Planning Office

Alex serves as the Assistant Planning Director of Land Use Review in the Planning Office. In this role, he leads a team responsible for the management and comprehensive review of a wide range of land use applications, including Proffer Amendments (PRA), Rezonings (REZ), and Special Use Permits (SUP). The division oversees each application from initial submission through detailed staff analysis and formal recommendations to the Planning Commission, culminating in final actions by the Board of County Supervisors (BOCS). Following legislative approval, Alex’s team ensures proper case closure to facilitate applicants’ transition into the site plan review phase with Development Services.

In addition to legislative case management, the Land Use Review Division conducts pre-application meetings, processes minor modification requests, reviews adjacent jurisdiction requests, and development policy amendments related to land entitlements. The division plays a vital role in supporting the County’s planning processes and ensuring that proposed developments align with adopted policies and community goals.

During a majority of his tenure as Current (now Land Use Review) Planning Manager he also served as Acting Deputy Director for the Planning Office. Prior to this role, Alex served as a Principal Planner in Prince William County’s Long-Range Planning Division (now Countywide Planning), where he led several complex planning initiatives, including multiple Small Area Plans and a major Zoning Text Amendment establishing a new zoning district. He also was project/case manager for key components of the Comprehensive Plan Update, including the Land Use, Sanitary Sewer, and Electrical Utility Service chapters, as well as the technical updates for the Community Education chapter, Comprehensive Plan Amendments, and Public Facility Reviews.

Alex has dedicated his career to public service since the early 1990s, holding leadership positions across several local governments and authorities, including Director of Public Works, Capital Improvement and Engineering Manager, Utilities Superintendent, and Compliance Officer. He previously served as Chairman to the Prince William County Planning Commission as well as the Board of Directors for Prince William Water (the largest combined water and water reclamation utility in the Commonwealth of Virginia.)

Mr. Vanegas is a Certified Planner (AICP) through the American Institute of Certified Planners, a Certified Public Manager (CPM) through the Metropolitan Washington Council of Governments and George Washington University’s Center for Excellence in Municipal Management, and a Certified Zoning Administrator (CZA) through the Virginia Association of Zoning Officials. He is also an active member of the American Planning Association (APA), the International City/County Management Association (ICMA), and the Urban Land Institute (ULI), where he participates in the ULI Washington Leadership Institute, FY26 Cohort.

Beyond his professional commitments, Alex has served his community through gubernatorial appointments, serving under two Virginia Governors, on the Board of Director’s for Commonwealth of Virginia’s Department of Conservation and Recreation and the Virginia Latino Advisory Board, as well as appointments to committees and commissions by the Fairfax County and Prince William County Boards of Supervisors.

Mr. Vanegas holds two master’s degrees: one in Urban and Environmental Planning from the University of Virginia, and another in Organizational Management from George Washington University. He also earned a Graduate Certificate in Executive Leadership Coaching from George Washington University.

Scott as a Principal Planner in the Land Use Review Division of the Prince William County Planning Office, serves as project/case manager for land use entitlement/development review applications, including Rezonings, Proffer Amendments, and Special Use Permits. Scott has been an integral part of the Land Use Review team for over 14 years and has extensive experience and knowledge of County land use planning, site development practices, procedures, policies, and trends. Scott provides comprehensive technical analysis, comment coordination, negotiation, and written land use recommendations to complex land use application requests in the public hearing process, while advocating for the best outcome based on sound planning practices for the County. Scott has been with the Planning Office since April of 2008, where he began in the Long-Range Planning (now Countywide Planning) Division before joining Land Use Review in 2011.

Prior to Prince William County, Scott was a Senior Planner with the City of Chesapeake, VA Department of Planning from 2004 to 2008. There, he served as administrator of the local Chesapeake Bay Preservation Act (CBPA) program, while coordinating the development review process for environmentally sensitive land use proposals. Scott also provided application review services to current development proposals.

From 2002 to 2004, Scott served as a Program Coordinator with the Alliance for the Chesapeake Bay in Richmond, VA, where he worked on non-profit environmental initiatives, while managing grant programs, developing project partnerships, and coordinating community volunteer restoration activities.

Earlier in his career, Scott was an Environmental Program Analyst with the Virginia Department of Conservation and Recreation in Richmond, VA  from 1999 to 2002, where he served as the Virginia Adopt-A-Stream Program Coordinator, developed watershed-based community stewardship programs through public education/outreach efforts, provided assistance to water quality grant projects, and generated proposals, reports, and legislative documents.

Scott has broad and diverse experience in land planning and environmental programming in Virginia, and held several internships in the areas of environmental programs, city planning, and land use/real estate development. 

Scott has a Masters of Urban and Regional Planning from Virginia Commonwealth University and a Bachelor of Science in Environmental Resource Management from Penn State University. He is also a current member of the American Planning Association (APA) and Virginia APA.

Maggie Costello is a Principal Planner with the Land Use Review Division at the Prince William County Planning Department, bringing over 20 years of local government planning experience spanning North Carolina, Florida, Virginia, and New York State. Her work includes leadership roles in comprehensive planning, grant application & management, zoning and subdivision law, legislative land use review, and community revitalization & engagement.

Holding a master’s degree in urban planning from the University of Tennessee, Maggie is passionate about land use law and committed to empowering officials with the knowledge necessary for informed decision-making. She has served as an appointed Planning Commissioner and as a consultant trainer for local government planning boards and officials. Beyond her planning experience, Maggie is dedicated to supporting underserved communities, having spearheaded and secured over $2.5 million in Community Development Block Grant (CDBG) funding for housing initiatives in the Appalachian regions of New York and Virginia.

