This text was taken from an email alert sent out on July 31, 2025. Sign up for email alerts →
Dear Supporter,
We hope your summer has been enjoyable so far and you’ve been able to take advantage of opportunities to get out in nature and slow down during these warmer months.
Not only have the months been warmer in Loudoun, but many issues are heating up, too. We have been tracking them all to understand and share the community impacts along with opportunities to speak up. This email is organized to cover highlights of key issues and some upcoming critical dates with links to more information for you to explore.
Here’s a quick preview of what is included in this update. Click the links to jump directly to a section, or simply scroll down for more:
Data Center Updates
Data centers continue to fill the agendas of local staff, planning commissioners and elected officials, with decisions being made monthly to add more data center buildings (to our 200+ already constructed or approved) and authorize supporting substation infrastructure, rezonings, and related planning decisions.
The current lack of available energy to serve data center demand is the primary issue in the news (including stories in The Washington Post, Bloomberg, and Virginia Mercury), but these development decisions also have major implications for Loudoun’s air and water quality. In addition, increasing greenhouse gas emissions from our expanding data center presence pose serious climate concerns.
Additional Data Center Applications Under Consideration
In the last month, the Board also approved applications for two data centers:
- Cross Mill – off Sycolin Road near Phil Bolen Park
- Arcola Grove – off Stone Spring Boulevard near Dulles Airport
In addition, three proposals will be reviewed and voted on at upcoming Board meetings:
- September 3 – Tuscarora Crossing Landbay 3 – The Board will decide whether to approve a gas insulated substation to serve the already approved data center off Crosstrail Boulevard, near residential areas (the Planning Commission had previously recommended denying a substation permit).
- September 10 – Luck Stone Cochran Mill – The Board will hold a public hearing for the proposed data center behind Bolen Park, on former quarry land.
- Date TBD – Concorde Industrial Park – The Board will hold a public hearing on the proposed warehouse redevelopment for data centers.
There are currently at least six other data center proposals in the legislative review process – four in Planning Commission review and one still in staff review, each of which would have unique negative impacts on Loudoun and therefore valid reasons to deny. In the Town of Leesburg, there is one other data center proposal under review.
Leesburg Planning Commission Holds Firm on Town Plan
On Thursday, July 17, the Leesburg Planning Commission voted to recommend denial of a developer-proposed Town Plan Amendment for 102 acres adjacent to a residential neighborhood, that would include data centers and flex warehouse buildings at the Route 7 gateway to Leesburg.
If approved, this would lay the groundwork and strengthen the developer’s rezoning application – currently under review – that mirrors the amendment.
Not surprisingly, residents in the Potomac Station and Sycamore Hills neighborhoods raised several concerns about the proposed change to the Town Plan and the Eastern Gateway plan, which envisions mixed-use residential, retail and office uses.
Next, the application will move to the Town Council for consideration and final vote.
Meanwhile, Board of Supervisors Approves Two More Data Center Projects This Month
At the Business Meeting on July 15, the Board of Supervisors voted narrowly to approve two more data center applications.
- Cross Mill Center (LEGI-2023-0064, approved 5-4) – With the approval, a hyperscale data center can be built at the corner of Evergreen Mills and Crosstrail Boulevard, next to Bolen Park, Segra Field and near Loudoun Soccer Park. With industrial uses to the south, the approval expands those uses into Leesburg’s southern and eastern periphery. This area contains important recreational and historical resources and nearby residential neighborhoods are being impacted.
- Arcola Grove Rezoning (LEGI-2023-0071, approved 5-4) – This previously approved data center has a revised layout that increases its square footage and now includes a new substation. The improvements make strides in data center design and include a GIS substation, which the Board found precedent-setting, but the substation will allow development – previously at a standstill without it – to move forward in this residential area.
What is a Gas Insulated Switchgear (GIS) Substation?
A GIS Substation is a type of electrical infrastructure that, like other substations, steps down power voltage from transmission for distribution. What makes it different is the use of gas-cooling instead of air-cooling. This allows for a smaller footprint (10-15% of traditional substations) and enclosed equipment that improves reliability and visual impact. However, upfront costs are higher and the system uses sulfur hexafluoride (SF6) gas, the most potent greenhouse gas known to date.
At Least Six Key Data Center Applications Are Currently Under Review
County staff are tasked with reviewing all application and evaluating them to make a recommendation to the Planning Commission at the start of the public process.
Spring Valley Tech Park (LEGI-2024-0074), currently under staff review, proposes a rezoning of 362 acres from Transition Residential to industrial park uses and includes three substations in its plans. Located in our county’s Transition Policy Area (TPA), it is north of Ryan Road, on the east side of Evergreen Mill Road. This application should be of great concern to all. The Planning Commission and then Board must hold firm in denying applications where they have not been envisioned.
