ROSE HILL RESERVE UPDATE
November 22, 2011
We are beginning to get new neighbors in Rose Hill Reserve, but there is a long way to go and many houses to sell before the community is finished. Here in Rose Hill, we still have a list of concerns that need to be settled before the County of Fairfax signs off the performance bonds the developer put up to ensure compliance with all ordinances and conditions. Numerous residents have individual issues that need to be resolved. Chief among them is damage to adjacent properties because of inadequate storm water and erosion controls. There are also outstanding landscaping issues that affect the buffer between the new homes and our community. In our opinion, neither the County nor the developer followed the conditions of development mandated in the approval to build way back in 2004. We also think that the County’s requirements for storm water management and erosion control are inadequate and need to be improved. I have written a letter to Supervisor McKay outlining all of our issues.
Supervisor Jeffrey McKay
6121 Franconia Road
Franconia, VA 22310
RE: Rose Hill Reserve
Dear Supervisor McKay:
As the first year of construction activity at Rose Hill Reserve comes to a close, I want to pass on some requests and suggestions that are designed to both make sure the neighbors are treated fairly and future development of this type has the benefit of 20-20 hindsight.
First, it is extremely important that Stanley Martin Homes be made to make the necessary repairs of damage to adjacent or nearby properties that have been brought to the attention of both the County and the developer. RHCA believes that there are outstanding issues that need to be addressed despite Stanley Martin’s position to the contrary.
Additionally, Stanley Martin Homes, in accordance with the conditions of the Special Exception that guided development, agreed to supplemental plantings in areas of the open space where there was little or no vegetation to screen neighboring properties. As of this writing, the agreed upon screening is not complete and some of the trees that have been planted have died. RHCA has a copy of the agreed upon supplemental plantings should the County or Stanley Martin Homes need the exact locations. We also ask that dead or uprooted trees in the buffer be removed.
We ask that the County withhold the release of any bonds held on the project until these issues are investigated and settled. RHCA is of the opinion that there are several incidents of damage that need to be addressed by the developer at no cost to the property owners.
Second, RHCA strongly suggests that the County review its ordinance that mandates effective erosion and sediment controls at the 10-year storm level. At the very least, the issue of soils types (such as marine clay) and slopes needs to be added into the equation. The County mandated controls for the Rose Hill Reserve project were woefully inadequate, particularly at the toe of the slopes along Carriage Drive and Haystack Road.
Prior to development, RHCA insisted on a condition that it thought would mandate controls in excess of the County standards. We call your attention to Condition No. #12 as part of the approval by the Board of
Supervisors for SE 2003-LE-036 dated June 17, 2004. Unfortunately, only ordinance requirements were imposed on Rose Hill Reserve, much to the detriment of the neighbors down slope.
Carl L. Sell, Jr.,
September 27, 2011
Over the summer, it has been one issue after another regarding the development of the new homes in our community. From constant truck traffic, arrogant drivers, dust, dirt and stones, high water on Rose Hill Drive and massive breaches of storm water erosion controls that inundated neighbors below the project, there has been one nightmare after another. And that comes on top of earlier landslides on the hillside leading up to May Boulevard, the use of Haystack Road as a haul route and the dramatic increase of truck traffic needed to dispose of marine clay on the site and bring in stable soil. At this point, we are concentrating on getting damage repaired. At its June meeting, RHCA agreed to mount a protest against all of the above by letting potential buyers know their new lots would-be in an area of marine clay. We have delayed that effort in the belief that resolution of the many claims will require cooperation among everyone involved. Examples include cracked interior walls from the truck traffic, standing water on Rose Hill Drive because of controls required by the County to clean debris from runoff, inadequate design to control runoff that has inundated yards, downed and leaning trees, dust, dirt, mud and stones kicked up by earth-moving machines and trucks. It should be noted that Supervisor McKay’s office has been very supportive of Rose Hill during this ordeal. As is often the case, Stanley Martin Homes is developing the site but was NOT involved in the original agreements among the county, the landowner and the community. And, the County staff dealing with the issue does not have the necessary background and understanding of the problems at the site. So, it behooves RHCA to constantly educate all those involved. Unfortunately, they don’t listen as well as they should.
