Hunter Mill Land Use Committee
February 20, 2007

Members Present: Steve Cerny, Sarah Chung, William Felmlee, Edythe Frankel (chair), Dave Gibson, Betty Little, and Sarah Newman

Members Absent: None.

The meeting began at 7:39 p.m.

1838 Beulah Rd., Sekas Homes, RZ 2006-HM-024

Kelly Atkinson and David Sekas represented the applicant. Ms. Atkinson said the only changes made since the last time the committee reviewed the plan are: (1) the infiltration trench location was relocated; and, (2) conservation easements were added in the back yards of lots 5, 6, and 7.

Ms. Little asked who would maintain the 35-foot easement provided on the Beulah Rd. frontage. Mr. Sekas said Fairfax County would maintain the easement.

Mr. Felmlee suggested that the “conservation easement” be labeled a “deed restriction” because use of the former term might suggest that the restriction is enforceable by a bona fide conservation organization rather than the property owners in the new development. Mr. Sekas agreed.

Ms. Frankel suggested that the applicant also dedicate the conservation easement to the Fairfax County Park Authority so it could be enforced by that agency in addition to the homeowners.

Ms. Frankel then noted the applicant would appear before the Planning Commission on February 23rd, two days hence, and asked for public comments.

A number of neighbors whose properties are located on Liberty Tree Lane, adjacent to lots 5, 6, and 7, voiced fears that the new development would cause flooding. Although they have met with Mr. Sekas, they still have concerns.

Jeff Anderson, representing the Hawthorne Homeowners Association, made a presentation and provided a handout outlining that group’s concerns. The group represents residents of the subdivision surrounding the subject property. Ultimately, the group believes the proposed 11 homes are too large and too many for the site. Accordingly, the proposal would not be compatible with the surrounding neighborhood.

Ms. Frankel asked Goldie Harrison if the planning staff recommends approval of the proposal. Ms. Harrison said staff is recommending approval.

Mr. Altenberger, a nearby resident, raised concerns about the efficacy of the stormwater management plan, which he said uses new technolgy that may not be fully proven. He suggested that the developer be required to monitor the trench system for five years rather than three. Mr. Altenberger said the adjacent community would prefer that the number of homes be reduced to nine. This would reduce the project to 2.25 dwelling units per acre, which is roughly the density of the surrounding neighborhood. Nonetheless, he said he has met with Mr. Sekas and is largely satisfied with the present proposal.

A resident of the Spring Lakes subdivision, which is on the opposite side of Beulah Rd., expressed concern about increased traffic and potential drainage problems. Another Spring Lake resident expressed concern about the proposed density. Spring Lake has a density of one unit per acre.

Mr. Sekas read a letter from Judith Young, an owner of the subject property, stating, among other things, that the property must be sold because of its high property taxes. He also said the project will improve current drainage problems on adjacent properties.

Ms. Little then moved to recommend approval of the application.

The ensuing discussion focused on the large size of the houses. Several committee members said Fairfax County should enact stricter standards for infill housing projects to limit the size of houses so that they would be more compatible with home sizes in adjacent neighborhoods.

The Committee then voted unanimously to recommend approval of the application.

West Ox Rd. (north side, .10 of a mile west of Lawyers Rd.), Winchester Homes. RZ/FDP 2006-HM-020

Winchester Homes representative Greg Riegle said 40% of the land area of the proposed 37-house development would be open space. He pointed to the wide buffers that would separate the proposed project and adjacent homes, the bird habitat that would be located on the northwest corner of the property, and a playground to be located at the northeast corner.

Mr. Riegle said the development would provide “over detention” of stormwater and would solve some runoff problems in the Glenbrooks Woods subdivision, which borders its northern property line. The developer would also dedicate land along West Ox. Rd. for its future widening. The adjacent neighborhoods support the development, he said.

According to Mr. Riegle, Fairfax County planning staff does not support Winchester’s request to rezone the property to PDH-2. However, he does not know why staff has taken this position since the surrounding neighborhoods are zoned PDH-2. He said, in response to a staff request, Winchester would provide an interim paved trail along West Ox that would be replaced with a permanent trail when the road is widened.

