Loudoun County Planning Commission Public Hearing - January 28, 2026

The Loudoun County Planning Commission held a public hearing on January 28, 2026, to consider two legislative applications: the Concorde Industrial Park rezoning and special exceptions (returned after easement issues) and the Shiraz Farm LLP kennel special exception. A third item, the Aspen Substation, was deferred to February 24, 2026. The commission adopted the minutes of the December 18, 2025 public hearing (9-0), heard disclosures, and discussed administrative items including a letter to the Board of Supervisors and meeting room location.

Consent Calendar

• None. The consent calendar was not used; all items were discussed individually.

Public Comments & Testimony

• Concorde Industrial Park: Tia Eerman, speaking for the Piedmont Environmental Council, expressed opposition, arguing the application would replace much-needed flex industrial space with data centers, deepens economic dependence on data centers, and that building heights of 70-100 feet are too high. She supported commitments to use the adjacent stormwater facility and improve Indian Creek.
• Shiraz Farm LLP:
  • Dr. Amrit Kashtinani (personal capacity) spoke in support, describing a therapy dog donated by the Rudy family to her school and praising the dogs' temperament.
  • Bonita Parker (personal capacity) spoke in strong support, noting her family's 19-year relationship, three working dogs (one certified therapy dog, one bed bug detection dog), and the ethical breeding and socialization practices at Shiraz Farm.
  • One remote speaker (Christopher Rowe) was not connected; no other public comments.

Discussion Items

• Minutes Adoption: The commission adopted the December 18, 2025 public hearing minutes on a motion by Commissioner Banks, seconded by Commissioner Frank, passed 9-0.
• Disclosures: Commissioners disclosed meetings and phone conversations with applicants and stakeholders regarding the agenda items.
• LEGI-2024-0038, Aspen Substation: Deferred to the February 24, 2026 Planning Commission public hearing. The public hearing was opened and closed with no speakers.
• LEGI-2024-0002, Concorde Industrial Park (Sterling): This case returned from the Board of Supervisors due to easement issues related to an adjacent county-owned stormwater management facility. Two new minor special exceptions were added for buffer and screening modifications. Staff identified outstanding issues, but the applicant agreed to remove an unreviewed development option and commit to continued use of the county stormwater facility and clarify buffer boundaries. The commission discussed buffer details and the substation wall height. The applicant committed to a 15-foot wall (previously 12 feet). Public comment was taken. A motion to forward to the Board of Supervisors with a recommendation of approval, subject to the proffer statement dated January 16, 2026, and conditions of approval dated January 12, 2026, with an amendment to increase substation screening wall height to a minimum of 15 feet, was made by Chair Kears, seconded by Commissioner Myers, and passed 9-0 (Commissioner Jasper recused herself).
• LEGI-2023-0091, Shiraz Farm LLP (Little River): Applicant requested a special exception for a kennel with up to 50 adult dogs (over 6 months) on a 99-acre AR2 parcel, with a buffer reduction from 20 feet to 5 feet along the northern property line. Staff supported the application but sought guidance on the number of dogs given the reduced setback. The commission discussed the definition of kennel, the applicant's breeding, training, and adoption practices, and the isolation of the site (surrounded by large parcels, conservation easements, and agricultural uses). Public comments were overwhelmingly in support. A motion to forward to the Board of Supervisors with a recommendation of approval, subject to conditions dated January 13, 2026, and findings for approval, with corrections to hours (7 days a week), sidewalk (gravel or removed), and waste disposal wording, was made by Commissioner Jasper, seconded by Commissioner Combs. The commission added findings: that the special exception area is on one acre but the principal property is nearly 100 acres in conservation easement that cannot be subdivided and acts as a buffer; and that "training" in findings should be clarified to mean off-site training for dogs brought from elsewhere. The motion passed 9-0.

Key Outcomes

• Concorde Industrial Park: Forwarded to the Board of Supervisors with a recommendation of approval (9-0), subject to updated proffers and conditions, including a 15-foot substation wall.
• Shiraz Farm LLP: Forwarded to the Board of Supervisors with a recommendation of approval (9-0), subject to conditions and revised findings as discussed.
• Aspen Substation: Deferred to February 24, 2026.
• Minutes: Adopted (9-0).
• Administrative Items: The commission agreed to draft a letter to the Board of Supervisors requesting an annual planning session, using language from the annual report plus mention of "work plan and upcoming initiatives." The commission decided to continue holding work sessions in the Boardroom rather than the Dulles Room, accepting staff's recommendation due to logistical disruptions.