Loudoun County Planning Commission Public Hearing - December 18, 2025
Loudoun County Planning Commission Public Hearing - December 18, 2025
Opening and Consent Calendar
The Loudoun County Planning Commission held a public hearing on December 18, 2025, at 11:00 AM (subject to adjournment by 12:00 AM). The meeting began with the Pledge of Allegiance and disclosures from commissioners regarding meetings and site visits related to agenda items. The minutes from the November 20, 2025 public hearing were approved by a vote of 8-0-1 (Chair abstained).
Public Comments & Testimony
- Item 1 (Rockland Farm AFD withdrawal): No public comment.
- Item 2 (NOVEC-Deimos Substation): Emily Johnson, representing the Piedmont Environmental Council, spoke in opposition, stating the substation's character and extent are misaligned with residential neighbors and that better screening or a gas-insulated substation (GIS) should be considered.
- Item 3 (Happy Paws K-9): Over 30 speakers provided testimony. Supporters (primarily clients) praised the business for exceptional care, flexibility for first responders, and positive impact on their dogs. Opponents (neighbors) cited noise, traffic, odor, and health risks from pathogens; traffic studies were disputed, and a neighborhood petition (55% of residents opposed) was referenced. Specific allegations included 20 citations issued by the sheriff over three days related to Happy Paws customers, and concerns about wastewater and setback reductions.
Discussion Items
Item 1: ALEGI-2025-0012 – Request for Early Withdrawal from New Rockland Agricultural and Forestal District (514.88 acres by Rockland Farm LLC)
- Staff presented that the withdrawal is for a conservation easement with Old Dominion Land Conservancy. One issue: potential termination of the AFD if the remaining 200-acre core is lost, but the next review is not until 2029. The Agricultural District Advisory Committee and staff recommend approval.
- Commissioners asked about the terms of the conservation easement and the number of allowable homes. The applicant stated the easement would follow typical standards (e.g., one home per 100 acres) and the Whites Ferry landing parcel would be excluded to preserve ferry potential. Commissioners expressed support for permanent protection.
Item 2: LEGI-2024-0059 – NOVEC-Deimos Substation (CMPT-2024-0010)
- Staff identified outstanding issues with visual screening of the 35-foot substation equipment, located less than 250 feet from residential and commercial uses across Arcola Mills Drive. A 12-foot screen wall and enhanced planting are proposed, but staff recommended increasing the wall height (e.g., to 17 feet) or adding berming. The applicant is willing to discuss alternatives, including raising the wall to 15 feet and attending a work session.
- Commissioners questioned the adequacy of screening, possibility of a GIS substation, and connection of sidewalks. No community opposition was noted. The commission voted to forward the item to a future work session (9-0).
Item 3: LEGI-2024-0012 – Happy Paws K-9 (SPEX-2024-0021 and SPEX-2024-0024)
- Staff recommended reduction in the number of dogs (currently proposed at 30, down from 35) and increased setbacks. The property is 3 acres in AR1 zone; the kennel operates in the home with outdoor play area. Staff noted 110 public comments (89 clients, 21 neighbors – 14 opposed, 7 in support). A previous similar kennel (Howl of a Good Time) was approved in 2012 with zero-foot setback but closed in 2017.
- Applicant presented operations: maximum 30 dogs exclusive of personal pets, 15 dogs outside at a time, limited outdoor hours (8-12 and 3-6), constant supervision, and conditions to waive ownership transfer. They committed to a work session to address intensity and setbacks.
- Commissioners debated scale: some favored denial (citing incompatibility and traffic/environmental concerns), while others supported a work session to gather data (e.g., health department input, animal control records, drain field capacity, and comparison with other jurisdictions). A motion to deny failed; a substitute motion to forward to work session passed 9-0.
Key Outcomes
- Item 1: Approved unanimously (9-0) to recommend that the Board of Supervisors approve the early withdrawal for good and reasonable cause, facilitating a conservation easement.
- Item 2: Forwarded to a future work session (9-0) to discuss additional screening measures (wall height, berming, potential GIS substation).
- Item 3: Forwarded to a future work session (9-0) to address scale (number of dogs), setback modifications, and operational standards. Commissioners emphasized the need for data-driven decisions and noted the precedent-setting nature of this land-use decision.
Administrative Items
The next work session (January 8, 2026) will focus on officer elections and meeting schedule approval; no legislative items are scheduled.
Meeting Transcript
Good evening and uh happy holidays, everyone. The December eighteenth, twenty twenty-five Loudoun County Planning Commission public hearing will now come to order, and as is our custom, let us stand for the Pledge of Allegiance. Members of the public who wish to comment on any item on the public hearing legislative agenda may do so. If you are in the boardroom, please fill out a speaker slip and hand it to the assistant deputy clerk of the planning commission at the end of the dais to my left. If you are participating electronically, please call the number at the bottom of the screen. If you signed up to speak after twelve thirty PM, please confirm your name is on the speaker list as public comment sign up closes after twelve noon. Indicate your name and the agenda item that you wish to address. Each speaker, whether speaking on behalf of an organization or as an individual, will have three minutes per the commission bylaws. A ten minute staff presentation followed by commissioner's questions to staff. A ten minute applicant presentation followed by commissioners' questions. After everyone has had a chance to speak, the hearing is closed. The applicant and staff will then have an opportunity to provide any responses to public comment. Any discussion on the minutes or the motion? All those in favor say aye. Aye. Aye. Any opposed? And I'll abstain as I was not in attendance at that meeting. I think we're all here. Eight zero one with uh myself abstaining. All right. Uh next item is disclosures. And I will uh start to my far right and work my way across. Uh I met with the applicant for the Novak substation on December tenth, well, with their counsel. Thank you. Commissioner Motoretti. On December 2nd, I went for the site visit for the happy boss uh canine site um along with that in Swiss Hell, my manner and the applicant. Thank you. I'm not doing this today. Commissioner Combs. Uh thank you, Mr. Chair. On December 16, I had uh a meeting with the Aaron Swiss Helm and the applicant regarding the happy pause application before us tonight. Thank you. None for me. None for you. Commissioner Frank. No, okay. Um for myself on uh December 2nd, I attended a uh happy pause community meeting. Um December 3rd, uh I had a phone conversation with Aaron Swisshelm regarding the happy pause. On uh December 10th, I attended a meeting um about an upcoming application, South Riding Intergenerational Residential with John McGranahan and Avi Gruel. On December 10th, I had a phone conversation with Aaron Swiss Helm regarding Happy Paws. December 11th, I met with um several residents regarding the Happy Pause application. And on December 17th, I had a meeting uh with the uh applicant for the uh Novak Demo substation that we have tonight. All right, our first item is allegedly 2025-12 request for withdrawal of land belonging to Rockland Farm LLC from the new Rockland Agricultural and Forestall District Good evening, Chair Kirst and Commissioners. I'm Rachel Evanchuk with the Department of Planning and Zoning. A LIG 2025 0012 is a request for early withdrawal from the New Rockland Agricultural and Forestal District, or AFD of 514.88 acres of land by Rockland Farm LLC. The New Rockland AFD currently contains 576.26 acres within five parcels. The withdrawal is requested to facilitate the establishment of a conservation easement with Old Dominion Land Conservancy. Early withdrawal is permitted under Virginia Code Section 15.24314 for good and reasonable costs.
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