OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Planning Commission Work Session & Public Hearing - March 24, 2026

Board of Supervisors & Planning Commission — Tuesday, March 24, 2026
BodyLoudoun County, Virginia
SessionBoard of Supervisors & Planning Commission
DateTuesday, March 24, 2026
StatusFILED
Video Record
0:00 / 2:24:05

Transcript — Verbatim
3:09

Good evening, everybody.

3:11

The March twenty-fourth, twenty twenty-six Allden County uh planning commission work session of public hearing uh will now come to order and as is our custom, let's stand for the Pledge of Allegiance.

3:47

We have uh minutes from the February twenty fourth, twenty twenty-six public hearing uh to approve and review.

3:55

Uh if you have had a chance to review them, I'll accept the motion.

3:58

So moved.

4:00

Second.

4:04

Any discussion on the motion.

4:06

No, okay.

4:07

All those in favor say aye.

4:09

Opposed.

4:10

That motion will pass eight zero one with Commissioner Frank absent for the vote.

4:15

Uh next up we have uh disclosures, and I will start to my right.

4:19

If you have any disclosures, please turn your light on.

4:22

Commissioner Jasper.

4:23

Um, I met yesterday, I met with um Bill Junda and Ernest Brown on the Tuscar Crossing uh project.

4:31

Um, and then on Monday, March sixteenth, I met with Supervisor Tacroni and the applicant team on the Leesburg Compressor Station.

4:42

All right, thank you.

5:01

Commissioner Motoretti.

5:03

Um I have quite a few here.

5:05

Um March 2nd, I met with the applicant team from Hoppy Happy Plus.

5:11

Um on Wednesday March 11th, I met with Mike Romeo and the applicant team from Foxgate mixed use application.

5:20

Um 12th.

5:23

No, not 12th 13th.

5:26

I met with uh SGC Ashboon um representative and the applicant.

5:33

Um March 17th, um I met with Bill Gender and uh Arni Brown uh regarding the Tuscarora crossing.

5:44

And on March 10th, I met with South Riding um intergenerational property and its applicant team.

5:53

Thank you.

5:54

All right, thank you, Commissioner Miggs.

5:56

Commissioner Myers.

5:57

Um I met with Friday virtually with uh Bill Genda regarding the Tuscan World application for the county.

6:04

Right.

6:04

Thank you.

6:05

Um for myself on March 16th, uh I met with Dominion uh applicant regarding the barrister substation application tonight.

6:12

On March 16th, I met with Bill Junda and Ernie Brown regarding the Tuscarora Land Bay D application.

6:18

And today I met with uh Ron Meyer about the SDC Ashburn One application and tour to data center under construction.

6:26

And that is all for myself.

6:29

All right, folks, so we're gonna start tonight with the uh work session item first, and then after completion of that, we will move to the public hearing agenda.

6:37

So with that, the uh first item we have is for work session is Ledgy 2024-59, Novec Demo substation, Commission permit 2024-10.

7:24

Good evening, my name is Aaron Fisher with the Department of Planning and Zoning.

7:27

I'm here today to present the application for Novec Demos substation.

7:33

As you know, the subject property is located at the northwest corner of the intersection of Belmont Ridge Road and our Cola Mills Drive and is zoned industrial park under the Loudoun County zoning ordinance.

7:44

The application is for a standalone commission permit to establish a public utility on approximately eight acres of the subject site.

7:58

On the screen, you see the proposed site layout you're familiar with.

8:03

When the application was originally heard by the planning commission in December, screening consisted of a 12-foot tall screen wall and enhanced vegetative screening.

8:13

At the February work session, the applicant added berming along both road frontages, increased the height of the screen wall to 16 feet, and placed the wall on a on the berm along our colour mills drive.

8:25

A stone masonry facade was also proposed.

8:30

Following the February work session, the applicant revised the substation screening measures in response to the commission's request for improved screening of the interior of the site to protect views from southbound Belmont Ridge Road, eastbound Arcola Mills Drive, and the Evermont Trace neighborhood to the north of the site.

8:50

The applicant expanded the 16-foot tall screen wall to enclose the entire substation and included a graphic of what the wall will look like, as you see on the screen.

9:01

And additionally, proposed to dedicate a tree conservation easement to the county for the forested areas flanking the north side of the substation.

9:10

After the packet was published last week, staff received feedback from the county attorney's office that it would be best for this commitment to include a time frame for dedication.

9:19

The plat was resubmitted yesterday and included a commitment to dedicate the easement prior to final site plan approval.

9:27

Staff finds the application updates consistent with 2019 general plan policies and supports a planning commission recommendation of approval of the commission permit.

9:37

Staff is happy to answer any questions.

9:39

All right.

9:40

Any questions for staff?

9:42

Just a clarification, please.

9:43

Commissioner Myers.

