In a pivotal meeting of the Loudoun County Planning Commission, entrepreneur Chuck Kuhn presented his application for the Valley Commerce Center, a proposed industrial development on the previous Warner Brook property adjacent to Purcellville. The hearing, marked by a mix of support and opposition, concluded with the commission voting to enter a work session scheduled for September 11 at 6 PM, to further discuss the project.
Project Background and Community Reaction
The Warner Brook proposal has a long history, initially put forth in 2014 by the Warner family as a mixed-use development. Since purchasing the 118-acre property, Chuck Kuhn has shifted the focus to industrial use, proposing a “Valley Commerce Center” that would require rezoning to a Planned Development-Industrial Park (PD-IP). The project aims to diversify the local tax base without relying on data centers, featuring a self-sustaining design using its own well and septic systems.
During the hearing, 23 speakers voiced their opinions, with 13 opposing and 10 supporting the project. Concerns raised by opponents included potential increases in traffic congestion, water supply issues, and the suitability of industrial development near residential areas.
Purcellville Town Council member Caleb Stought emphasized the project’s inconsistency with the 2019 General Plan and the risks it poses to the community’s rural character. “Approving this rezoning risks undermining our community’s commitment to preserving its rural character and could set a precedent for future incompatible development,” Stought stated. He further added that “the Valley Commerce Center proposal fails to align with Loudoun County’s vision for the Purcellville JLMA, threatens our water resources, and risks exacerbating what are already significant traffic issues. I respectfully urge the Planning Commission to heed the staff’s recommendations and not to support it.”
Commissioner Jasper expressed skepticism, noting, “This is a 1.3 million square foot development in the middle of two residential neighborhoods in Purcellville, Virginia. For context, Loudoun Inova Hospital main building is 318,000 square feet, and the total development there, including the new tower, brings us up to about 700,000 square feet. So you are taking a development of that scale and sticking it into the JLMA outside of Purcellville, which is incredibly relatively low density development.”
Supporters, including local business owner Casey Chapman, argued that the Valley Commerce Center would fulfill a growing need for industrial space in Western Loudoun, bolstering local employment and economic growth. Chapman remarked, “It doesn’t destroy the American dream, it represents what the American dream is.” He also remarked “I fully endorse it, and I support it.” If it can’t be next to what is supposed to be Purcellville, the business hub of Western Loudoun County, then where else would you propose putting such uses?”
Casey also emphasized the strategic location of the proposed development, stating, “The proximity to an already existing commercial district and the county’s push for a robust tourism industry make this development a fitting addition to our community.” He added, “This project is critical for local businesses and service response times, and it supports the evolving needs of our area.”
The Warner Brook site, located in the previous Joint Land Management Area (JLMA), had been envisioned for light industrial use in past plans, such as the Loudoun County General Plan and PUGAMP.
In 2012, Purcellville sought to repeal the Purcellville Joint Planning Agreement with the county, known as PUGAMP. This decision removed the planned industrial use. In 2014, the Warner family initiated discussions with the town of Purcellville and local community members about a plan that would feature single-family homes, a commercial village with a town center and retail space, and an indoor recreation center. However, in 2018, the Purcellville Town Council denied this annexation request.
Kuhn’s proposal aims to maintain a low-density, community-focused aesthetic, with building heights kept below the maximum allowed. Despite these efforts, the planning commission expressed concerns about the project’s scale and the lack of detailed commitments regarding building design and environmental mitigation.
Vice Chair Miller emphasized the need for thorough evaluation of the water source’s suitability and potential alternative solutions, stating, “The question really becomes, is the water source on this property suitable for that? We are not hydrologists.”
The planning commission’s decision to enter a work session reflects the complexity of the proposal and the need for further analysis. Suggested action items include clarifying traffic and environmental mitigation strategies, enhancing community engagement, and providing more comprehensive details in future submissions.
With the Valley Commerce Center proposal moving forward, the community and planning commission will continue to evaluate its potential impact on Purcellville’s character and infrastructure. The upcoming work session will be crucial in determining whether Kuhn’s vision aligns with the town’s long-term goals and planning policies.