June 27, 2011
The continuing parade of trucks on Rose Hill Drive and our internal streets has tried the patience of many in Rose Hill. The trucks apparently are necessary because of the need to remove marine clay and replace it with clean fill and the rebuilding of the storm water management pond. To coin a phrase, the marine clay issue is deeper than the developer and the county thought. At this point, I’ll try to stifle the urge to say “We Told You So!” Anyway, the actions by the developer in ignoring our concerns of late leads me to be concerned about disclosure of marine clay to prospective homeowners and protection of the open space between the new community and Rose Hill. Under conditions approved by the Board of Supervisors, the developer is obligated to inform prospective homeowners that the units are built on marine clay and the open space must remain undisturbed. Go to myrosehill.com, click on Rose Hill Reserve and read conditions numbers 9, 20, 23, 25 and 26. I plan to ask the membership for authorization to establish an information kiosk at the Wayside Drive entrance in order to inform those who inquire. The kiosk would operate for limited hours on Saturdays and Sundays. I also will be asking for volunteers to man the kiosk. There will be written material, including copies of the aforementioned conditions, available. If the location is not active, information will be available nearby. At the start of the development, the cooperation between Stanley Martin Homes and RHCA was outstanding and issues were quickly resolved. As the project grew, more problems arose and resolution became more difficult. The presence of subcontractors and independent truck drivers has made the situation more difficult. Therefore, I am concerned that Stanley Martin and its agents will not make the conditions clear to the prospective buyers. RHCA will provide the information in an effort to protect the new and existing homeowners.
May 6, 2011
Stanley Martin Homes, builder of Rose Hill Reserve, has begun work to remove the material from the landslide on a portion of the private property on the hill above Split Rock Road and Haystack Road. In addition to the original major slide, several others have popped up and need to be dealt with. Once the material has been removed, replacement soil will be used to fill the holes. Interceptor drains also will be installed to collect theground water on the hillside and channel it away in such a manner that it does not cause future slides. As soon as the County approves its engineering plan, Stanley Martin will install deep piers or caissons on the hillside that are designed to hold back the soil to prevent future slides caused by the shifting of marine clay. Caissons already have been installed on the other hillsides on the perimeter of the property. RHCA has supported the use of these piers or caissons from the beginning the process. While there is no full guarantee, they appear to be the best way to protect both existing and new homes from future slides.
January 23, 2011
On Sunday, January 9, 2011, workmen were observed constructing a model home on the site. The approved conditions of development do NOT allow work on Sunday. The County has notified Stanley Martin Homes that future violations will result in a Stop Work Order for the entire project.
Stanley Martin Homes has moved from a land-preparation phase to a home construction phase as 2011 begins. All the major earth moving has been accomplished, utilities have been installed and the entrance road has been paved. Work on the actual houses has begun and at least one of the model homes to be built near the entrance on Wayside Drive off Rose Hill Drive is undergoing the finishing touches. RHCA already has complained about work on the actual houses taking place on Sunday. Additional homes will be built as lots are sold, so expect that the construction crews will be with us for at least several years. The total build out is 46 homes. Stanley Martin estimates that each home will take 45 days or less to complete if all goes well. Because of soil and environmental issues, special care will be necessary and different for each site. To recap, more than 250 caissons have been drilled deep in the ground on the perimeter of the site to protect both existing and future homes. In some areas, retaining walls have been constructed to further protect both the property and offsite lots. Additional plantings have been installed in areas of the buffer zone where vegetation was lacking. As Stanley Martin begins the construction phase, be prepared to see a larger work force on the site. RHCA has cautioned Stanley Martin and its contractors to remember they are working in the middle of an established community. We have discouraged parking by workers on our streets and reminded them that littering is illegal. Residents are requested to report any violations. Get the license plate number of any violators so both Stanley Martin and, if necessary, the police can correct the situation.
December 23, 2010
The project is about to enter the actual building phase in January, assuming the weather cooperates. All of the caissons to hold the ground in place have been installed. The roads are soon to be paved and the last of the retaining walls will go in place as soon as the temperature allows the pouring of concrete. The next sounds you hear from the site will be the workmen actually building houses, or assembling them I should say as most of the homes are delivered to the site in pieces and then put together like a puzzle. The first two model homes will face each other as you enter the site off Wayside Drive. Homes will be built as they are sold, so expect Rose Hill Reserve to be under construction for some time. I have met with the construction superintendents and told them that Rose Hill will not tolerate speeding, errant driving, parking on our streets or the discarding of trash on our streets as they come an go from the job site. If you see anything untoward, please get the license number of the car and provide it to me. For the first offense, as long as it is not serious, I will notify the superintendent. The second time, I will notice the police. Please help us 'police' these visitors to our community.
