Loudoun County Planning Commission Public Hearing - February 24, 2026
Loudoun County Planning Commission Public Hearing - February 24, 2026
The Loudoun County Planning Commission held a public hearing on February 24, 2026, to consider three legislative applications: a residential driveway within the Mountainside Overlay District (MOD), a utility substation, and a child care center. The Commission voted to approve the first two items and denied the third after extensive discussion on traffic and safety concerns.
Public Comments & Testimony
- Duvall Property: One speaker (Tom Moeller) expressed support, noting the applicant's conscientious stewardship. One speaker (JT Hornyak) opposed the project, citing concerns about natural springs, erosion, and setting a precedent for development on conservation easements.
- Aspen Substation: One public comment was received (not read aloud) expressing concern about encroachment on the Washington & Old Dominion Trail; staff clarified that no encroachment would occur.
- Fleetwood Road Child Care Center: Multiple residents from the adjacent Meadows community spoke in opposition, citing severe existing traffic congestion, safety risks for children, inadequate road infrastructure, and outdated traffic studies. One speaker (Ben Keathill, HOA president) noted that the community had engaged with the applicant but remained concerned about traffic.
Discussion Items
- Duvall Property (LEGI-2025-0041): Staff presented three special exception requests to allow a private driveway within the MOD, citing steep slopes and sensitive soils. The driveway would provide access to a future home on a 44.6-acre parcel with a conservation easement. Staff recommended approval with conditions, including relocation of an existing structure and revegetation. The applicant (James Kirk) explained that the driveway alignment was necessary to meet grade requirements and that the building envelope was fixed. Commissioners discussed the existing logging road, the feasibility of moving the structure, and the driveway surface (permeable gravel).
- Aspen Substation (LEGI-2024-0038): Staff presented three special exception requests for a utility substation on a 34.32-acre site near Bolin Park and the W&OD Trail. The substation is part of Dominion Energy's Northern Virginia reliability plan. Staff recommended approval with conditions including a 20-foot solid screen wall, tree conservation, and pollinator habitat. The applicant (Jack Story) noted the substation would be gas-insulated and sited under existing transmission lines. Commissioners asked about visibility from the trail and park, and confirmed the existing pond would be reconstructed for stormwater.
- Fleetwood Road Child Care Center (LEGI-2023-0104): Staff recommended denial, citing incompatibility with the transition large lot neighborhood place type, inadequate road infrastructure, traffic safety concerns, and excessive signage. The applicant (Michael Romeo) argued that the use is appropriate given residential growth in the area, that the zoning ordinance permits child care centers in TR districts, and that VDOT did not warrant a turn lane. He offered to accept most conditions but opposed limiting enrollment to 100 children, installing a turn lane (not feasible without road upgrades), and a noise attenuation wall. Commissioners questioned the traffic study methodology, noted the intersection of Route 50 and Fleetwood Road already operates at failing level of service (LOS E/F), and expressed concerns about the lack of funding for road improvements.
Key Outcomes
- Duvall Property: Motion to forward to the Board of Supervisors with a recommendation of approval, subject to conditions dated February 17, 2026, and amended to allow relocation of the existing structure prior to occupancy permit rather than grading permit. Passed 8-0-1 (Commissioner Banks absent).
- Aspen Substation: Motion to forward to the Board of Supervisors with a recommendation of approval, subject to conditions dated February 11, 2026. Passed 6-0-3 (Commissioners Banks, Miller, Myers absent).
- Fleetwood Road Child Care Center: Motion to forward to the Board of Supervisors with a recommendation of denial based on findings in the staff report. Passed 6-0-3 (same absentees).
Meeting Transcript
Good evening, everyone. The February 24th, 2026 Loudon County Planning Commission public hearing will now come to order, as is our custom. Let us stand for the Pledge of Allegiance. And to the Republic for which stands one nation. 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 p.m., please confirm your name is on the speaker list as public comment sign up closes at twelve noon. Indicate your name and the agenda item you want to address. Each speaker, whether speaking on behalf of an organization or as an individual, will have three minutes. Thank you. Maybe this way, nope. For myself, on February 17th, I met with Kathleen Lunar Jack Story, John Mole Mulligan and Laura Meadows regarding the Aspen substation application. And on uh February 18th, I met with uh Mike Romeo and Chris Avery regarding the Fleetwood Road Development Application. All right, our first item tonight is LEGI 2025-41 Duval properties, special exception 2025-114, special exception 2025-115, and special exception 2025-11. Thank you, Mr. Chair. Well, Matt gets set up. I would like to introduce Matt. So Matt, this is Matt Kessler. We comes to us from the city of San Diego. So we stole him from San Diego, but uh he's been here for about seven months. And this is uh his first application before the commission. Welcome. Weather is much nicer here, isn't it? I am still in the adjustment period. We already joined the meeting, Amanda. Can close it? Okay. And just oh, there you go. Go for it. All right, good evening. My name is Matt Kessler with the Department of Planning and Zoning. Here to present this application for the Duval property. As of 5 p.m. today, staff has not received any public comment. The subject property is located north of Route 7 in the western portion of the Catocton election district near the West Virginia border, which can be seen here on the left side of the vicinity map. The site is approximately 44.6 acres in size, zoned AR1, and is largely undisturbed with dense mature vegetation. The site currently contains a small shed and detached deck. Tree crops lane, the road that provides access to the property, bisects the site from north to south. The applicant requests three special acception requests to allow for the construction of a private residential driveway within the mountainside overlay district or MOD. All three requests are for MOD regulations and stem from two main triggers: very steep slopes and sensitive soil types. It should be noted that while this application is for a residential driveway, the home itself is to be built at a future date and it is not within the scope of this application. This annotated specs plat shows the location of the MOD features and proposed improvements. The bright yellow line snaking up the hillside to the left of Tree Crops Lane shows the proposed driveway leading to the future residence. The sensitive soils are located within the pink highly sensitive MOD overlay, which covers the majority of the property. The red cross-hatched areas show locations where the driveway would cross patches of very steep slopes, which is defined as grades that exceed 25%. The location of the home and driveway are further limited by the existence of a conservation easement across the property, which limits development to the building envelope shown in orange. The rural north place type considered single family residential development a complementary use. The proposed driveway provides a necessary access for this use and is consistent with the rural low density character of the surrounding area.
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