The Planning Commission has two data center applications under review and has passed one on to the Board with their support:
Quantum Park (LEGI-2023-0097) would continue to convert the old Verizon campus, between Loudoun County Parkway and Waxpool Road, to data center uses. The proposed buildings are on top of the open space and stormwater pond features at the front of the site along with a GIS substation. On June 12, Quantum Park was forwarded to a future, undetermined work session for more discussion.
Cochran Tech Park (LEGI-2024-0037) would place data centers and a proposed utility scale battery energy storage facility along Cochran Mill Rd, next to the Goose Creek Club property on an environmentally sensitive site. On July 29, PEC staff testified during the Planning Commission Public Hearing about our concerns; the Planning Commission will take up discussion in September.
The Board of Supervisors has two data center applications under review and another queued up. They have also kicked off Phase 2 of the Countywide Data Center Amendment Project.
Concorde Industrial Park (LEGI-2024-0002) would convert existing flex warehouses, with current tenants, to data centers or more modern flex warehouses. On July 10, the Planning Commission recommended approval. Headed to a yet unscheduled Board of Supervisors Public Hearing, the outcome will be a gauge of the Board’s commitment to greater economic diversity given that flex industrial warehouses are the one other category of commercial demand aside from data centers.
Luck Stone Cochran Mill (LEGI-2023-0060), for a hyperscale data center behind Bolen Park, was deferred from its scheduled public hearing on July 9 until sometime in September. The quarry sold this parcel to Amazon and the rezoning application is being considered without a larger plan for quarry decommissioning at a later date.
Tuscarora Crossing Landbay 3 (LEGI-2024-0043) – On July 9, the Board reversed a May Planning Commission decision denying necessary commission permit for the substation. Now the Board is looking at the special exception application to add a partial-GIS substation on Crosstrail Blvd across from residential areas to serve the already-approved data centers. The Board will vote on it at their September 3 Business Meeting.
TLUC Settles Phase 2 Scope for County-Wide Data Center Amendment Project
Beginning with conversations in 2022, Loudoun staff has been drafting potential amendments to the county’s CPAM and ZOAM to update policies and standards for data centers and electrical substations. In March, the Board of Supervisors voted to approve the first phase of the project, requiring legislative applications for all data centers. In April, the Board initiated the second phase, encouraging higher performance standards.
On July 28, the Transportation and Land Use Committee (TLUC) of the Board recommended approval of a final scope for Phase 2 of the Data Center amendments project. The scope was based on guidance given to staff last September, with an added motion to add a Comprehensive Plan policy limiting further data center expansion in the Transition Policy Area. Staff supported the included performance standard requests but warned against changes that would hinder onsite improvements at existing data centers.
For more information on the Data Center CPAM/ZOAM, visit the Loudoun County project page here,
If you want to know the status of development proposals and county initiatives, check out PEC’s recently refreshed Development Tracker. (see below)
Newly updated! Loudoun Development Tracker
PEC maintains a Loudoun Development Tracker that monitors data centers and other development applications which could impact important natural, cultural and historic resources. You can reach out to my colleague, PEC Loudoun Field Representative Emily Johnson at [email protected] with any questions.
Energy Updates
Several transmission lines, proposed to serve Loudoun’s sprawling data center locations, are in various stages of consideration for routing alternatives. Visit our Loudoun County webpage for more information on these and future lines.
Take Action! Upcoming SCC Hearings on Golden to Mars Powerline
The State Corporation Commission (SCC) will hold two public hearings on the Golden to Mars powerline in Loudoun County in September (see below for more info). The hearings will take place on Thursday, Sept. 18 and Monday, Sept. 29 at 6:30 p.m. at Rock Ridge High School (43460 Loudoun Reserve Drive) in Ashburn.
Please attend the hearings and voice your opinion and/or submit your comments online now. More information will follow in a future email. Visit the SCC page to view all of the relevant documents and testimony on the case to date.
More Transmission Lines Coming to Loudoun
In 2022, Dominion proposed a three-segment loop to move power from the backbone line, just east of Leesburg to Data Center Alley. In 2023, the SCC approved the Wishing Star to Mars line, the first segment.
Aspen to Golden 500kV and 230kV line
Aspen to Golden is the second segment of this loop. In February, the SCC approved the proposed above-ground route to run down Route 7. The Board of Supervisors and Lansdowne Conservancy, who have both called for undergrounding the line, have appealed the SCC decision to the Virginia Supreme Court, with opening remarks due on Aug. 8.