December 2, 2010
The County has rejected a proposed plan presented by the developer's engineer to repair the landslide on the hillside located on private property near the end of Haystack Road. The developer has countered with another plan that proposes either the installation of piers filled with concrete drilled 30 feet into the hillside or the removal of marine clay and replacing it with new fill dirt. RHCA has voiced concern about the undercutting of the hillside in order to remove the marine clay because of its potential of causing additional landslides upslope. The site is nearing completion of land development and installation of utilities so the construction of homes can begin. Paving of at least some of the roads is expected to be completed within the next month. If the weather cooperates, the construction crews hope to begin work on the two model homes near the entrance at Wayside Place on Rose Hill Drive. A meeting is being scheduled with the companies and crew leaders involved in actual construction to remind them of the conditions under which they are to operate on the site. RHCA will remind everyone to remember that they are working in the middle of a community and are expected to obey traffic laws and not litter as they come and go. Deviation from the conditions of development could result in a stop work order that Stanley Martin Homes estimates will cost $10,000 per day. Those responsible for violations will be charged with the time lost by all. RHCA is particularly concerned that our community NOT be used as a dumping ground for trash as workers come and go. We ask residents to report any violations they see. Likewise, if you see a vehicle speeding or driving erratically, get the license number and let us know.
October 27, 2010
The engineer for Stanley Martin has submitted a plan to the County to repair the damage caused by the slope failure. It requires removal of dirt around and above the hole caused by the slide and placement of new soil in the area. I have reiterated to the County my concern that repair of the slope failure may be indicative of a larger problem and would like to see an evaluation of the entire hillside, including horizontal borings to determine if the lenses of clay at the surface go deeper than is evident by just surface probing. There are no piers to be installed designed to stabilize the hillside in that area and I am concerned that they are needed. I have voiced concerns about this in the past and now am more sure they are needed. On another front, the County Arborist, County inspector and I have walked the property to come up with a plan for additional plantings that will shield existing homes in areas where the buffer has little vegetation. There was no disagreement on the need and the County Arborist has suggested species that will thrive in specific areas. We hope to see the plantings begin to be installed within a month.
October 13, 2010
A recent slope failure (see photo) in the vicinity of the storm water runoff pond adjacent to Split Rock Road near Haystack Road has generated concerns on behalf of RHCA as to the stability of the entire hillside in that area. As a result, another slope monitoring device will be placed in the area and additional drain pipes will be installed underground to channel the water that originates on the top of the hill into the pond. In addition to usual surface water, there are springs in the area that can cause slope failure. Compounding the problem is the presence of marine clay, which swells when wet, potentially causing the ground to erode or shift. Certainly the most recent slide can be repaired. However, it is the long-range effect that causes concern. Although there are no houses to be built in the immediate vicinity of the slope failure, RHCA wants the County to determine if piers or caissons are needed in the area to guard against future damage. There are more than 250 piers being installed along the perimeter of the new development. none are in the immediate area of the slide. Results from the new monitoring station and the effectiveness of the pipes designed to dewater the site will provide answers. The slope failure is on property that was the subject of an off-site easement for construction granted some years ago. In an earlier development, the residents of a home on Split Rock Road experienced water runoff during a recent storm. Since the, the water from a portion of the hillside has been channeled into the pond rather than around the pond onto an outfall at the golf course property. In answer to several questions on the subject, there will be a 42-inch permanent fence around the pond when it is completed. The developer has been asked to install a temporary fence uphill from the pond.
