Loudoun Planning Commission advances data‑center rezoning, Franklin Park expansion, substations and park and land‑use items

The Loudoun County Planning Commission met Sept. 23 and took action on a wide set of land‑use items, forwarding several cases to the Board of Supervisors and approving county projects. Highlights included forwarding the Cochrane Tech rezoning and multiple special exceptions (including a proposal for an on‑site utility‑scale energy storage facility) to the board with conditions; approving a commission permit and forwarding Franklin Park West to the board; endorsing an Auto World substation plan; and moving forward multiple other zoning updates and amendments.

Why it matters: The votes affect where Loudoun will locate industrial uses, how the county regulates battery energy storage near waterways and residences, how the county expands an existing regional park west of Franklin Park, and where utility infrastructure will be sited to serve regional growth, including data centers. Several items prompted public comment and technical scrutiny on safety, traffic and environmental protection.

Cochrane Tech (data center + battery storage) Staff and the applicant presented a rezoning to IP (Industrial Park) for a 17.5‑acre property east of Cochrane Mill Road that would allow a data center and a separate, utility‑scale energy storage facility on a portion of the site. Staff’s recommendation was generally supportive with conditions to limit potential hazards and improve compatibility: the zoning conditions recommended a prohibition of lithium‑ion battery chemistries, a 200‑foot setback from any residential property line for the storage facility, limits on equipment size and placement on gravel pads with a five‑foot perimeter for fire access, screening and noise mitigation measures, and a restriction on use of an existing residential driveway for construction traffic.

Dominion’s local fire marshal participated in the hearing and told the commission that, following guidance in NFPA‑855, the county fire service was comfortable with the applicant’s non‑lithium approach and with site measures such as containment, distancing and sprinkler/suppression systems. The applicant said it would prohibit lithium and use a graphene‑based technology; the applicant and its energy‑technology representative described the system as an electrochemical/graphene storage approach they said has lower thermal‑runaway risk than lithium. Resident and environmental comment emphasized concerns about grading near Goose Creek and water quality. Emily Johnson of the Piedmont Environmental Council told the commission that "The development would require significant grading just beside Goose Creek an already impaired waterway," and urged the commission to use the case to refine county procedures for battery storage.

Commission discussion ranged from technical questions about how the county verifies manufacturers’ safety claims to requests for more detail on setbacks, noise and decommissioning. The commission voted to forward the application to the Board of Supervisors with conditions (recorded vote: motion carried 7‑0 with Commissioners Banks and Jasper absent). Staff and the applicant will continue technical review ahead of the Board’s consideration.

Pantovich rezoning (Arcola area) The commission debated a rezoning to extend IP uses onto two parcels at the Arcola/Bridlefield area, with the applicant agreeing to multiple proffers and to proffer out a set of the highest‑trip generating uses requested by staff. Neighbors and the Piedmont Environmental Council reiterated concerns that continued extension of industrial zoning toward established subdivisions fragments the suburban neighborhood place type and increases pressures on nearby residential areas.

After extended questioning about trip generation and buffer commitments, the commission approved forwarding the rezoning to the Board of Supervisors: motion carried 5‑2‑2 (commissioners Madaretti and Frank opposed; one commissioner absent). The applicant agreed to cap trip generation tied to a 164,000‑square‑foot “flex” buildout and to proffer out certain heavy uses. Commissioners emphasized that traffic and buffering commitments should be monitored during site plan review.

Commonwealth Center Motor Club (Commonwealth Center parcel) The commission considered a proposed 129,000‑square‑foot private car club/convention facility at Commonwealth Center (two development options were shown). Staff said option A (which respects a 100‑foot modified building and parking setback from Route 7) could be supported; option B (which encroaches on that setback) would require a zoning concept plan amendment (ZCPA) and an additional public hearing. The applicant agreed to record a shared‑parking agreement with the adjacent XCal shooting range/fitness facility and offered a condition to coordinate events to avoid simultaneous peak demand. The commission voted to move consideration of the related ZCPA/minor special exception to the Nov. 20, 2025 planning commission meeting to allow completion of the legislative step.

Franklin Park West (county park expansion) The commission approved a county application to rezone and adopt a commission permit to expand Franklin Park westward to include Sleeter Lake and adjacent parcels. The plan emphasizes passive recreation, a 2.5‑mile natural‑surface trail network, five picnic pavilions (two with restrooms), tree conservation zones and soil‑hotspot remediation in areas of former orchard use. Staff recommended conditions requiring cultural resources surveys and soil‑hotspot mitigation. Commissioners and town staff said they will hold an outreach meeting with immediately abutting residents before the Board hearing. The commission approved the commission permit and forwarded the rezoning and special exception to the Board of Supervisors.

