Northern Virginia Campus — Demo
Data center · Loudoun County, VA · target energization 2029-06-3057 shown · 57 open of 57
| Code | Requirement | Authority | Source / clause | Trigger | Owner | Status | Due | Days | Veto |
|---|---|---|---|---|---|---|---|---|---|
| DEQ-AIR-SCREEN | Generator fleet emissions inventory and permit pathway determination Entitlement · Air | Virginia Department of Environmental Quality | Virginia Air Permit Regulations for Stationary Sources (9VAC5-80): minor NSR, state major NSR, PSD and Title V — | Applies when generators are proposed (generator count >= 1) | Environmental consultant | — | 30 | ||
| DOM-CAPACITY | Capacity confirmation letter with energization date Entitlement · Utility | Dominion Energy Virginia | Dominion Energy Virginia large-load interconnection process and terms and conditions of service — | Applies at 25 MW peak load or more | Owner's rep | — | 60 | Veto | |
| DOM-LOAD | Large-load study request (interconnection request) Entitlement · Utility | Dominion Energy Virginia | Dominion Energy Virginia large-load interconnection process and terms and conditions of service — | Applies at 25 MW peak load or more (GS-5 large-load threshold) | Owner's rep | — | 120 | ||
| FED-404-DELIN | Wetland delineation and jurisdictional determination Entitlement · Environmental | US Army Corps of Engineers and federal nexus agencies (NEPA, FAA, SHPO, Permitting Council) | USACE Reissuance and Modification of Nationwide Permits (2026 NWP rule) — | Applies when wetlands or streams are present on the site | Environmental consultant | — | 60 | ||
| FED-FAST41 | FAST-41 / EO 14318 coverage eligibility Entitlement · Federal | US Army Corps of Engineers and federal nexus agencies (NEPA, FAA, SHPO, Permitting Council) | FAST-41 (Title 41 of the FAST Act) and Executive Order 14318 on accelerating federal permitting of data center infrastructure — | Applies at 100 MW or more (EO 14318 threshold for AI data centers) | Environmental consultant | — | 20 | ||
| FED-NEPA-SCREEN | NEPA / federal nexus screen Entitlement · Federal | US Army Corps of Engineers and federal nexus agencies (NEPA, FAA, SHPO, Permitting Council) | National Environmental Policy Act as amended by the Fiscal Responsibility Act of 2023; CEQ EIS Timeline Report (Jan 2025) — | Always applies | Environmental consultant | — | 10 | ||
| INC-MOU | Eligibility certification and MOU with VEDP (investment and job thresholds) Entitlement · Incentive | Virginia data center retail sales and use tax exemption | Va. Code § 58.1-609.3(18) — data center sales and use tax exemption; VEDP memorandum of understanding Va. Code § 58.1-609.3(18) | Applies when an incentive program is listed for the project | Tax counsel | — | 60 | ||
| LC-NOISE | Noise study (generator and mechanical plant) Entitlement · Zoning | Loudoun County, Virginia | Loudoun County Zoning Ordinance (2023), as amended March 2025 (data center by-right elimination) (2023 ZO, 2025 data center amendment) Loudoun Zoning Ordinance, performance standards (noise) | Applies when standby generators are proposed (generator count >= 1) | Land-use counsel | — | 40 | ||
| LC-NOTICE-PLAN | Notice and hearing compliance plan Entitlement · Zoning | Loudoun County, Virginia | Virginia public hearing advertisement and notice requirements for zoning actions (Va. Code § 15.2-2204) and Loudoun hearing calendar Va. Code § 15.2-2204 (advertisement of plans, ordinances; notice to adjacent owners) | Always applies | Land-use counsel | — | 15 | Veto | |
| LC-PREAPP | Pre-application meeting with Planning & Zoning Entitlement · Zoning | Loudoun County, Virginia | Loudoun County Zoning Ordinance (2023), as amended March 2025 (data center by-right elimination) (2023 ZO, 2025 data center amendment) Loudoun Zoning Ordinance, application procedures (pre-application conference) | Always applies | Land-use counsel | — | 20 | ||
| LC-PUSHBACK | Owner pushback / waiver decision log Entitlement · Other | Loudoun County, Virginia | — | Always applies | Development director | — | 5 | ||
