Supervisors Delay Vote On Single-Family Home Development Near Brambleton

ASHBURN, VA — On Wednesday, the Board of Supervisors delayed consideration of a single-family housing development proposal in Loudoun County west of Brambleton until July.

The Arcola Farms proposal calls for rezoning of 80.28 acres to allow 307 single-family homes. It includes 39 for-rent single-family homes designated as affordable housing. According to the applicant, the Brambleton homeowners association board voted to annex the development if approved, giving residents access to Brambleton's amenities.

One discussion about the proposal has been whether it appropriately provides a transition area between rural land and suburban developments. The proposed development is within a transition small lot neighborhood, which is envisioned as having a density up to four dwelling units per acre, building heights of one to three stories and surrounding natural buffers to screen them from nearby developments and roads.

A county staff report said the proposal is not ready for board action, citing inconsistency with the transition small lot neighborhood and the county's fiscal and transportation policies.

"The proposal for a densely packed, single-family subdivision does not meet the [transition small lot neighborhood] Place Type recommendations," the county staff report reads. "The layout has the appearance of a traditional suburban neighborhood. The proposed housing density must work with the other elements of the proposal, including open space, amenities, and the viewshed from the surrounding roads to create a cohesive neighborhood."

Supervisor Laura TeKrony (D-Little River District), who made the motion to delay the board's decision, believes the development follows the "spirit of the [transition policy area" with single-family detached homes and 50 percent open space. She also supports the developer's plan to widen Ryan Road to four lanes.

"I am a very big advocate of the transition policy area. I have spent my whole activist time living in Loudoun County and protecting the area, and I do think that this area however is surrounded by properties that are single-family detached and they are very similar in design and look as this development being proposed.

Some supervisors have expressed concerns that the homes wouldn't be affordable as intended. Tekrony wants to work with the developer to make the small lots and units more affordable to ensure they aren't million-dollar homes.

Another consideration is the impact of new development on Loudoun County Public Schools. The county staff report estimates the 307 single-family homes would generate 270 students, including 113 in elementary school, 65 in middle school and 92 in high school. A new high school (HS-14) opening in spring 2027 will adjust high school boundaries and enrollment in existing schools.

"If we're anticipating various changes which are going to be moving students into the [high school 14], we just have to figure out what's that capacity like when you add this in," said Supervisor Letourneau (R-Dulles). "It may well be that it's not a problem, but I'm just saying [high school 14] has kind of become the cure-all for every development that's happening everywhere around here, and we have to be a little bit careful about what the cumulative impact is of the board decisions to date."

The Board of Supervisors will again take up the proposal at the July 2 meeting.