Reports / fairfax-plaza500-edsall

Plaza 500 Data Center Campus / Edsall Substation

Fairfax County (Mason District), Virginia

Free preview of a public-record compilation for Fairfax County application 2232-2025-MA-00007 (Edsall Substation) and related SCC case PUR-2024-00135.

Source cutoff: November 8, 2026

Report version: 1.2.3

Hearing date: December 2, 2026

Project overview

Location
Fairfax County (Mason District), Virginia
Developer / Applicant
  • Starwood Plaza 500 / Starwood Capital Group (campus developer)
  • Dominion Energy (2232 applicant); Virginia Electric and Power Company (SCC applicant)
Case Number
  • 2232-2025-MA-00007
  • PUR-2024-00135
Site address
6295 Edsall Road and 6299 Edsall Road; Tax Map 81-2 ((1)) 7
Mailing address
6295 Edsall Road, Alexandria, VA 22312 (and 6299 Edsall Road, same ZIP in county materials). Mailing-style address only; not a substitute for county jurisdiction.
Approval Status
County 2232 public-facilities review noticed for a Planning Commission hearing on December 2, 2026 after an administrative move from September 24, 2026. A Dominion-hosted copy of the SCC Final Order in PUR-2024-00135 describes CPCN ET-DEV-NVA-2025-B as granted August 8, 2025. The Planning Commission staff report had not been posted as of the November 8, 2026 cutoff.
Hearing Date
Hearing date stated in retrieved records: December 2, 2026.
Source Cutoff
November 8, 2026
Report Version
1.2.3
Research scope

This free preview (version 1.2.3) summarizes public records reviewed as of Sunday, November 8, 2026, America/Chicago. Applicant statements and advocacy or news statements are labeled separately. This preview does not state residential-rate or health-certainty conclusions, and it is not legal, engineering, survey, or environmental advice. The source cutoff is Sunday, November 8, 2026 (America/Chicago), the date of the research supplement; earlier November 7 archives were not backdated.

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Findings from retrieved files

Finding 1

Fairfax County has officially noticed a Planning Commission public hearing on Wednesday, December 2, 2026, at 7:30 p.m. America/New_York, on application 2232-2025-MA-00007 (Edsall Substation) at 6295 Edsall Road, Tax Map 81-2 ((1)) 7. The agenda describes a proposed electrical substation to serve the adjacent data-center complex and electrical demands of the surrounding area. Staff listed on the agenda is Mohamed Ali, Department of Planning and Development, Planning Division. The same item appeared on the September 24, 2026 agenda as administratively moved to December 2; official agendas do not identify who requested the move.

Evidence: Fairfax County Planning Commission Meeting Agenda, Wednesday, December 2, 2026 (posted/revised October 30, 2026); Fairfax County Planning Commission Meeting Agenda, Thursday, September 24, 2026 (item listed as administratively moved to December 2, 2026).

Finding 2

A publicly available copy of the Virginia State Corporation Commission Final Order in Case PUR-2024-00135 (August 8, 2025), hosted by Dominion Energy, grants Virginia Electric and Power Company Certificate No. ET-DEV-NVA-2025-B. The Project authorized in that order includes an approximately 0.9-mile 230 kV extension of Lines #210 and #243, construction of the 230–34.5 kV Edsall Substation, and related work at existing Van Dorn Substation — not transmission lines alone. That state certificate is a separate proceeding from the County 2232 review.

Evidence: SCC Final Order, Case No. PUR-2024-00135, August 8, 2025 (publicly available copy hosted by Dominion Energy; docket stamp 250820150). Scope claims are C017 and C046 (caption, Project definition about pp. 1–2, Ordering paragraphs (3)–(5)). C023 records Hearing Examiner adoption and county-commitment language, not that Project-scope sentence. Website “transmission line portion” wording is C048.

Finding 3

Public schedule statements do not share one date. They should be read side by side in four columns: (C022) SCC order / legal deadline — in service by October 1, 2027 and CPCN sunset October 1, 2028; (C047) Dominion Energy official Timeline — Q2 2028 Edsall Project Energization; (C033) ERM engagement page — still October 2027 energization; (C045) unconfirmed — no extension filing was retrieved, which is not proof that none exists.

Side-by-side comparison

SCC order / legal deadline (C022)

Constructed and in service by October 1, 2027; CPCN sunset October 1, 2028 for energization; leave to seek an extension no later than 90 days before the sunset. The same order recited October 1, 2027 as Dominion’s then-desired in-service date.