| LC-SPEX | Special exception / rezoning approval (data center use) Entitlement · Zoning | Loudoun County, Virginia | Loudoun County Zoning Ordinance (2023), as amended March 2025 (data center by-right elimination) (2023 ZO, 2025 data center amendment) Loudoun Zoning Ordinance, special exception uses and procedures (2025 data center amendment) | Always applies | Land-use counsel | — | 200 | Veto | |
| LC-TIS | Traffic impact study Entitlement · Zoning | Loudoun County, Virginia | Loudoun County Facilities Standards Manual (FSM) Loudoun FSM / VDOT Traffic Impact Analysis Regulations (Chapter 527) | Always applies | Land-use counsel | — | 60 | ||
| PJM-LARGELOAD | PJM large-load visibility and transmission study awareness Entitlement · Utility | PJM Interconnection (regional transmission organization) | PJM Board letter on the results of the CIFP process for large load additions — | Applies at 50 MW or more (PJM large-load definition) | Owner's rep | — | 30 | ||
| TEN-GEN | Generator, density and redundancy specification lock Entitlement · Tenant | Hyperscale tenant specification (template) | Tenant basis of design / technical specification (template) — | Applies when a tenant is named | Development director | — | 20 | ||
| TEN-SPEC | Design specification acceptance (basis of design) Entitlement · Tenant | Hyperscale tenant specification (template) | Tenant basis of design / technical specification (template) — | Applies when a tenant is named | Development director | — | 40 | ||
| DEQ-AIR-MAJOR | Air permit — state major NSR plus Title V operating permit Permit · Air | Virginia Department of Environmental Quality | Virginia Air Permit Regulations for Stationary Sources (9VAC5-80): minor NSR, state major NSR, PSD and Title V 9VAC5-80 (state major NSR; Title V operating permits) | Applies to mid-size fleets (21–80 generators; proxy threshold, estimate) | Environmental consultant | — | 190 | ||
| DEQ-TIER4 | Tier 4 generator requirement (applications on or after July 1, 2026) Permit · Air | Virginia Department of Environmental Quality | Virginia HB 507 (2024) data center generator emissions — Va. Code § 10.1-1322.6 Va. Code § 10.1-1322.6; DEQ APG-576 (Apr 9, 2026) | Applies when generators are proposed (generator count >= 1); application date on/after 2026-07-01 | Environmental consultant | — | 10 | ||
| DEQ-VWP | Virginia Water Protection (VWP) permit for wetland and stream impacts Permit · Water | Virginia Department of Environmental Quality | DEQ water permitting: Virginia Water Protection (VWP) permit program and water withdrawal permitting — | Applies when wetlands are present on the site | Civil engineer | — | 120 | ||
| DEQ-WATER-DISCHARGE | Cooling water discharge authorization (VPDES or sewer-authority pretreatment) Permit · Water | Virginia Department of Environmental Quality | DEQ water permitting: Virginia Water Protection (VWP) permit program and water withdrawal permitting — | Applies when a process/cooling discharge is proposed (discharge gpd > 0) | Civil engineer | — | 90 | ||
| DEQ-WATER-WITHDRAW | Water withdrawal permit / supply confirmation for cooling Permit · Water | Virginia Department of Environmental Quality | DEQ water permitting: Virginia Water Protection (VWP) permit program and water withdrawal permitting — | Applies to large withdrawals (>= 300,000 gallons/day; planning threshold, estimate) | Civil engineer | — | 180 | ||
| FED-106 | Section 106 historic resources consultation Permit · Environmental | US Army Corps of Engineers and federal nexus agencies (NEPA, FAA, SHPO, Permitting Council) | National Historic Preservation Act Section 106 regulations (36 CFR Part 800) 36 CFR Part 800 | Applies when the site is near historic or cultural resources (and a federal nexus exists) | Environmental consultant | — | 90 | ||
| FED-404-NWP | Section 404 nationwide permit verification (impacts up to 0.5 acre) Permit · Federal | US Army Corps of Engineers and federal nexus agencies (NEPA, FAA, SHPO, Permitting Council) | USACE Reissuance and Modification of Nationwide Permits (2026 NWP rule) 2026 Nationwide Permit reissuance (Federal Register, Jan 8, 2026) | Applies when Section 404 impacts are above 0 and at or below 0.5 acre | Environmental consultant | — | 40 | ||