Golden to Mars 500kV and 230kV line
This segment completes the circuit, connecting the Golden and Mars substations. In March, Dominion submitted six alternate routes for the line, all of which would pass through nearby residential areas, impacting residents, LCPS schools and County parkland. HOAs have asked the School Board to continue its power line opposition and join the Board of Supervisors, which has already filed as an intervenor with the SCC in support of undergrounding the line.
Click to expand: Map of Ashburn, Sterling and Brambleton areas in Loudoun County. Blue line: Aspen to Golden. Purple line: Golden to Mars. Green line: 3A route variation (next to purple line, to the right of “Brambleton”). Yellow line: Mars to Wishing Star.
Morrisville to Wishing Star 500kV line
In May, we sent an alert on the newly released alternate routes for this 500kV transmission line project. Those routes would have taken new right of way and passed close to homes and over a public park in the Stone Ridge Area. Thankfully, following significant resident pushback and the quick response of Supervisors Matt Letourneau and Laura TeKrony, Dominion scrapped the routes, opting instead to ask the State Corporation Commission (SCC) for a rebuild along the existing right-of-way. The Board of Supervisors affirmed this preference on July 1.
PEC supports the Board’s position to utilize the existing corridor and thanks everyone who attended the virtual community meeting and submitted comments. Dominion expects to file with the SCC next month.
County-Wide Electrical Infrastructure Plan
On July 23, the Department of Planning & Zoning (DPZ) held a public meeting on a new Electrical Infrastructure Plan that will amend and update the Loudoun County Comprehensive Plan. DPZ explained their early-stage guidelines, which call for modernizing existing infrastructure, prioritizing colocation of transmission lines in existing corridors, minimizing impacts and improving natural and recreational uses.
PEC agrees that existing corridors are the right place to add capacity, while minimizing impacts, but also has grave concerns about the cost burden of these upgrades.
Online comments on Phase 1 of the Plan amendments will be accepted until Friday, Aug. 8. Visit the project website for more information and click here to submit your comments.
A step in the right direction!
On July 15, Board Supervisor Laura TeKrony and Chair Phyllis Randall introduced an initiative, Inclusion of Electric Transmission Line and Substation Information on Board Meeting Staff Reports for Certain Land Use Applications. It would provide key information on additional transmission line, substation and other infrastructure needs generated by proposed development and give the county a more accurate picture of the full scope of data center impacts when deciding whether to approve or deny applications for data centers. DPZ staff will come back to the Board at a future meeting with recommendations on the initiative for final approval.
PJM Approves Generator Usage as Pre-Emergency Load Management
With the local energy grid under immense strain, PJM, our regional transmission organization, implemented pre-emergency management measures to request participating data centers run their generators on peak load days. From June 23-25, data centers in Loudoun ran their generators for upwards of seven hours a day. The Tier 2 generators used by most data centers spew high levels of particulates, with serious health impacts, particularly for sensitive populations. This also hinders regional climate goals. Data centers have significantly increased Loudoun’s greenhouse gas emissions (GHG), contrasting with progress in other jurisdictions.
Coming soon: PEC is working with our partners to develop a public reporting form for residents to monitor when generators are active. This information will help demonstrate the environmental and air quality impacts of data centers, important for decision makers when weighing future additional data center development.
Transportation Updates
Bypass Plans Don’t Solve Route 15 Issues in Lucketts
Three years ago, the Loudoun County Board of Supervisors approved a widening of Route 15 to include a western bypass around Lucketts. Recently, on June 4, the Department of Transportation & Capital Infrastructure (DTCI) hosted its first public information meeting in Leesburg for the bypass portion of the project. In the meeting, they shared the results of their desktop alignment analysis and gathered input on the four proposed alignment options. With public comment now closed, the county will narrow down the project to two alignment options.
PEC has long opposed the notion of a bypass around Lucketts from a cost benefit perspective, as it doesn’t really solve the traffic problems and potentially creates new ones for residents, including negative impacts to two low-income neighborhoods. Widening Route 15 and increasing the speed of travel also risks increasing the severity of traffic accidents, rather than improving safety for local residents.
The Lucketts Bypass is part of a broader corridor plan for U.S. Route. 15, from Leesburg to the Maryland state line, which consists of six projects.
Worth a Read: LWC Assessment of Bypass Alignments
Our partner, the Loudoun Wildlife Conservancy (LWC), published an excellent write-up on concerns with all four of the proposed alignments. They recommend revising the study area to identify new options.