Before joining Prince William County, Kobra served for more than 15 years with the City of Isfahan, one of the largest metropolitan areas in Iran, with a population of approximately three million residents and more than fifteen districts. Isfahan is recognized as a UNESCO World Heritage City, known for its historic architecture, cultural vitality, and complex urban fabric that requires a careful balance between preservation and growth.

During her tenure with Isfahan City Hall, Kobra held multiple leadership positions in urban planning, policy development, and project management. She served as Assistant Manager of the Electronic System of Urban Planning (ESUP), a GIS-based initiative that transformed the city’s traditional planning and permitting process into a fully digital, paperless, and data-driven system. It was a very big, macro, and challenging project. This innovation improved transparency, efficiency, and coordination among all municipal departments. They were the first state in a federal project for Smart City Development (2015-2017) and were selected as a great national project.

Kobra also served as Project Manager for the UNESCO Cultural and Historical Conservation Plan, leading interdisciplinary teams to protect and revitalize historic urban areas while supporting sustainable new development. As Leader of the UNICEF Child-Friendly City Project, she managed a multi-sector collaboration that was selected as one of the best international initiatives and became a model for other cities around the world.

In addition to her municipal leadership roles, she was a member of the Urban Sociology Committee, the Urban Environment and Aesthetic Committee, and the USD (Urban Space for Disabled) Committee, where she contributed to advancing inclusive design and accessibility standards. Kobra also worked closely with several non-governmental organizations (NGOs) such as One Day Without Car, Clean Air, Water and Space, Clean Mountain, Citizen City, and Child-Friendly City, supporting community-based environmental and social initiatives.

Kobra’s academic experience includes serving as an Assistant Professor of Urban Planning, where she taught graduate courses and advised numerous theses and dissertations. Her master’s dissertation—Improving Urban Areas with Emphasis on the Safety and Security of Women—was recognized as the best dissertation in a university's competition for its innovative approach and real-world implementation.

Throughout her career, Kobra has provided leadership in preparing small area plans, updating comprehensive plans, and revising zoning ordinances to promote sustainable, inclusive, and people-centered urban growth (The project of updating the zoning ordinance was selected as a best, smart, innovative, and compatible project by the Ministry of Housing and Urban Development). Kobra continues to apply this experience in her current role with Prince William County, supporting thoughtful, data-informed, and equitable planning outcomes that strengthen our communities and enhance quality of life.

Micah Modesto is a Planner for Land Use Review in the Planning Office for Prince William County, Virginia. Micah reviews land use cases for special uses, rezonings, and modifications of commercial, industrial, and residential projects to ensure every development proposal meets the County’s standards, policies, and long-term vision for the community.

She began her career in the nonprofit sector as the Volunteer Management Systems and Grant Coordinator for a nonprofit in West Baltimore. Her work in this role spanned from grant writing to data collection to hiring and managing volunteer staff.  In that role,  Micah was exposed to neighborhood committees that worked alongside the city to make change by bringing in community gardens and food pantries. Her experience there and the walkability of Baltimore led her to get her Master's Degree in City and Regional Planning from Morgan State University.

She also worked as an urban farmer to educate children on sustainable agriculture, provide food to the neighborhood, and learn about how urban farms can mend the gap in communities experiencing food deserts. Later, she worked in the public sector for the City of San Diego’s Planning Department on the Public Engagement Team. She contributed to the City’s Inclusive Public Engagement Guide and gained experience in environmental, park, and community planning in that role.

Micah is passionate about walkability, community advocacy, creative greenspaces, and thoughtful land use.

Andrea Mendez, CZO, serves as a Planner within the Land Use Review Division. In this role, she undertakes a wide range of responsibilities, including conducting quality control for new applications, performing case reviews, participating in pre-application meetings, and delivering outstanding customer service to both citizens and developers. Her efforts help facilitate a clearer understanding of the submission and review process.

Andrea joined the Planning Office in 2022 as a Service Development Technician and has continued to grow professionally within the department. She is a Certified Zoning Official (CZO) through the Virginia Association of Zoning Officials (VAZO) and brings a strong background in real estate, property management, and the Low-Income Housing Tax Credit (LIHTC) program.

Harrison Premen, AICP, is a Senior Planner with Land Use Review. He graduated from the University of Virginia with Undergraduate & Graduate Degrees in Urban & Environmental Planning in 2020 and 2021 respectively. From July 2021 until September 2025, he worked as a Principal Planner with the County of Culpeper Virginia. His responsibilities included the following: Staff lead for the 2023 Comprehensive Plan Update, Working on changes to the Zoning Ordinance, Staff lead for multiple County initiatives, such as obtaining a Sol Smart Designation, Drafting staff reports for rezonings and conditional use permits.

Harrison has been with Prince William County since October 2025 and is dedicated to working towards a better tomorrow.

Ashleigh Biallas is a Senior Development Services Technician with Prince William County, where she plays a key role in the Land Use Review process. She enjoys helping the public navigate applications, working closely with other county agencies, and making sure everything runs smoothly and accurately.

Before joining the county, Ashleigh worked as an Escrow Officer, managing both commercial and residential real estate transactions. She also led social media marketing for offices in Virginia, Maryland, and D.C., helping to grow business and increase revenue. Her background in real estate gave her a strong foundation in coordination, attention to detail, and customer service. She continues to use these skills every day.

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