| FED-FAA-7460 | FAA Form 7460-1 determination (airport proximity) Permit · Federal | US Army Corps of Engineers and federal nexus agencies (NEPA, FAA, SHPO, Permitting Council) | FAA Form 7460-1 Notice of Proposed Construction or Alteration (14 CFR Part 77) 14 CFR Part 77, notice criteria | Applies within 5 miles of an airport (conservative screen for the Part 77 notice surface) | Environmental consultant | — | 45 | ||
| FED-NEPA-REVIEW | NEPA documentation for the federal action (CatEx / EA / EIS) Permit · Federal | US Army Corps of Engineers and federal nexus agencies (NEPA, FAA, SHPO, Permitting Council) | National Environmental Policy Act as amended by the Fiscal Responsibility Act of 2023; CEQ EIS Timeline Report (Jan 2025) — | Applies when a federal permit (e.g. Corps 404) is required | Environmental consultant | — | 120 | ||
| LC-APPEAL | Appeal period expiry on entitlement approval Permit · Zoning | Loudoun County, Virginia | Virginia public hearing advertisement and notice requirements for zoning actions (Va. Code § 15.2-2204) and Loudoun hearing calendar — | Always applies | Land-use counsel | — | 22 | ||
| LC-ESC | Erosion and sediment control plan approval Permit · Stormwater | Loudoun County, Virginia | Loudoun County Facilities Standards Manual (FSM) Virginia Erosion and Sediment Control Regulations (9VAC25-840); Loudoun FSM | Always applies | Civil engineer | — | 30 | ||
| LC-SITEPLAN | Site plan (STPL) approval Permit · Zoning | Loudoun County, Virginia | Loudoun County Land Subdivision and Development Ordinance (LSDO) Loudoun LSDO, site plan review procedure; FSM design standards | Always applies | Land-use counsel | — | 120 | ||
| LC-SWM | Stormwater management plan approval (VSMP authority) Permit · Stormwater | Loudoun County, Virginia | Loudoun County Facilities Standards Manual (FSM) Loudoun FSM stormwater chapter; Virginia Stormwater Management Program Regulation (9VAC25-870) | Applies when land disturbance is one acre or more (site acreage >= 1) | Civil engineer | — | 45 | ||
| LEN-CP-ENTITLE | Condition precedent: entitlements final and appeal period expired Permit · Lender | Construction lender (template conditions) | Construction loan agreement template — conditions precedent, draw conditions, covenants Loan agreement, conditions precedent to closing (entitlements) | Applies when a construction lender is named | Project finance lead | — | 10 | ||
| LEN-REPORTS | Third-party reports: appraisal, Phase I ESA, geotechnical, ALTA survey Permit · Lender | Construction lender (template conditions) | Construction loan agreement template — conditions precedent, draw conditions, covenants Loan agreement, conditions precedent to closing (reports) | Applies when a construction lender is named | Project finance lead | — | 60 | ||
| PJM-BYONG | Bring-your-own-generation / Connect-and-Manage election Permit · Utility | PJM Interconnection (regional transmission organization) | PJM Board letter on the results of the CIFP process for large load additions — | Applies at 50 MW or more | Owner's rep | — | 40 | ||
| PJM-CAPACITY | Capacity cost and curtailment exposure assessment Permit · Utility | PJM Interconnection (regional transmission organization) | PJM 2026/2027 Base Residual Auction report (and 2027/28, 2028/29 results) — | Applies at 50 MW or more | Owner's rep | — | 20 | ||
| TEN-LEASE | Lease execution and commencement conditions Permit · Tenant | Hyperscale tenant specification (template) | Lease / build-to-suit agreement — delivery milestones and liquidated damages (template) — | Applies when a tenant is named | Development director | — | 30 | ||
| DEQ-AIR-PRECON | Pre-permit construction limits confirmed (DEQ Clarification 2025-03) Construction · Air | Virginia Department of Environmental Quality | DEQ Clarification 2025-03: construction activities permitted before air permit issuance — | Applies when generators are proposed (generator count >= 1) | Environmental consultant | — | 5 | ||