Mr. Gibson raised the issue of placing overhead power lines along the north side of West Ox underground. An engineer representing Winchester said when West Ox is widened, the grades and locations of the road will change. Since the preliminary engineering has not been done for the project, which may not occur for several years since it is not yet funded, it would not be wise to place the lines underground at this juncture because they may have to be relocated. Mr. Gibson reiterated his view that the lines should be placed underground.

Mr. Cerny asked Mr. Riegle what the County staff’s preference is as to rezoning the parcel. Mr. Riegle responded that he is unsure.

Ms. Newman suggested that the committee’s recommendation decision be deferred until further information is obtained from County staff. Ms. Harrison said she would request that a Planning Department representative attend the March committee meeting. The committee agreed to defer action. The Planning Commission hearing date is March 21st.

Valley View Partnership (south side Sunrise Valley Dr., .25 of a mile west of Centreville Rd.), RZ 2006-HM-019

Ina Stagg, representing Valley View, said County staff requested that the applicant create more green space on the subject property. In response to the request, Valley View proposes to use “grasscrete” to pave the fire lane rather than asphalt or concrete. More trees will also be added. Valley View has eliminated some parking spaces reducing the parking ratio to 3.39, which still exceeds the County minimum of 2.6. The Transportation Demand Management (TDM) proffer is still unresolved. Robin ____, Valley View’s transportation planner, said the developer proffered a 20% reduction initially. County staff initially asked for 30% and is now asking for 35%. This would apply to the entire site, including the two existing office buildings.

Ms. _____ said she believes that a 13% to 18% reduction would be more realistic at this time. When the Dulles Metro project is finished, a higher level could be attained.

Mr. Cerny expressed an interest in discussing the TDM strategy in more detail, but would hold off until the next meeting. Ms. ___ said she would provide him with the results of a study she conducted on the efficacy of the TDM program at Reston Town Center.

Mr. Felmlee expressed concern that the proposed parking garage expansion, which would 35 feet higher than the existing garage, would be not be aesthetically attractive. Project architect Robert Atkinson said he would devise a design solution that would make the breakpoint where the elevations change more attractive.

Mr. Gibson said he would like to see fewer parking spaces. Ms. Stagg said the number has been reduced to the minimum of what the market requires. Nonetheless, she said Valley View will look at further reducing the parking.

Ms. Newman expressed concern about the traffic impact on Sunrise Valley, which is already exceeding its design capacity. A lengthy discussion ensued. Ms. ___ pointed to planned improvements on Sunrise Valley and Centreville Rd. that should alleviate some concerns.

Mr. Felmlee asked if there would be enough room for a shuttle bus to stop in front of the building. Ms. Stagg said there would be adequate room.

Since the Planning Commission hearing is set for May 2nd, a recommendation decision will be deferred to March or April.

Woodland Park (north side of Sunrise Valley Dr., .10 of a mile west of Monroe St.), PCA 2003-HM-046

Woodland Park representative Elizabeth Baker said a new contractor had recently taken over the residential component of this already-approved mixed-use development. Because of current market conditions, the multifamily housing will now be rental rather than condominium. Woodland Park proposes two modifications to its proffers. The first involves placing a swimming pool and other amenities in a small area that was originally planned for open space. The new contractor believes that since the development will now be rental instead of condo, it needs to add the proposed amenities for marketing reasons.

Second, the existing proffers limit commercial development to 100,000 square feet until construction begins on the three residential buildings. Because of the change in contractors, Woodland Park may have to hold up development of some of the commercial area. Ms. Baker said she hopes that if everything goes well, the contractor should begin construction before this restriction would be effective. However, under the proposed modification, in the event that this does not occur, Woodland Park proposes to pay $25,000 into Fairfax County’s Affordable Housing Trust Fund on the first day of each month that residential construction does not begin. Commercial construction would then continue unabated.

Committee members agreed that the commercial developments at Woodland Park, including a grocery store and a Starbucks, are very much needed in the area and should continue without delay. Because of this, the committee felt the proposed modifications were reasonable.

The committee voted unanimously to recommend approval of the application. Planning Commission date is March 4th.

The committee then approved the December and January minutes.

The meeting adjourned at approximately 10:40 p.m.