Board approves rezoning of 87 acres to add 246 homes in Blue Ridge District

By Laura Longley

Despite Loudoun County Planning Commission and County Planning staff recommendations to deny a developer’s application for the rezoning of 87 acres on Fleetwood Road, west of Evergreen Mills Road, on June 7, the Board of Supervisors gave it a go-ahead. That approval allows the developer to expand the project from 29 single family homes to 246 units.

The new number represents an eight and a half times housing increase coupled with increased lot coverage and reduced setbacks.  Among the developer’s limited concessions is the inclusion of 32 affordable dwelling units and the delay until 2026 of occupancy permits on 70 units. That delay is intended to allow time for infrastructure to catch up to construction.

Infrastructure has been a major source of concern for Supervisors Tony Buffington (R-Blue Ridge) and Matthew Letourneau (R-Dulles). Both predict overcrowding in the schools, particularly given inconsistent estimates from Loudoun County Public Schools. They pointed to intensive construction already underway in this area, and they see road congestion and safety issues ahead due to the condition of Fleetwood Road, which intersects with Rt. 50. 

“I really am not sure why we seem to be pushing so hard to increase density in this area with insufficient infrastructure, especially roadway infrastructure,” Buffington maintained. “Fleetwood Road is a rural roadway, one lane each way, that has a has a lot of cut-through traffic that runs north and south from Rt 50.” He added that it is not scheduled for any improvements by VDOT, such as shoulders, gutters, or widened travel lanes.

Buffington also pointed to the price-controlled housing as insufficient. “I’ve heard a lot of the comments … that we’re trying to get more affordable housing. Then why would only 32 out of the 246 units be affordable? And why would we be seeking all these setback reductions and seeking to increase lot coverage? That goes against making things cheaper. You build a bigger house, it makes it more expensive, not cheaper … I think we should keep [the zoning] as is for now.”

Letourneau cited earlier Board efforts to drive affordability naturally, not just to add affordable units. “We recognized [that] Rt. 50 has no capacity when you get east, and with all these people [who] are going to be coming down here, we could throw a billion dollars out and we’re not going to fix the problems,” he said. “I would support higher density here, but this is too much. And it’s out of sequence. I don’t get it.”

But the four members on the dais who supported the rezoning found that issues of school capacity, other construction in the area, and the need for road improvements could be overcome. Caleb Kershner (R-Catoctin) noted that the affordable homes would be a plus, and, he added, “I also know that this particular builder has built a number of other developments within the County that I find to be very attractive … I think it will be an excellent development.”

Supervisor Mike Turner (D-Ashburn) set aside concerns over the developer’s proffers to vote yes on the rezoning. 

The application was approved 4-3-1-1, with Supervisors Kershner, Turner, Sylvia R. Glass (D-Broad Run), and Vice Chairman Koran T. Saines (D-Sterling) in favor; Supervisors Buffington, Letourneau, and Kristen C. Umstattd (D-Leesburg) opposed; Supervisor Juli E. Briskman (D-Algonkian) abstaining, and Board Chair Phyllis J. Randall (D-At Large) absent.