Board approves Belmont Cove rezoning after debate over unit sizes, sidewalks and civic space

The Loudoun County Board of Supervisors on Sept. 3 approved the Belmont Cove rezoning application (various ZMOD/ZCPA items), clearing the way for a 78-unit townhouse development despite staff concerns about unit sizes and internal sidewalks.

Supervisor Roger Turner moved approval of the application, and Supervisor Glass seconded the motion. "I support this application. I think it's largely a good application," Turner said during the debate, while Supervisor John Letourneau said he remained unconvinced: "I'm not quite there on this. Honestly, I just think it's too it's just cramming too much into a relatively small spot."

The board’s discussion focused on three principal issues: the size mix of the proposed units, internal sidewalks and the quantity and layout of public civic space. A supplemental proffer submitted the day of the meeting clarified how unit sizes would be distributed across the 78 units. Under the current proffer commitments, 20 units would be capped at 2,300 square feet, 27 additional units (for a total of 47) would be capped at 2,600 square feet, and the remaining 31 units could be larger at the applicant’s discretion. Staff had recommended a larger share of units smaller than 2,600 square feet to meet a policy goal of at least half the units being below the county’s defined average size.

On sidewalks, planning staff explained that a portion of internal streets would not feature sidewalks on both sides because lot and unit layouts limited space: "The lot size and the unit size dictated somewhat the ability to provide those, those side, those internal sidewalks," a staff planner told the board. Parking was reported as brought into compliance with zoning requirements and not a block to approval.

Supporters on the board said the site is in a suburban mixed-use area with nearby shopping and that the project adds housing choice. Supervisor Buddy Crony said the applicant added a $3,500 contribution per market-rate unit toward first-time homebuyer assistance (not counting ADUs), and praised the applicant’s movement toward smaller units in response to feedback. Opponents said the project fell short of expectations on unit-size distribution and sidewalk connectivity.

The applicant also committed to 10 accessory dwelling units (ADUs) plus two units designated to address unmet housing needs, for a total of 12 of the 78 units. The public civic space originally proposed was reduced to a 200-square-foot pavilion plus trails and buffered open areas along a scenic easement; several supervisors said they preferred a larger, more distinct public amenity.

Vote and outcome: The motion to approve passed. Supervisors Phyllis Randall (Chair), Turner, Glass, Crony, Tacrone, Sainz, and Kershner voted yes. Supervisors Brixman, Umstead and Letourneau voted no. The board chair recorded the measure as approved by majority vote.

Why it matters: The approval adds 78 townhouse units to the Belmont area while underscoring ongoing county policy debates over "smaller" market-rate home definitions, internal pedestrian connectivity and public open-space commitments. Staff and several supervisors said they expect future applications to follow the recently clarified guidance on unit-size metrics.

What’s next: The applicant will move forward with conditions of approval and proffers dated in the record; staff will track implementation of the proffered unit-size caps, civic-space improvements and the first-time buyer contribution.