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Loudoun County Meetings

Planning Commission Public Hearing, September 22, 2026

Recommends denial: Dulles North Technology Park - substation rezoning, commission permit, and special exceptions, 4-3-1

2h 42m20,085 words
167 mentionspublic hearingapprovedzoningplanned developmentrezoningresidentialcommercialmotion to approvedensitycomprehensive planmotion to denydeniedindustrialrezoneland usemixed usesetbackLoudoun County, VA
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What happened

On September 22, 2026, the Planning Commission Public Hearing recommended denial of Dulles North Technology Park - substation rezoning, commission permit, and special exceptions (4-3).

The Loudoun County Planning Commission recommended DENIAL of Dulles North Technology Park (LEGI 2025-53, ZMAP 2024-17, Commission Permit 2025-9, Special Exceptions 2025-101/102), a ~25-acre BF Saul substation proposal off Route 28, on a 4-3-1 vote (Miller abstaining) against staf…

Meeting key facts
Jurisdiction
Loudoun County, VA
Governing body
Advisory (makes a recommendation)
Date
September 22, 2026
Decisions
6 zoning decisions
Outcome
Recommends denial, 4-3-1
Next step
Final board vote (pending)

Projects in this meeting (2)

Affordable Housing by Property Tax Exempt Religious and Nonprofit Orga

Recommended 9-0
Open this project

Dulles North Technology Park - substation

Denied 4-3
South of South Sterling Boulevard, west of Shaw Road, east side of Route 28, Sterling · Ben Wales; Curata; Brian Downey
Open this project
Project Report, $19

Free sample: decision 1 of 6

2026 Interim Additions to Agricultural and Forestal Districts

Two applications totaling 24 acres over two parcels: one addition to New Hillsboro and one to New Ebenezer Agricultural and Forestal Districts. In the Catoctin/Little River Districts. Approved 8-0-1 with Commissioner Jasper absent.

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Key Decisions (6)

Approved

2026 Interim Additions to Agricultural and Forestal Districts

Vote: 8-0-1Moved by Miller
Approved

Concord Village Center Land Bay N2A self-storage special exceptions

Vote: 8-0-16 conditions attachedMoved by Frank
Approved

Old Arcola Residential ZCPA

Vote: 8-0-12 conditions attachedMoved by Maduretti
Approved

Dulles Logistics ZCPA - FAR increase

Vote: 8-0-1Moved by Maduretti
Denied

Dulles North Technology Park - substation rezoning, commission permit, and special exceptions

Vote: 4-3-1Moved by Kearse
Approved

ZOAM 2026-4 Affordable Housing by Property Tax Exempt Religious and Nonprofit Organizations

Vote: 9-0Moved by Myers

Full write-ups and conditions for all 6 decisions in Pro.

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Zoning Changes (1)

C-1IP1.69 acres

Development Activity (4)

Concord Village Center Land Bay N2A self-storage

Commercial

Old Arcola Residential

Residential

Dulles Logistics Center FAR expansion

Industrial

Dulles North Technology Park substation

Infrastructure

Market Signals (4)

Infrastructure

Loudoun County continues to scrutinize data center substation applications heavily,…

Housing Demand

Loudoun County Public Schools reported declining enrollment with sufficient capacity…

Commercial Demand

Industrial/warehouse intensity is rising in suburban employment areas, with self-storage…

Infrastructure

The September 1, 2026 Board adoption of reduced 2025 capital…

Agenda results

LEGI-2025-0043, Kincora Village Center Landbay N2A: SPEX-2025-0119 & SPEX-2025-0120… entitlement

Case LEGI-2025-0043
Approved 8-0-1
freeApproved 8-0-1moved by Frank6 conditions of approval

6 recorded conditions. Full condition text is available in Pro.

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LEGI-2026-0008, Old Arcola Residential: ZCPA-2026-0005 (Dulles) Project Manager: Matt… entitlement

Case LEGI-2026-0008
Approved 8-0-1
freeApproved 8-0-1moved by Maduretti2 conditions of approval

2 recorded conditions. Full condition text is available in Pro.

Full write-up and conditions in Pro

LEGI-2025-0053, Dulles North Technology Park: ZMAP-2024-0017, CMPT-2025-0009… entitlement

Case LEGI-2025-0053
No vote recorded

ZOAM-2026-0004, Affordable Housing by Property Tax-Exempt Religious and Nonprofit… entitlement

Case ZOAM-2026-0004
No vote recorded

Who spoke

20 distinct speakers; 15 identified names.

All speaker roles: 5 Staff, 1 Chair, 1 Unknown, 8 Commissioner, 2 Applicant, 3 Applicant Rep.

Identified name roles: 3 Staff, 1 Chair, 8 Commissioner, 1 Applicant, 2 Applicant Rep.

Speaker sample: Michael Capretti, Applicant.

14 more identified names in Pro: 3 Staff, 1 Chair, 8 Commissioner, 2 Applicant Rep.

Full speaker roster in Pro

Meeting audio

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Zoning terms (17)

167 recorded timestamps

  • public hearing (32 timestamps)
  • approved (36 timestamps)
  • zoning (32 timestamps)
  • planned development (2 timestamps)
  • rezoning (8 timestamps)
  • residential (16 timestamps)

Decision moments (6)

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Go deeper on this meeting

6 recorded decisions, 8 conditions across 2 decisions. Available full write-ups are included with Pro for Loudoun County.

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