September 30, 2010
A large number of Rose Hill residents attended the Sept. 28 RHCA meeting for an update on Rose Hill Reserve. Representatives of Stanley Martin Homes reported that all clearing is complete and the temporary storm water protection ponds and silt fencing is in place. Sewer and water lines are being installed. No impact on existing utilities are expected as the current lines apparently can handle the increase. The next major operation is the installation of approximately 250 piers to be drilled in the ground on the perimeter in various locations and then filled with concrete. This is designed to stabilize the hillside and protect the adjacent properties as well as the new homes. Several retaining walls also will be installed on the property. Paving of the interior roads will begin soon and hopefully be completed by November 15. Two model homes will be built near the entrance at Wayside Place and will serve as model homes. New houses will be built as they are sold although they will try to keep two or three units ahead so prospective buyers can tour the product. Actual construction of the homes is expected to begin next spring. Depending on the market, it will take a number of years before the project is completed. An issue outstanding is the placement of additional screening in areas of the buffer where there is little or no vegetation. RHCA has identified numerous locations and is awaiting a plan for additional plantings from Stanley Martin.
September 3, 2010
Over the past few weeks, issues involving truck traffic, scheduling of the installation of piers to stabilize the marine clay, dust and noise have been raised
RHCA discovered that a sub contractor was continuing to use Split Rock/Haystack and Greendale a haul road in violation of the agreement with RHCA. Truck traffic on those roads was to greatly diminish after the finished work on the temporary ponds and the May Boulevard hillside and the interior haul road was established. However, the developer began using subdivision streets to move dirt from one side of the site to the other in violation of the agreement. After RHCA threatened to petition the County to issue a Stop Work Order on the entire site until the interior haul road was completed, the truck traffic stopped. Then, it was reported that issues of additional reviews of the engineering data concerning the installation of the piers would hold up their installation. . RHCA didn’t object to additional review but did want it to be concurrent with the installation so stabilization could be accomplished sooner rather than later. The possibility of an oncoming rainy season could cause slides on an bare ground site. Everyone agreed to that approach. Several residents had complained about dust and the County has instructed the developer to make sure a sprinkling program is utilized to minimize dust. The developer further has been reminded to hose down the truck before they leave the site to minimize dirt on our community streets. Finally, we have contacted Zoning Enforcement in an effort to make sure the noise emanating from the site does NOT violate the noise Ordinance.
August 4, 2010
The renderings below depict the type of house that Stanley Martin Homes plans to build at Rose Hill Reserve. The roof lines are different than what we saw seven years ago, so I wanted to keep you updated. The difference is that the houses planned by Stanley Martin have a gable-style roof while the previous style had a hip roof. You can look at the previous drawings to see the difference. I see no problem with the change. My concerns about the development are to make sure the buffer is maintained and the safeguards necessary for building in marine clay are strictly enforced, along with no dynamic compaction, adherence to hours of operation, etc. We are working with Stanley Martin to develop a plan for additional landscaping in the area of Haystack Road and Split Rock Road and will post it when it is ready.
July 21, 2010
After numerous queries about the activity on the section of Rose Hill Reserve at Haystack Road and Split Rock Road, I met with representatives of Stanley Martin today. The work ongoing in this area involves the building of the ponds to control runoff from the site during construction. Since the developer is limited to clearing by the county, and the fact that the ponds are required to be installed first, the only access available was from Haystack/Split Rock. As soon as the work on the ponds is completed, the access for work will shift to Wayside Place. It is estimated that the current work will take an additional two-three weeks. After that, access from Haystack/Split Rock will be limited, if at all. The developer has been warned about speeding on Haystack Road by large trucks being used to haul wood chips from the site. It is estimated that there will be approximately a dozen trips per day. I remind all that there will be NO vehicular access from Haystack/Split Rock once the community is built other than for the County to maintain the pond. We are working on a landscape plan to help screen the pond from Split Rock. Hopefully, the Haystack/Split Rock phase of the site will be finished shortly except for maintenance both during and after construction. As everyone in Rose Hill knows, this is a extremely difficult site, more so than Stanley martin thought when they purchased it. For example, they hit en active water line that had NOT been marked by Miss Utility and did not show up on any plans. That caused a delay in development while the situation was cleared up by Fairfax Water and the County. I anticipate additional issues as they go along due to previous excavations on the site during the 1960s,We will be watching closely to make sure the site is developed in such a way that surrounding houses are protected. There are a number of retaining walls and in ground piers to be installed to make sure the ground doesn't shift. The County has approved a plan it says will solidify the hillside. Engineering has come a long way since Rose hill was first built, so lets hope the experts are right! Denuding a site for development is not a pretty site. Hopefully, the finished product will be an asset to Rose Hill.
