Loudoun County, Virginia

Acoustic study of standby generator testing and cooling plant against the county noise standards. Noise is a recurring opposition theme and a redesign-and-re-review driver; the study is typically a condition of the special exception and is re-run if the generator or cooling spec changes.

Written plan for every statutory notice (newspaper advertisement, adjacent-owner mail, posting) with dates, text and proof of publication, assembled as an appeal-ready evidence file. A single defective ad voided the ~2,100-acre Prince William Digital Gateway rezoning in Aug 2025 after approval in Dec 2023; the county spent $1.7M defending it. Universal class: applies to every asset class that needs a public hearing.

Required pre-application conference with county staff before a special exception, rezoning or site plan filing. Establishes the application type, required studies (traffic, noise, fiscal) and the hearing track. Loudoun's process is the start of the statutory clock; nothing else files before it.

Universal class. A standing log where the owner records each requirement it intends to push back on, seek a waiver for, or consolidate across agencies, with the decision, who made it and the days saved estimate. Keeps procedural accretion visible and negotiable rather than silently absorbed.

Discretionary legislative approval with Planning Commission and Board of Supervisors public hearings. Loudoun eliminated by-right data centers in March 2025, so every new campus is a hearing item with conditions (proffers, noise, screening, phasing). Duration estimate covers staff review cycles and two hearing bodies; actual time depends on the hearing calendar and opposition.

Traffic impact analysis scoped with the county and VDOT for the entitlement application. Data centers carry low operating traffic but heavy construction traffic; the study scope is set at the pre-application meeting.

Statutory window for a challenge to the legislative approval to be filed. Lenders and most counterparties will not close until the approval is final and non-appealable. Virginia's window is commonly 30 calendar days from the decision; confirm with counsel for the specific action. Universal class.

E&S plan under the Virginia Erosion and Sediment Control Regulations, administered by the county. State threshold is 10,000 sq ft of disturbance; the county may apply a stricter one. Often sequenced late; put it on the schedule with the site plan.

Engineering site plan reviewed against the FSM and LSDO and the entitlement conditions: grading, utilities, stormwater concept, access, landscaping and lighting. Multiple review cycles are normal; each cycle is a re-submission. The Section 404 determination should be in hand so the limits of disturbance are final.

Post-construction stormwater (water quantity and quality) plan reviewed by Loudoun as the local VSMP authority under the Virginia Stormwater Management Program regulations. Required for land disturbance of one acre or more (state threshold).

Fire Marshal's Office review of energy storage / Li-ion UPS under NFPA 855 and IFC Ch. 12, bulk diesel storage under NFPA 30, clean-agent suppression and fire apparatus access. Interpretations vary by jurisdiction; secure them in writing early because re-review after a design change is common.

Phased building permit for foundations under the 2021 VUSBC, issued ahead of the full shell permit at the building official's discretion. Each phased permit is its own review cycle.

First of the phased permits. Requires approved SWM and E&S plans, VPDES construction general permit coverage and performance bonds. Lets mass grading start before building permits.

Full building permit for the shell. For generator fleets, VA DEQ Clarification 2025-03 limits what may be built before the air permit issues, so the air permit is a predecessor here. Fire marshal review of the generator yard, diesel storage and ESS must be complete.

Phased CO (or temporary CO) per building or data hall after all final inspections including fire. Tenant delivery milestones usually key off this document.

County electrical inspection of the service entrance and switchgear and the release ('cut-in card') to the utility. Energization depends on this release; it is on the critical path to the target milestone.

Mechanical, electrical, plumbing and fire protection permits under the VUSBC, typically per building or per data hall. Electrical permit is the path to the utility release.