| DEQ-VPDES-CGP | VPDES construction stormwater general permit coverage (SWPPP) Construction · Stormwater | Virginia Department of Environmental Quality | VPDES General Permit for Discharges of Stormwater from Construction Activities (9VAC25-880) 9VAC25-880 (construction general permit) | Applies when land disturbance is one acre or more (site acreage >= 1) | Civil engineer | — | 15 | ||
| DEQ-VSMP | Post-construction stormwater compliance (nutrient credits / BMP maintenance) Construction · Stormwater | Virginia Department of Environmental Quality | VPDES General Permit for Discharges of Stormwater from Construction Activities (9VAC25-880) Virginia Stormwater Management Program Regulation (9VAC25-870), water quality criteria | Applies when land disturbance is one acre or more (site acreage >= 1) | Civil engineer | — | 20 | ||
| DOM-COLLATERAL | Collateral posting (reported ~$1.5M per MW) Construction · Utility | Dominion Energy Virginia | Dominion Energy Virginia Schedule GS-5 (large general service, 25 MW+) — SCC final order in the 2025 biennial review (SCC order Nov 25, 2025) Schedule GS-5, security/collateral provisions | Applies at 25 MW peak load or more | Owner's rep | — | 20 | ||
| DOM-CONSTRUCT | Construction / line extension and substation agreement Construction · Utility | Dominion Energy Virginia | Dominion Energy Virginia large-load interconnection process and terms and conditions of service — | Applies at 25 MW peak load or more | Owner's rep | — | 90 | ||
| DOM-EQUIP | Long-lead utility equipment release (power transformers ~128 weeks, GSUs 160+ weeks) Construction · Procurement | Dominion Energy Virginia | Dominion Energy Virginia large-load interconnection process and terms and conditions of service — | Applies at 25 MW peak load or more (dedicated substation equipment) | Procurement lead | — | 640 | ||
| DOM-GS5 | GS-5 large-load contract execution (14-year term, minimum demand charges) Construction · Utility | Dominion Energy Virginia | Dominion Energy Virginia Schedule GS-5 (large general service, 25 MW+) — SCC final order in the 2025 biennial review (SCC order Nov 25, 2025) Schedule GS-5 (SCC final order, Nov 25, 2025) | Applies at 25 MW peak load or more (GS-5 threshold) | Owner's rep | — | 90 | ||
| INC-CERT | Exemption certificate from the Department of Taxation Construction · Incentive | Virginia data center retail sales and use tax exemption | Va. Code § 58.1-609.3(18) — data center sales and use tax exemption; VEDP memorandum of understanding — | Applies when an incentive program is listed for the project | Tax counsel | — | 20 | ||
| LC-FIRE-REVIEW | Fire marshal plan review: lithium-ion UPS (NFPA 855), bulk diesel (NFPA 30), responder access Construction · Fire | Loudoun County, Virginia | Virginia Uniform Statewide Building Code (2021 edition) and Statewide Fire Prevention Code (2021), as enforced by Loudoun Building and Development and the Fire Marshal's Office (2021 VUSBC / 2021 SFPC) 2021 SFPC / VUSBC; NFPA 855; NFPA 30; IFC Ch. 12 | Applies when generators with on-site diesel storage are proposed (generator count >= 1); battery MWh is reviewed in the same package | Fire protection engineer | — | 40 | ||
| LC-PERMIT-FOUND | Foundation (early-start) building permit Construction · Building | Loudoun County, Virginia | Virginia Uniform Statewide Building Code (2021 edition) and Statewide Fire Prevention Code (2021), as enforced by Loudoun Building and Development and the Fire Marshal's Office (2021 VUSBC / 2021 SFPC) 2021 VUSBC, phased/partial permits | Always applies | Permit expediter | — | 30 | ||
| LC-PERMIT-GRADING | Grading / land disturbance permit Construction · Building | Loudoun County, Virginia | Loudoun County Land Subdivision and Development Ordinance (LSDO) Loudoun LSDO / FSM, land disturbance permit | Always applies | Permit expediter | — | 20 | ||
| LC-PERMIT-SHELL | Building shell permit Construction · Building | Loudoun County, Virginia | Virginia Uniform Statewide Building Code (2021 edition) and Statewide Fire Prevention Code (2021), as enforced by Loudoun Building and Development and the Fire Marshal's Office (2021 VUSBC / 2021 SFPC) 2021 VUSBC, permit application and plan review | Always applies | Permit expediter | — | 45 | ||