June 30, 2010
ROSE HILL RESERVE UPDATE
The County arborist, inspector, representatives of Stanley Martin Homes and I walked the perimeter of the buffer this morning. Both eh arborist and the inspector agreed that the tree-save and silt fence was accurately placed. If you live adjacent to the property, everything between the fence and your property will remain undisturbed with the exception of a few dead trees that the arborist has ordered removed. There also are others that will be pruned and fertilized to help make sure they survive. We agreed that plantings of additional trees in the buffer area where there is little vegetation will take place this fall in order to make sure the plants survive. Plantings on then other side of the buffer fence from the existing homes will take place once the new homes are built. The next step for the developer is to clear an additional 30 feet INSIDE the buffer fence (away from the existing lots) so the installation of utilities can begin. Then, the installation of the piers to stabilize the site will begin. There will be a geotechnical engineer approved by the County on site at all times to oversee the site stabilization work. If you have any questions, give me a call or shoot me an e-mail. Complete information about this project is on our web site. Go to myrosehill.com and click on Rose Hill Reserve.
June 3, 2010
ROSE HILL RESERVE UPDATE
A large contingent of county personnel, VDOT, representatives from Stanley Martin Homes and some interested adjacent homeowners met Thursday morning to go over the plan form development and then walk the site to view first hand the buffer zone called for in the conditions of development approved six years ago. After an overview about what will be expected of the developer by the county inspector assigned to the project, a representative of the County arborist took over and outlined the conditions regarding tree save and preservation of the buffer zone. At the request of RHCA, it was agreed to look at certain specific portions of the site where the buffer zone could be increased or plantings could be installed to augment vegetation. The County arborist then led a walk of the perimeter of the buffer zone. At three separate locations, the buffer zone was modified to provide more space between existing homeowners and the new development. The next step is the installation of the fencing to delineate and protect the buffer zone from errant bulldozers. The fence also will act as an erosion and sediment control measure. After the fence has been installed, another walk will be scheduled to review the limits of clearing and grading and address specific trees that may be on the edge of the buffer. It is the arborist's goal to preserve as many trees as possible. RHCA will be contacted and will participate in that walk. Homeowners whose property abuts the site can expect to see work being done to install the fencing within a few days. They plan to start at the bottom near Haystack Road and Carriage Drive and work their way up, the slope. Although vehicles and materials for the fencing will access the site from Split Rock Road near Haystack Road, they will exit on Wayside Place.
We may have set a record for County and State inspectors gathered for a pre-construction meeting at one site. VDOT was there to make sure the contractors were aware of the speed limit (25 MPH), that school would soon recess for the summer and the road leading to the site must be kept clean. The hours of operation were reiterated and the developer was warned that operators showing up prior to the 7 a.m. start were subject to a fine of up to $1,000 for each offense.
This message also is posted on our web site, MyRosehill.com. Future updates will be posted on the web site, so check it out on a regular basis. Click on Rose Hill Reserve. The conditions for development and a site layout also are posted on the web site. E-mal me at if you have any questions.
June 1, 2010
ROSE HILL RESERVE DEVELOPMENT IMMINENT
Stanley Martin Homes has bought the property, located west of Rose Hill Drive and Cottonwood Drive and north of Carriage Drive and plans to begin development soon. I have had one meeting with the developer, the county inspectors and the engineers to make sure everyone is up to speed with the development conditions we negotiated six years ago. The next step is to walk the property to make sure the limits of clearing and grading respect the buffer area. The county arborist will be involved to make sure trees inside the buffer are preserved and extra planting is provided in areas were there is little or no vegetation in the buffer area. The conditions and a map are posted on MyRosehill.com. Click on Rose Hill Reserve. If your property abuts the development, read the conditions and keep an eye out to make sure they are followed. If you have any questions, let me know. You also should have been provided with a phone number for a representative of Stanley Martin. Under no circumstances should anyone representing Stanley Martin or the County enter your property without your approval. With the exception of some variations for utility lines, there is a buffer between all the existing properties and the development.