Take Action! Opportunity for Input at Upcoming Meeting
On Wed., Oct. 8, 2025 from 6:00 – 7:00 p.m., Loudoun County will hold a second in-person meeting at the Lucketts Community Center (42361 Lucketts Road, Leesburg) on the remaining two alternatives. After the meeting, DTCI staff are expected to recommend a single bypass alignment to the Board of Supervisors in early 2026. For more information on the bypass project, visit the Loudoun County project page.
Western Loudoun Updates
Western Loudoun Rural Uses and Standards (WLRUS)
In June, we sent an alert calling for members of the community to provide input on the fourth of eight Transportation and Land Use Committee (TLUC) stakeholder work sessions for updating rural regulations in Western Loudoun. These meetings bring together select residents, farmers and business owners, and the Transportation & Land Use Committee to give staff first-hand knowledge as they draft new language for the ordinance, which has not been fully updated in more than 20 years.
The July 16 meeting covered ABC licensed uses – including wineries, breweries, and distilleries – with the intent of minimizing offsite impacts to nearby residents, ensuring consistency of regulation, and continuing to support a vibrant rural economy. The discussion highlighted a need for greater enforcement, but many questions remained, so the outstanding issues are slated to be wrapped up at a future session on Nov. 5, allowing plenty of time for further input from the community to inform staff’s perspective on this issue. If you have not yet had an opportunity, please add your comments using this form on Loudoun’s page for this zoning amendment.
Update to the WLRUS Work Session Schedule
– Meeting 1: Liveries / Stables / Outdoor Recreation – Completed 11/21/2024 [view recording]
– Meeting 2: Ag Processing / Other Farm Related Uses – Completed 1/29/2025 [view recording]
– Meeting 3: “Value Added Agriculture” – Agro-tourism – Completed 4/24/2025 [view recording]
– Meeting 4: ABC-Licensed Businesses – Completed 7/16/2025 [view recording]
– Meeting 5: Mountainside Overlay District / Signage – Scheduled for 9/30/2025 – 5:00 p.m.
– Meeting 6: Bed & Breakfasts – Scheduled for 10/22/2025 – 3:30 p.m.
– Meeting 7: Food Service- Scheduled for 11/5/2025 – 5:00 p.m.
– Meeting 8: Outstanding Issues – Scheduled for 1/TBD/2026
For more information on the WLRUS project, visit the Loudoun County project page.
Water Resource Issues: Groundwater Adequacy
Groundwater levels appear to be falling in parts of western Loudoun, causing ponds and springs to dry up. This is a troubling trend in a part of the county where residents, farmers and other businesses all rely on groundwater for their continued well-being. For instance, historic villages are struggling with increasingly uneven and unpredictable groundwater supply. Paeonian Springs and Waterford are examples of villages that have experienced this issue, along with others.
The lack of available groundwater also stands to affect decisions made on future development. For example, this issue was at the forefront during a Planning Commission public hearing on July 29, about the Valley Commerce Center application, which comprises 1.3 million square feet of industrial warehouses just outside Purcellville. The complex would rely solely on well and septic and has the potential to impact nearby residential wells.
It is vital that the County understand the health and longevity of its water supply before this or any similar project can be fully evaluated and before solutions are proposed to supplement identified needs.
We encourage the county to undertake broad community engagement to understand the situation and allow for public input. Accompanying that outreach, it is essential that the county analyze its extensive groundwater database and identify further data needs. This two-part approach would help to restore confidence that the problems are being addressed fairly.
PEC will be engaged in this process and will work to support the continued viability of Loudoun’s rural community and lifestyle.
More broadly, we’re also concerned about the impact of increasing data center development and its impact on regional water supply.
On the Horizon
Floodplain Ordinance Amendments
County DPZ staff are working to amend the 2023 Zoning Ordinance to relocate floodplain regulations from an Overlay District in Chapter 5 to Chapter 6, where it is to be regulated as an environmental resource. Along with the change in how floodplain regulations will be administered, the ordinance update is intended to implement the 2019 Comprehensive Plan policy prohibiting active recreation in the floodplain.
The Zoning Ordinance Committee (ZOC) will be addressing this again during their Sept. 3 regular meeting focusing on the specific issue of active recreation in the floodplain. We strongly support this policy and will share more about our position as the amendment advances through the review process. You can submit public comments to ZOC either in person or prior to their meetings via email, at [email protected].
Thank you for your continued support and engagement on important community issues. Please let me know if there are other topics you’d like to see included in future updates and feel free to contact me and our Loudoun team with any questions.
Sincerely,
Gem Bingol
Loudoun County Senior Land Use Field Representative
540-347-2334 x7041
[email protected]