Auto World substation (dominant utility infrastructure item) Dominion Energy’s proposal for a combined air‑ and gas‑insulated substation on Auto World Circle was forwarded to the Board of Supervisors with conditions. The applicant proffered to eliminate other industrial uses on the parcel, proposed a 12‑foot precast architectural screening wall to match the Paragon Substation across the Washington & Old Dominion Trail, and agreed to additional tree conservation and invasive‑species control measures. The proposal is sited adjacent to existing transmission and data‑center infrastructure; staff asked the applicant to add screening along Auto World Circle, and the applicant agreed to continue working with staff to finalize some conditions. The commission voted to forward the plan to the Board of Supervisors with the agreed buffer and screening commitments.

Other actions and technical amendments - The Planning Commission recommended approval of amendments to the county Facility Standards Manual (FSM) to implement the 2023 zoning ordinance and updates in the Virginia Stormwater Management Handbook (staff noted the changes formalize interim technical standards and extend timelines for county‑prepared preliminary soils reviews). Staff and the FSM Public Review Committee said they had debated details of level spreaders, C‑factors, and the scope of an “existing conditions plan” for site plans; the commission recommended approval and forwarded the amendments to the Board. - Four interim additions to agricultural and forestal districts (4 parcels, 40.71 acres total) were recommended for approval and forwarded to the Board. - The commission recommended approval of the Claremont Farm Pond renovation special exceptions; the project exempts long‑standing farm ponds within the floodplain, consolidates and deepens ponds to improve livestock water supply and reduce algal blooms, and adds limited passive‑recreation access with boardwalks and a boulder retaining wall.

Votes at a glance (selected items) - AFD 2025 interim additions (4 parcels, 40.71 acres): recommendation of approval to Board of Supervisors. Vote: 7‑0, Commissioners Banks and Jasper absent. - FSM amendments (DOAAM 2025‑52): recommendation of approval to Board of Supervisors. Vote: 7‑0, Commissioners Banks and Jasper absent. - Cochrane Tech (rezoning to IP; ZMAP and multiple SPEX including energy storage): forwarded to Board of Supervisors with staff‑recommended conditions (see text). Vote recorded in transcript: motion carried 7‑0 (Commissioners Banks and Jasper absent). - Pantovich Rezoning (ZMAP for Panovich/Evergreen Meadows): forwarded to Board of Supervisors with proffers (applicant agreed to proffer out specific heavy uses). Vote: motion carried 5‑2‑2 (Commissioners Madaretti and Frank opposed; one commissioner absent as recorded in hearing transcript). - Commonwealth Center Motor Club (CCMC): commission agreed to consider a ZCPA/minor SPEX for setback encroachment at the Nov. 20, 2025 public hearing; transcript indicates the motion to continue was approved (meeting record: date set for 11/20/2025 public hearing; final roll call recorded in staff record). - Franklin Park West (rezoning/SPEX/commission permit): commission approved the commission permit and forwarded the rezoning and SPEX to the Board with conditions (outcome: approval forwarded to Board). - Auto World Substation (ZMAP/commission permit/SPEX): forwarded to Board with conditions; commission requested additional screening along Auto World Circle. Vote: motion carried as recorded. - Claremont Farm Pond renovation (consolidate and renovate two existing farm ponds, SPEX package): forwarded to Board with staff conditions to protect downstream water quality and require permeable pedestrian surfaces for floodplain paths.

What’s next Most legislative items will go to the Loudoun County Board of Supervisors for final action. Several items will require continuing technical work and tighter conditions during site‑plan review: traffic trip caps and circulation details on the Pantovich rezoning; the technical specifications, fire‑safety and storage chemistry documentation for the Cochrane energy storage facility; and coordination on the Commonwealth Center Motor Club ZCPA so the applicant can demonstrate the requested setback modification is acceptable to staff. The county staff and applicants indicated they will continue to refine conditions before the board hearings.

Community input and recurring concerns Speakers at the hearing repeatedly raised three themes: protection of water and downstream resources (particularly near Goose Creek and Sleeter Lake), the degree and placement of industrial uses near existing residential communities, and public‑safety questions tied to energy‑storage technology. The fire marshal and Dominion’s operations staff addressed safety and reliability questions in separate hearings; staff and applicants agreed to additional conditions or follow‑up reviews where technical detail remains outstanding.

Ending note Commissioners and staff repeatedly framed several of the evening’s decisions as technical milestones requiring follow‑up at the Board level or in site‑plan review rather than final policy shifts. Several speakers asked the Board to use pending cases—especially those that involve battery energy storage and substations—to clarify county guidance on siting, safety and long‑term maintenance.

Speakers mentioned in this report (selected): Allison Britton (Loudoun Planning & Zoning staff), Molly Novotny (applicant, Cochrane Tech), Stephanie Chow Brooks (Intel Energy, Cochrane storage technology), Kevin Federline (Fire Marshal’s Office), Emily Johnson (Piedmont Environmental Council), Abdallah Alkvalla (resident), Packie/Packy Crown (applicant representative, Pantovich), Diana Anthevong (PRCS project manager, Franklin Park West), Ben Wales (Claremont Farm Pond applicant counsel), Andrew Tall (Dominion Energy representative).