Loudoun County Planning Commission Work Session – October 9, 2025

On October 9, 2025, the Loudoun County Planning Commission held a work session focused on the West Belmont rezoning application. After staff and applicant presentations and extensive commissioner discussion, the Commission voted to send the application to another work session rather than forward it to the Board of Supervisors with a recommendation. The Commission also approved prior minutes, received disclosures, and reviewed an October 28, 2025 public hearing item.

Call to Order, Minutes, and Disclosures

• The Commission approved the September 11, 2025 work session minutes on a 7-0-1 vote. Commissioner Frank abstained because he was not present; Commissioner Banks was absent.
• Several commissioners disclosed meetings about West Belmont with the applicant team, Supervisor Turner’s office, and representatives of the existing Belmont Green community. One commissioner also disclosed a meeting about Valley Commerce Center.

Work Session Item: LEGI-2024-0018, West Belmont / ZMAP-2024-0003

• Staff presenter Alison Burton (the agenda identifies the project manager as Allison Britain) reviewed the 27.36-acre site on the southeast side of Belmont Ridge Road, southwest side of Portsmouth Boulevard, bisected by Winkle Drive in the Ashburn District. The property is zoned PD-H3, is part of the Belmont Green community, and is located in suburban neighborhood and suburban mixed-use place types.
• The applicant seeks to rezone from commercial to residential with a commercial zoning district for up to 318 residential units and 11,000 square feet of commercial uses across seven land bays. Staff noted changes since the July public hearing: density reduced from 361 to 318 units; elimination of the proposed LITEC affordable multifamily attached building; increased multifamily stacked units and decreased single-family attached units; roughly one additional acre of open space; a larger 2,500-square-foot community building; two EV charging stations; a construction management plan; and a signal warrant study for Portsmouth Boulevard/Nightwatch Street. Staff also noted a correction to the staff report’s reference to that intersection. Staff reported the application proposes 43 total affordable housing units, four more than the zoning ordinance requires.
• Staff raised considerations for the Commission: unit sizes, affordable unit quantity, and housing type diversity relative to the suburban compact neighborhood place type; open space quality because about half of the proposed open space is landscape buffering; the community building’s usability and potential cost; crosswalk connectivity between land bays; the traffic signal study and a potential cash contribution; and a fire/rescue contribution of approximately $3,080 for the non-residential square footage.
• Applicant counsel Colleen Gillis of Curata Partners, with TAPCO Properties and the project team, said they had responded to community and commissioner feedback. Highlights included commitments to smaller unit sizes: at least half of single-family attached units under 1,950 square feet, at least 20% of all units under 1,900 square feet, at least 75% under 2,200 square feet, and later an added commitment of 25 single-family attached units under 1,700 square feet. The applicant also committed to no construction traffic through Belmont Green, street-tree preservation along Portsmouth and Winkle, road improvements near Belmont Station Elementary School, and a study of the Winkle Drive/Portsmouth Boulevard intersection with signal installation if warranted.
• On open space, the applicant said the proposal meets the zoning ordinance’s 15% requirement and reaches 19% if buffers and screening areas are included. The applicant argued the suburban compact neighborhood place type calls for 10% open space and that areas around the community building can count as civic space. Staff had referenced a 15% General Plan open-space expectation for the site and noted the civic-space percentage varies by place type. Commissioners questioned the usability of narrow landscaped strips and asked for additional trails, seating, pollinator plantings, or similar activation.
• Parking was discussed at length. The applicant stated 852 spaces are required under the 2023 zoning ordinance and 940 spaces are provided, counting garages at half credit per the ordinance. They said each land bay independently meets its parking requirement and that they would work to memorialize parking commitments in the proffers. Commissioner Combs and others pressed for a clear commitment because bedroom counts were not yet final.
• Commissioner positions varied. Commissioner Combs praised the application and moved to recommend approval. Commissioner Frank opposed because of the loss of townhomes to stacked condos, eliminated setbacks/buffers between commercial and residential, street-connectivity changes, and loss of civic space from the original Belmont Green approval. Commissioner Motoretti wanted one more work session to improve open-space programming. Commissioner Jasper preferred incremental refinement. Commissioner Barnes opposed due to lack of designated rear yards and the dumpster location. Commissioner Miller supported the application, called it a good infill project, and defended LITEC affordability as serving households earning about 60% of area median income, approximately $98,000 for a single person. Commissioner Myers made a substitute motion to send the item to a future work session, and it carried.
• Commissioner Myers also criticized universal design proffers such as front-load washers and dryers, lever door handles, bathroom blocking, outlet heights, and smart thermostats as beyond the proper scope of proffers. Staff clarified that universal design is not required by the county and is raised as a recommendation rather than an outstanding issue.

Briefing of October 28, 2025, Public Hearing Items

• Staff briefed the Commission on a comprehensive plan amendment (CPAM) related to electrical infrastructure. The proposed amendments would strengthen county policies on the location and design of high-voltage transmission corridors, encourage co-location and expansion of existing easements, prioritize commercial/industrial areas over rural/residential areas, support undergrounding, and clarify policies to influence State Corporation Commission decisions.
• Asked whether the CPAM has “teeth,” staff responded that it is a guide that providers and state/federal agencies must consider, but the county does not have final authority over transmission line siting.

Administrative Items and Updates

• Staff noted returning work session items for November 13, 2025: Valley Commerce Center, Quantum Park, and West Belmont. The November 20, 2025 public hearing is expected to include Commonwealth Center Motor Club and an AFD item.
• Commissioner Myers raised concerns about delays in the “Happy Paw” matter and asked for a briefing on zoning enforcement policies while violations remain pending. Staff said they would arrange a briefing.

Key Outcomes

• Approved the September 11, 2025 work session minutes by a 7-0-1 vote.
• Commissioner Combs moved to recommend approval subject to a list of revisions; before that motion was voted on, Commissioner Myers’ substitute motion to send the West Belmont application to a future work session was approved 8-0-1, with Commissioner Banks absent. The item is expected to return in November.
• The Commission directed the applicant and staff to incorporate the commitments discussed, including unit-size reductions; 25 townhome units under 1,700 square feet; memorialized parking allocations; additional crosswalks; activated open space/amenities around the community building; fire/rescue contributions for residential and non-residential uses; optional sprinklers with educational material; school-hour construction traffic restrictions; dumpster relocation/screening; and broader community access to the community building.