public meeting.

In October 2018, then Mayor Kwasi Fraser, along with a majority on town council, voted against a similar proposal (The Warner Brook Annexation proposal, under different ownership) to annex this property. In November 2020, Kuhn came before council with his presentation for possible annexation. At the time Fraser said that the proposal would be dead on arrival, as no one wanted it; therefore, Kuhn did not file an annexation request.

The property is on Purcellville Road across from the Mayfair Subdivision and is currently zoned Joint Land Management Area 3 (JLMA-3), which is one house per three acres. This currently permits 39 homes. 

Kuhn is asking to change the zoning to M-I Limited Industrial with 1,274,892 sq.ft of industrial. The uses allowed in this zoning district would be any use permitted by-right and any uses permitted by special exception or special use permit, under the M-I zoning district. Building height is 45 ft. however a building height of 60 ft. can be built as long as it is located at least 100 ft. from any lot line. The annexation proposal is called Valley Commerce Center.

There would be an estimated 4,297 weekday vehicle trips for the proposed industrial park, according to a VDOT memo dated Aug. 24, 2023.

Kuhn had also applied for a change of zoning, on this property, in the county to Planned Development Industrial Park (PD-IP). 

On Sept. 21, 2023 in a first referral memorandum from Loudoun County Planning and Zoning “Community Planning finds the proposed rezoning and development of a business/industrial park on the subject property is inconsistent with types of rural business, land development pattern, and design characteristics anticipated for the Purcellville JLMA Rural Neighborhood Place Type.

“The proposed business/industrial park is not in keeping with the types of low intensity rural business uses identified within the Purcellville JLMA Rural Neighborhood Place Type, nor does the use contribute to the rural character of the area.

“Community Planning finds the proposed rezoning request to allow the development of a business/industrial park on the subject property is not supported by the land use policies or design characteristics for the Purcellville JLMA Rural Neighborhood Place Type. 

“Community Planning cannot support the rezoning request due to fundamental conflicts with the land use and land development policies of the 2019 GP for the Purcellville JLMA Rural Neighborhood Place Type.” 

County planners recommended the applicant discuss a possible annexation or boundary line adjustment with the Town of Purcellville if Kuhn wants to continue to pursue “commercial and industrial uses.”

At the Feb. 27 Purcellville Town Council Work Session, Council Member Chris Bertaut said that the town has a 14-step process for annexation and the first step is a community briefing by the developer. “No part of the process involves the developer lobbying members of the governing body.”

“There’s no need for private meetings in advance of a presentation before the public of a proposed annexation unless we have a town council member majority who are openly disrespectful of citizens’ desires as expressed in our comprehensive plan.

“Our comprehensive plan is not a wish list; it is what the citizens have said they want and do not want for our town. 

“One thing that has come through loud and clear from that document is the Purcellville citizens do not want annexation,” concluded Bertaut.