North County Governmental Center
Hunter Mill Land Use Committee
April 18, 2006
The meeting was called to order at 7:40 p.m.
Committee members in attendance – Edythe Kelleher (chair), Steve Cerny , Betty Little, Sarah Newman, David Gibson, and Bruce Wright.
Other attendees : Frank de la Fe (Hunter Mill District Planning Commissioner), Goldie Harrison (Hunter Mill District Office), Tom Greeson representing Cedar Chase, Peter Rinek (9433 Old Courthouse Rd ), Stu Mendelsohn (Holland & Knight), community members.
Summary:
PCA 1998-HM-020, Cedar Chase at Great Falls Owners Association, Inc. to remove the requirement for an on-road trail designated by a painted stripe. Committee recommend approval.
RZ 2006-HM-004, 9433 Old Courthouse Rd – Application for rezoning from R-1 to R-2 at Courthouse Rd./Trap Rd./Beulah Rd. intersection. Information only.
RZ-2006-HM-001 – Heritage Fellowship United Church of Christ – Questions and concerns from the audience only. Applicant provided no new information.
PCA 1998-HM-020, Cedar Chase at Great Falls Owners Association, Inc.- Tom Greeson, resident and agent for the applicant. The original plans called for a trail along Cedar Chase Rd. Because this development contains greater open space than most, lot sizes are smaller than without the open space. There isn't enough room for a trail. A painted stripe on one side of the road in place of a trail or sidewalk was proffered by the developer. There was some discussion of bollards instead of the painted trail but the HOA opposed those as well. HOA in 1992 agreed to the use of the painted stripe.
In the summer of 2005 the road was widened, removing the gravel shoulder on the north side. The road is now 30 feet wide. It is better for pedestrian traffic. Even with the widened road, the striped trail was still required by the county. This PCA was submitted at the end of 2005.
Eileen Milligan, first board member. When the HOA took over the common areas, they were made aware of the painted ped walkway. The builder was asked to remove the stripping and bollards. The HOA asked that if the bollards at least could be removed they would accept the painted stripe. The board felt they had no option regarding the trail.
Builder escrowed funds to paint the striping in order to be released from the bond.
$1500 escrow for striping. Money could be used for other purposes.
Would the community have widened the road to 30 feet anyway? Yes, we believe it's safer. An additional benefit of widening is the requirement to stripe only one side of the road.
The original plans contained the trail and homeowners bought knowing that.
The HOA board is willing to put the $1500 toward a future Reston Ave. sidewalk.
There were other trail proffers that the committee assumes were completed.
Motion to recommend approval passed 6-0.
RZ 2006-HM-004, 9433 Old Courthouse Rd, Peter Rinek. The proposal is for a rezoning from R-1 to R-2 in order to build 2 new houses on 1.77 acres. 1.69 du per acre. The site was formerly a nursery with many specimen trees. 7 trees will be replaced.
35 feet setback (R-1 usually has 40 foot setback). Proposing brick pavers in some areas to limit impervious areas.
Pavers will be used on driveways.
Neighbors are supportive and two of them want to be tied in to sewer with this property.
Drainage issues.
1957 age of existing house. Plan to re-do the entrance.
What is the zoning of surrounding areas? R-2 on other side of Courthouse, R-1 on same side with ½ acre lots (non-conforming). Comp plan is 2-3 du/acre.
Stormwater management – asking for a waiver. May also ask to be able to use a rain garden.
There is an entrance on Beulah that is now sod and is still being used. The proposed entrance near the 4-way stop is about 160' from the intersection.
Sanitary sewer is across the street and they will have to bore under the road to get it.
Have they been in touch with the HOA to the east? Yes, we've sent them info and will contact them.
Discussion about difficult pedestrian access in the area. There is no trail requirement on the property. There will be a natural surface trail at the point of the property, at the intersection of Courthouse and Beulah.
The houses are planned as 3800 to 4000 sq. ft. houses.
