Planning commission recommends approval of Belmont Village age-restricted rezoning, 3-1

The Caroline County Planning Commission voted 3-1 on Feb. 27 to forward rezoning request RZ032024 — Belmont Village, an age‑restricted townhouse development — to the Board of Supervisors with a recommendation of approval.

The project, presented by county planner Craig Pennington and applicant Henry Wilton, is a revised general development plan that increases the development from an earlier 61‑unit design to 72 age‑restricted townhouse units. The developer described 24‑ and 28‑foot two‑story townhouse units ranging roughly 1,619 to 1,900 square feet, with a community pavilion, dog park, sidewalks and an internal trail network.

Commissioners and members of the public focused discussion on unit size and layout, parking and amenities. Wilton said the builder replaced an earlier 30‑foot, single‑story product on the plan with smaller two‑story units the company considers more marketable for the age‑restricted market. He said the units will include first‑floor primary bedrooms and a 1‑car garage with an outside driveway space; the developer noted the driveway was designed to a 21‑foot depth to better accommodate longer vehicles.

The commission asked whether the project meets Virginia Department of Transportation (VDOT) standards for the planned Colonel Armistead Drive connection; Pennington said VDOT had provided comments on the resubmitted plan and was reviewing the revised GDP and should have comments by the end of the month, and that any VDOT issues would be addressed before the Board of Supervisors hearing.

Parking was a frequent concern. Pennington and the applicant said the zoning ordinance requires two parking spaces per dwelling unit; the plan provides one space inside the garage and one in the driveway, plus additional scattered visitor parking. Commissioners raised scenarios in which garages are repurposed for storage and visitors must park offsite, and questioned whether on‑street parking would ever be allowed on the new Colonel Armistead Drive. Pennington said the road as designed would not allow on‑street parking unless altered to meet VDOT standards.

Commission discussion also noted that the project lacks a dedicated clubhouse. The applicant said earlier efforts to include a clubhouse were not successful and that the development is intended as a “stepping stone” product for ambulatory retirees who want to remain near family rather than a full‑service continuing‑care community.

After public comment — including remarks from Mary Hodge of the Bowling Green District, who said the project may not suit all retirees’ preferences for shopping and amenities — the commission took a roll call vote. Doctor Carol Horton, Commissioner Richard Williams and Chair Bob Schwartz voted in favor; Commissioner Steve Rollins voted against. The motion to forward RZ032024 with a recommendation of approval passed 3‑1.

The item will advance to the Board of Supervisors, where VDOT comments and any outstanding technical issues are to be addressed during the site plan and permitting phases.

Votes at a glance RZ032024 Belmont Village — Recommendation to Board of Supervisors: forwarded with recommendation of approval; roll call: Carol Horton — Aye; Richard Williams — Aye; Bob Schwartz — Aye; Steve Rollins — Nay. Outcome: recommendation of approval (3–1).

Documents and next steps Pennington said the applicant’s traffic analysis was revised and is under review; VDOT comments on the resubmitted GDP are expected and will be addressed prior to the Board hearing. The commission did not attach conditions beyond those required by VDOT and county permitting; the Board of Supervisors will hold the final hearing.