9:44

So now the entire surrounding is going to be the 16 feet, not just partials of it, correct?

9:50

The entire perimeter of the substation.

9:52

Correct.

Discussion Breakdown — Share of Meeting
Energy And Infrastructure█████████████████████21%
Zoning Regulations███████████████████19%
Land Use Planning██████████████████18%
Procedural████████████12%
Environmental Protection█████5%
Agricultural Operations████4%
Public Safety████4%
Community Engagement████4%
Public Engagement████4%
Summary of Proceedings

Loudoun County Planning Commission Work Session & Public Hearing - March 24, 2026

The Loudoun County Planning Commission held a work session and public hearing on March 24, 2026, to consider several land use applications including a substation, agricultural district withdrawal, a government warehouse, a compressor station, and data center-related special exceptions. The meeting began at approximately 11:00 AM (UTC) and included a work session item followed by six public hearing items. Votes were recorded with Commissioner Frank absent for all votes.

Consent Calendar

  • No consent calendar was present; all items were considered individually.

Public Comments & Testimony

  • Tuscarora Landbay 4 (Government Warehouse): Multiple residents spoke in opposition. Barbara Day (Tuscarora Crossing resident) expressed concerns about the loss of open space, noise, and traffic. Yassam Diab (resident) stated the community rejected the proposal at a prior meeting, citing safety risks from truck traffic near a playground and the incompatibility with the residential neighborhood. Emily Johnson (Piedmont Environmental Council) urged higher sustainability standards including rooftop solar and battery storage, more EV charging, and higher LEED certification. Online speaker Emily Spozar (resident) also opposed, citing safety concerns and the developer's willingness to pay for the facility if the substation was approved. Owen Newman (resident) argued the industrial use is non-conforming in a residential corridor and raised safety concerns about large trucks making wide turns into the site. Kwaja Ahmed (resident) highlighted a recent fatal accident involving a county vehicle and urged restricting the site to office use only.
  • SDC Ashburn I (Data Center): Emily Johnson (Piedmont Environmental Council) questioned why outdated 2019 standards were applied to a 2026 proposal and requested updated efficiency and sustainability commitments.
  • Eastern Gas Transmission Compressor Station: One public comment in opposition was received related to data center power usage, not specific to the compressor station.
  • Barrister Substation: No public comments were made.
  • Francis AFD Withdrawal: No public comments were made.

Discussion Items

  • Work Session – NOVEC-Deimos Substation (CMPT-2024-0010): Staff presented updates to screening including a 16-foot wall around the entire substation, berming, and a tree conservation easement dedication prior to site plan approval. The applicant (Gifford Hampshire, Blanke Shiping Keith) detailed the design changes in response to earlier commission concerns. Commissioner comments praised the improved screening. The commission voted to approve and forward to the Board of Supervisors (8-0-1).
  • Public Hearing – Francis Early Withdrawal from New Bluemont AFD (ALEGI-2025-0013): Staff (Rachael Iwanczuk) presented the request to withdraw 39.23 acres from the AFD to facilitate a conservation easement. The applicant (Jack Hanson) explained the easement process. Commissioners discussed the limited commercial activities allowed under the easement. The commission voted to recommend approval (8-0-1).
  • Public Hearing – Tuscarora Landbay 4 (SPEX-2025-0036): Staff (Tess Lynch) presented the request for a special exception to build a government warehouse and office facility for the Department of General Services. The applicant (Bill Junda, Gordon) described the use, traffic reduction compared to a school, enhanced buffering, and a commitment to restrict right turns to prevent cut-through traffic. Commissioners raised concerns about parking (480 spaces for 226 employees), hours of operation, the lack of a formal community meeting, the compatibility of the industrial use with the originally intended civic/school use, and the appearance of the fencing. The item was forwarded to a future work session (8-0-1) to address community engagement, parking, traffic, and building design issues.
  • Public Hearing – Eastern Gas Transmission Compressor Station (SPEX-2025-0053): Staff (Kristian Maldonado) presented the application to upgrade an existing compressor station within the existing compound. The applicant (Sherry Yaiken, McGuire Woods) detailed the project need, environmental mitigation, and noise controls (55 dB at property line). Commissioners had few questions. The commission voted to recommend approval (8-0-1).
  • Public Hearing – SDC Ashburn I (SPEX-2025-0031): Staff (Fayula Gordon) presented a special exception to expand a data center building footprint by 5,614 square feet, with a portion crossing a previous rezoning boundary. The applicant noted updated conditions including low-carbon materials and EV charging. Commissioners discussed the place type change from urban employment to urban transit center but supported the application given prior approvals. The commission voted to recommend approval with a friendly amendment to the findings (7-0-2, with Commissioners Frank and Miller absent).
  • Public Hearing – Barrister Substation (CMPT-2025-0004, SPEX-2025-0021, SPEX-2025-0023): Staff (Allison Britain) presented the substation application, noting compatibility concerns with the urban transit center place type and recommending enhanced aesthetic treatments. The applicant (Jack Story, Dewberry) described the 15-foot stone-textured wall and enhanced buffering. Commissioners debated the adequacy of the wall aesthetics; some found it acceptable given the industrial context, while others wanted more decorative treatment. The motion to approve the special exceptions passed 6-2-1 (Commissioners Myers and Jasper opposed; Commissioner Frank absent). The commission permit was then approved separately 8-0-1.