Source: SCC Final Order, Case No. PUR-2024-00135 (Dominion-hosted copy), Ordering paragraph (8)

What it is not: Not a County 2232 deadline, and not an applicant webpage estimate

Dominion Energy official project page, current Timeline (C047)

Q2 2027–Q2 2028 substation construction; Q3 2027–Q1 2028 transmission-line construction; Q2 2028 Edsall Project Energization; Q3 2028 restoration. That public estimate is later than the order’s October 1, 2027 in-service date and earlier than the October 1, 2028 sunset.

Source: Dominion Energy Edsall project page, reviewed November 8, 2026

What it is not: Not an amendment of Ordering paragraph (8)

ERM engagement page (C033)

Transmission-line construction Q2–Q4 2026; substation construction Q2 2026–Q4 2027; October 2027 energization. The same table was still posted on November 8, 2026 and matched the page as captured on November 7, 2026.

Source: NOVA Reliability / Dominion Edsall 230 kV project page (ERM engagement mirror)

What it is not: Not the Dominion Energy official Timeline, and not by itself the applicant’s current official public schedule

Unconfirmed (C045)

Whether any extension petition or amending order has been filed

Source: None retrieved as of November 8, 2026

What it is not: Not retrieving a filing is not proof that none exists

Evidence: C022 supports the order dates (not C016 or C023). C047 supports the Dominion Energy official Timeline. C033 supports the still-posted ERM October 2027 table. C045 records that an extension filing was not retrieved.

Finding 4

Dominion testimony recited in the hosted SCC order places the closest residential building about 110 feet from the transmission right-of-way edge and the closest residential community about 100 feet from the Edsall Substation. In a separate clause, the order states that the transmission corridor and the Edsall Substation lie within the Customer’s industrial-zoned data-center campus — not that the homes do. The Fairfax Federation resolution (PDF page 1, downloaded November 8, 2026) states 67 feet “when measured from the fence line to the residential district property line.” Nature Forward states “just 67 feet away from a townhome community.” Save Bren Mar uses several 67-foot phrasings, including “according to community measurements.” FFXnow paraphrases the resolution as 67 feet from the closest residential property line.

Evidence: SCC Final Order, hosted copy pp. 15–16; Federation resolution PDF page 1 (C039); Nature Forward campaign page, September 9, 2026, recaptured November 8, 2026; Save Bren Mar website recaptured November 8, 2026 (C040); FFXnow article, August 31, 2026.

Finding 5

October 16, 2025 Planning Commission minutes record staff remarks that the Edsall Road substation appeared on the site plan approved with the data-center buildings, that a note said site-plan approval did not include the substation use, and that a site-plan revision would be required after a 2232 approval to establish the use.

Evidence: Minutes of Fairfax County Planning Commission, Thursday, October 16, 2025, staff notes on the Edsall Road substation.

Open question

Retrieved files do not resolve the distance from the proposed substation or transmission right-of-way to nearby homes: the about 110-foot and about 100-foot Dominion figures recited in the order use different endpoints from the civic and advocacy 67-foot figures (see the distance key finding). Related open items include the still-unposted 2232 staff report (C016) and whether any post-order SCC extension filing exists (C045). Applicant schedule pages conflict as of this cutoff (order in-service October 1, 2027 vs. Dominion Energy official Timeline Q2 2028 vs. ERM October 2027).

Sources and limitations

Source limitations

The Planning Commission staff report and recommendation for 2232-2025-MA-00007 had not been posted as of the source cutoff; that absence is a documentation gap, not a finding that staff decided not to publish one. Recheck official agenda, staff-report, and temporary-materials pages before about November 18, 2026. Fairfax PLUS fields come from converted public extracts. This review relies on a publicly available copy of the SCC Final Order hosted by Dominion Energy. The official docket version was not independently retrieved during this review. The hosted copy bears docket stamp 250820150 and the case caption PUR-2024-00135; a page-by-page comparison with an official SCC download was not completed. The Hearing Examiner Report of February 14, 2025 and Dominion Application Volumes 1–3 were not obtained as originals. A converted extract of SCC Exhibit 30 was used for the $71.4 million AIS and $88.9 million GIS figures; the native Exhibit 30 PDF was not independently archived.

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Methods and limits

Research may use software tools, including AI assistants, to locate and organize public documents. Published preview text is checked against cited sources before release. That process is not a substitute for advice from a licensed attorney or professional engineer, and this report is not certified by a PE, lawyer, or independent expert unless a specific credential is documented on the page.

If a document was not in the retrieved set as of the source cutoff, we say so. We do not convert that into a claim that a developer or agency never disclosed the item in another forum or a later filing. Figures are only as reliable as the public files they cite. Local Hearing Briefs is a document product, not a political campaign service.