Plans to move Red Hill out of the Rural Policy Area advance

By Tabitha Reeves

At the Board of Supervisor Public Hearing on Jan. 11, the topic of moving the Red Hill Community from the Rural Policy Area to the Transition Policy Area was revisited and discussed, as local mayors and residents came to speak on the issue. Changing Red Hill from the RPA to the TPA would have an impact on utility accessibility and residential density.

“Things that were put in the Rural Policy Area 18 years ago are no longer rural, and to just continue to say they are rural because it’s on a map is not fair to the residents,” County Chair Phyllis J. Randall (D-At Large) said.

Once redesignating the region, the planned increase in homes is “one dwelling unit per three acres”, which would give Red Hill residents the option to access centralized utilities, as opposed to their current wells and septic systems. Those opposing the change, such as the local mayors representing the Coalition of Loudoun Towns and some homeowners in Red Hill, argue that this would open the door for unwanted urbanization. 

Some residents came to speak in partial-favor of the change of the area to the TPA. Under the impression that more homes will mean affordable housing and accessibility to centralized utilities, they asked for a greater residential density than the proposed one home per three acres. 

“The lack of housing is literally uprooting longtime Loudoun County residents, which is a shame,” community-member Suzanne Steedly said. “The Red Hill neighborhood is a perfect location to provide additional homes.”

Randall’s motion to change the area to TPA, but to prohibit any additional density and zoning adjustments for the time being, other than the increased one house per three acres, passed 7-2. The opposed board members were Supervisor Tony R. Buffington (R-Blue Ridge), whose district contains Red Hill, and Supervisor Caleb E. Kershner (R-Catoctin). Further vote on approval of the issue will occur at the Feb. 7 meeting. 

Explaining his decision, Kershner emphasized the importance of being strong in protecting the Rural Policy Area. Similarly, Buffington mentioned that he has heard the same from constituents of his district.

“Each time you move the line, a new group of people will be asking you to move the line,” Buffington said. “And so at some point, if you really care about the Rural Policy Area, or different policy areas and not upzoning them to higher density, then you have to hold the line.”

Buffington’s opinion was similar to those of local mayors who spoke at the meeting in opposition of the plan. Leesburg Mayor Kelly Burk described the transition as the “nibbling away of a very important policy area.” One of her main concerns was that this situation would not be a one-time decision.

“If you approve this change you are making a precedent that will be hard to discount in other areas of the county,” Burk said. “We can’t afford to lose the uniqueness of our Western area.”

The 424-acre Red Hill neighborhood is located between Arcola Farms and Greene Mill, as well as being surrounded by other developed neighborhoods. There are also plans to construct a large school complex in the area, as 40%, or 173 acres, of the Red Hill property is owned by Loudoun County Public Schools.

Middleburg Mayor Bridge Littleton pointed out that just because the current motion is to refrain from increasing urbanized density, future boards are not prevented from changing that.

“What you’re really doing is telling all these folks that they should live on septic tanks the rest of their lives, when there’s a giant gleaming school complex immediately next door that has water and sewer,” Supervisor Matthew F. Letourneau (R-Dulles) said.

Given the size of the incoming school at Red Hill, resident William Steedly spoke to the necessity of more affordable homes surrounding the education complex so that students can live near their school and young adults can buy in Loudoun.

“With regard to the mayors’ input, and with all due respect, none live in Red Hill, or any close to Red Hill, nor have any constituents in Red Hill,” Mr. Steedly said. “They don’t live in what will be the shadow of the schools during the daytime and they don’t live within the lighting beams of what the schools represent in the nighttime.”

Randall reminded meeting attendees that the sheer amount of residential density required in an area before those homes can become affordable is better suited for the Metro area.

Mark Winn, community member and remote speaker at the hearing, cited population growth numbers from the U.S. Census Bureau. In 2000, Loudoun County had almost 170,000 residents, while in 2022 the number is over 400,000.

“The growth is coming no matter what the previous board, present board or the future board wants,” Winn said. “The question is: Will it continue to be hodgepodge or will it truly be a comprehensive plan?”

While the question of whether or not the Board of Supervisors will vote approvingly remains on hold until Feb. 7, Planning and Zoning staff, mayors, residents and supervisors will work towards the accomplishment of their respective opinions until then.

“There’s nothing binding any future board to anything no matter what we do,” Letourneau said, “So that will be a discussion at some point, or it won’t be depending on the will of the board at the time and whether anything makes sense. But at least we should give [Red Hill] the chance to have water and sewer.”

Some families of the community have submitted a letter advocating for greater residential density, arguing that one single-family home per every three acres is not enough for affordable access to county utility systems or adequate homes for future students and young adults.

“If I lived there I might ask for this as well,” Buffington said. “But I see it as a bigger issue. It’s a policy area issue.”