County wants houses back further than the 35 feet based on compatibility of R-1. Will require oaks, Japanese maple, etc. to be cut down. Alternative could be to proffer soundproofing in homes.
Applicant will return to the May meeting.
RZ-2006-HM-001 – Heritage Fellowship United Church of Christ. Stu Mendelsohn, Holland & Knight. The applicant has been meeting with residents and staff since the last meeting. Tonight he wants to hear about concerns to be able to address them before the next meeting.
Committee walked the site. Ms. Newman is the case manager.
Applicant has not made any changes yet.
Comments from the audience.
Kim O'Halloran-Cordray, Rees, Broome & Diaze, Courts of Fox Mill attorney. Met with Mendelsohn and Flynn and provided them with comments. Parking structure is the main issue given it's proximity to the existing houses. Also concerned about the size of the development. Want to sit down again with the church once revisions are developed.
Charlie Moses, HOA spokesperson. It's difficult to respond without any known changes. Hope we will have the opportunity to discuss the revised plans before a vote by the committee.
Frances Garvey, 12407 Brown Fox Way will see any parking structure from his house. He is very concerned about the development like this in an R zoning designation.
27 feet is the highest point of the parking structure, on the west end.
Height limit in residential is 45 feet.
The existing church height is about the same as the parking structure. 60 is max of church.
Mike Lockwood, 2426 Ivywood, People on the top of the parking structure will be able to look down into the homes. Concerned about the buffers and lack of evergreens.
Karen Herman, Stratton Woods, 12513 Kings Lake Dr, concerned about drainage which is currently terrible. Also concerned about screening. Size of structures seems out of scope given the size of the land.
VJ Bala 12506 Fox View Way, if 844 people is maximum, then 211 parking spaces is what should be required for parking. Could share parking with bank, Reston South Parkor and Ride, park across the street.
Catherine Geier 12525 Fox View Way – why was Christian Fellowship not allowed to expand on Route 7. Is this a precedent with the parking garage? Size of structure for existing space seems out of place. Noise will also be an issue.
Stu – It's not a precedent. ,With the McLean Bible Church, it's only one level and houses are set back much further.
Linda Moses 12376, we've tried to meet with the church and have only met with the attorneys. The BZA meeting is on the day of Oakton graduation.
Mr. Essen, 12511 Kings Lake Dr. Is there any consideration given to the traffic problems that will be created? The church is already approved for 844 seat maximum, although this was before the existing development.
David Beckenstein, at the last meeting there were alternative plans to the parking garage, and they were to be sent to people, and they have not been sent. Have asked for permits for previous parking and other things that have not been presented. Fire house has 1984 plan. Site plan on file in the county is not what exists on the ground.
Tom Mill 1238 Courts of Fox Mill. Special use permit is for a facility with seating for 844 but is not what is being proposed, which doesn't require R-2. Since they could hold much more, this is why they need R-2. Uses will be subject to special permits. The extra rooms are the points of concern.
The applicant is not prepared to discuss options.
Is the applicant looking at reducing the height of the garage. Looking at what we can do to mitigate the concern.
County ordinance requires 4-1 parking, which staff says is old and out of date. Most churches say it's 2-1. Many neighborhoods are concerned about less parking. Is the garage really necessary? The original garage concept was proposed to be able to save trees and open space.
Donna Turner, 1241 – If 844 plus 100 plus 350 in assembly is 1254 which is 314 spaces. Ordinance is 211 spaces, which is in 1984 plan.
Is footprint of parking garage counted as open space? No. Are roads counted? Applicant will check.
Has staff raised any issues? Open space, technical questions about drainage, etc.
The only waivers being requested are for the barrier options.
Re: drainage – Where will it go? Stormwater in Stratton Woods? Some into Stratton Woods Lake. Maintenance of the lake is a concern. We are required not to increase runoff, nor size of pipes. Overall there will be an improvement of the stormwater problems.
Stratton Woods community recommends that the application be not recommended for approval.
The applicant will be present next month.
March meeting minutes approved.
Meeting adjourned at 9:40 p.m.