Key Outcomes

  • NOVEC-Deimos Substation: Approved (8-0-1) and forwarded to the Board of Supervisors for ratification.
  • Francis AFD Withdrawal: Recommended for approval (8-0-1) to the Board of Supervisors.
  • Tuscarora Landbay 4: Forwarded to a future work session (8-0-1) to address community meeting, parking, traffic, building design, and operational hours.
  • Eastern Gas Compressor Station: Recommended for approval (8-0-1) to the Board of Supervisors.
  • SDC Ashburn I: Recommended for approval (7-0-2) to the Board of Supervisors with amended findings.
  • Barrister Substation – Special Exceptions: Approved (6-2-1) with additional conditions for enhanced screening; Commission Permit approved (8-0-1).
  • Administrative: The April 9 work session was canceled. Commissioner iPads need migration by March 30.

Meeting Transcript

Good evening, everybody. The March twenty-fourth, twenty twenty-six Allden County uh planning commission work session of public hearing uh will now come to order and as is our custom, let's stand for the Pledge of Allegiance. We have uh minutes from the February twenty fourth, twenty twenty-six public hearing uh to approve and review. Uh if you have had a chance to review them, I'll accept the motion. So moved. Second. Any discussion on the motion. No, okay. All those in favor say aye. Opposed. That motion will pass eight zero one with Commissioner Frank absent for the vote. Uh next up we have uh disclosures, and I will start to my right. If you have any disclosures, please turn your light on. Commissioner Jasper. Um, I met yesterday, I met with um Bill Junda and Ernest Brown on the Tuscar Crossing uh project. Um, and then on Monday, March sixteenth, I met with Supervisor Tacroni and the applicant team on the Leesburg Compressor Station. All right, thank you. Commissioner Motoretti. Um I have quite a few here. Um March 2nd, I met with the applicant team from Hoppy Happy Plus. Um on Wednesday March 11th, I met with Mike Romeo and the applicant team from Foxgate mixed use application. Um 12th. No, not 12th 13th. I met with uh SGC Ashboon um representative and the applicant. Um March 17th, um I met with Bill Gender and uh Arni Brown uh regarding the Tuscarora crossing. And on March 10th, I met with South Riding um intergenerational property and its applicant team. Thank you. All right, thank you, Commissioner Miggs. Commissioner Myers. Um I met with Friday virtually with uh Bill Genda regarding the Tuscan World application for the county. Right. Thank you. Um for myself on March 16th, uh I met with Dominion uh applicant regarding the barrister substation application tonight. On March 16th, I met with Bill Junda and Ernie Brown regarding the Tuscarora Land Bay D application. And today I met with uh Ron Meyer about the SDC Ashburn One application and tour to data center under construction. And that is all for myself. All right, folks, so we're gonna start tonight with the uh work session item first, and then after completion of that, we will move to the public hearing agenda. So with that, the uh first item we have is for work session is Ledgy 2024-59, Novec Demo substation, Commission permit 2024-10. Good evening, my name is Aaron Fisher with the Department of Planning and Zoning. I'm here today to present the application for Novec Demos substation. As you know, the subject property is located at the northwest corner of the intersection of Belmont Ridge Road and our Cola Mills Drive and is zoned industrial park under the Loudoun County zoning ordinance. The application is for a standalone commission permit to establish a public utility on approximately eight acres of the subject site. On the screen, you see the proposed site layout you're familiar with. When the application was originally heard by the planning commission in December, screening consisted of a 12-foot tall screen wall and enhanced vegetative screening. At the February work session, the applicant added berming along both road frontages, increased the height of the screen wall to 16 feet, and placed the wall on a on the berm along our colour mills drive. A stone masonry facade was also proposed. Following the February work session, the applicant revised the substation screening measures in response to the commission's request for improved screening of the interior of the site to protect views from southbound Belmont Ridge Road, eastbound Arcola Mills Drive, and the Evermont Trace neighborhood to the north of the site. The applicant expanded the 16-foot tall screen wall to enclose the entire substation and included a graphic of what the wall will look like, as you see on the screen. And additionally, proposed to dedicate a tree conservation easement to the county for the forested areas flanking the north side of the substation. After the packet was published last week, staff received feedback from the county attorney's office that it would be best for this commitment to include a time frame for dedication.

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