| LEN-CLOSE | Loan closing Construction · Lender | Construction lender (template conditions) | Construction loan agreement template — conditions precedent, draw conditions, covenants Loan agreement, closing | Applies when a construction lender is named | Project finance lead | — | 15 | ||
| LEN-DRAW | Draw conditions and covenant reporting Construction · Lender | Construction lender (template conditions) | Construction loan agreement template — conditions precedent, draw conditions, covenants Loan agreement, conditions to each advance; reporting covenants | Applies when a construction lender is named | Project finance lead | — | 10 | ||
| LEN-IA | Signed utility interconnection / service agreement before first draw Construction · Lender | Construction lender (template conditions) | Construction loan agreement template — conditions precedent, draw conditions, covenants Loan agreement, conditions precedent to first advance (utility agreements) | Applies when a construction lender is named | Project finance lead | — | 5 | ||
| TEN-CHANGE | Change-order impact review across permits (change-impact protocol) Construction · Tenant | Hyperscale tenant specification (template) | Lease / build-to-suit agreement — delivery milestones and liquidated damages (template) — | Applies when a tenant is named | Development director | — | 10 | ||
| TEN-MILESTONES | Delivery milestones and liquidated damages schedule Construction · Tenant | Hyperscale tenant specification (template) | Lease / build-to-suit agreement — delivery milestones and liquidated damages (template) — | Applies when a tenant is named | Development director | — | 15 | ||
| DOM-ENERGIZE | Energization prerequisites Energization / occupancy · Utility | Dominion Energy Virginia | Dominion Energy Virginia large-load interconnection process and terms and conditions of service — | Always applies | Owner's rep | — | 30 | ||
| INC-CLAWBACK | Clawback and performance-shortfall tracking Energization / occupancy · Incentive | Virginia data center retail sales and use tax exemption | Va. Code § 58.1-609.3(18) — data center sales and use tax exemption; VEDP memorandum of understanding — | Applies when an incentive program is listed for the project | Tax counsel | — | 5 | ||
| INC-REPORT | Annual investment and job reporting setup Energization / occupancy · Incentive | Virginia data center retail sales and use tax exemption | Va. Code § 58.1-609.3(18) — data center sales and use tax exemption; VEDP memorandum of understanding — | Applies when an incentive program is listed for the project | Tax counsel | — | 10 | ||
| LC-CO | Certificate of occupancy by phase / data hall Energization / occupancy · Building | Loudoun County, Virginia | Virginia Uniform Statewide Building Code (2021 edition) and Statewide Fire Prevention Code (2021), as enforced by Loudoun Building and Development and the Fire Marshal's Office (2021 VUSBC / 2021 SFPC) 2021 VUSBC, certificates of occupancy | Always applies | Permit expediter | — | 15 | ||
| LC-INSPECT-ELEC | Electrical final inspection and utility release Energization / occupancy · Building | Loudoun County, Virginia | Virginia Uniform Statewide Building Code (2021 edition) and Statewide Fire Prevention Code (2021), as enforced by Loudoun Building and Development and the Fire Marshal's Office (2021 VUSBC / 2021 SFPC) 2021 VUSBC, inspections | Always applies | Permit expediter | — | 10 | ||
| LC-PERMIT-MEP | MEP and electrical trade permits Energization / occupancy · Building | Loudoun County, Virginia | Virginia Uniform Statewide Building Code (2021 edition) and Statewide Fire Prevention Code (2021), as enforced by Loudoun Building and Development and the Fire Marshal's Office (2021 VUSBC / 2021 SFPC) 2021 VUSBC, trade permits | Always applies | Permit expediter | — | 30 |
Gate: Before entitlement filing → Before permit application → Before construction start → Before energization / occupancy.