January 22, 2008
Emad Saadeh who has been coordinating the project on behalf of the landowners accepted our invitation to provide an update and expressed his regrets that the initial letter that all contiguous homeowners to the land received was incorrect. He encouraged people to respond to the corrected second letter since the process it initiates provides a documentation of current conditions which was a condition of the proffer that was negotiated to protect homeowners against possible issues related to land / construction development. The firm Vibra-Tech does a comprehensive inspection of the property with 75-80 pictures documenting their report.
IMPORTANT NOtE: It has come to the attention of RHCA that a number of homes which are contiguous to the property to be developed as Rose Hill Reserve did NOT receive the letter. We are in the process of double-checking what the developer sent out. However, if you did not receive a letter, contact Carl Sell at 703-971-4716 or via e-mail at email@example.com. In order to protect your property, it is imperative that you cooperate with the developer's agent who will inspect your home. That information could become VERY important should you have a later claim.
It was brought to Emad’s attention that at least two homeowners had not received either letters, only learning of it from the civic association and Emad indicated his records showed that five homeowners had not responded yet. The civic association requested a list of who it was sent to and who responded and will be following up with the homeowners who had not responded and Emad will be following–up as well as part of their own required due diligence.
An extension of the special exception would have to be filed in June with the civic association playing an active part of the process with coordination of the Land Use Advisory Committee and Rose Hill Civic Association being another condition of the special exception. Emad indicated that of the 37 conditions of the proffer, all but six have been met and so the owners are considering moving forward with plan approval which would “lock in” the special exception and end the process of requesting extensions.
A discussion on process and potential timelines occurred with Carl Sell reviewing that the plan is tied to the entity submitting it and any changes (bankruptcy transfers etc, material changes) would open up the plan for revision. The plan can always be revised but it does start the process again. With the current depressed market conditions, there is no timeline for development and many of the potential partners / developers expressed a higher interest in the as –right 59 lots instead of the special exception, 45 lots. Emad reiterated that it is their plan to work with the community on the plan that has been negotiated.
It was shared with Emad that neighbors have observed vehicle and human activity on the property with him committed to following up since there should be no construction activity. He will investigate and provide an update to the civic association but activity should be reported to the President or other officers to ensure that there is no illegal dumping or other unauthorized activity.
Two open issues were raised that were committed for follow –up, the additional plantings at a Carriage Drive property and a drilling hole that had not been filled properly behind a house on Rose Hill Drive. Outstanding issues should be reported to the civic association who will share with Emad in order for action to be taken.
The price point for the houses is still $800,000.
Traffic projections for the houses have already been built into the transportation plan which began a discussion around the increased traffic on Telegraph Road so Emad was thanked for his time and discussion ensued on that topic.
January 24, 2007
The County staff has finished its review. All that remains for final approval is for the owner to provide the County with bonds of a considerable amounts in order to make sure the project is completed as approved. This will help us avoid the previous development in the 60s where the developer started and then left after he had torn up the landscape. Bonds are for public facilities such as sewer, storm water management, roads, curbs, gutters and sidewalks, etc., as well as the methods necessary to stabilize the marine clay. At the January 23 RHCA meting, the County staff updated us on two outstanding major issues. The County has required the developer to install a system to drain the underground water produce by springs. This is in addition to the surface water produced on the roads, roofs, etc. The County also has required the installation of a series of concrete piers in the ground at up to 55 feet deep in order to stabilize the slopes. What is required is more extensive than had been submitted by the owner. Finally, we are still working with the owner and his representative concerning width of the buffer in specific places and tree plantings in the buffer where existing vegetation is sparse. After the developer puts up the bond, he will be able to sell the property to a homebuilder. Given the current market, the conventional wisdom is that isn't likely to happen anytime soon. It will be extremely expensive to develop Rose Hill Reserve because of the restrictions. The County staff told us on Jan. 23 that Rose Hill Reserve had been subject to an 'unprecedented review and imposition of restrictions that are in excess of any other proposed development on marine clay'. As always, we'll keep you informed.
November 30, 2006
At its November 28 meeting, RHCA voted unanimously to recommend to the Board of Supervisors that the Special Exception for Rose Hill Reserve be extended for up to one year. The SE is due to expire on December 21, 2006 unless a new plat is recorded among the land records of the County. That will not be done by that date and the owner has asked for additional time as the plan is going through the County land use approval process. The members present agreed that the conditions that accompany the Special Exception are in Rose Hill's best interest. The SE proposes a 45-lot subdivision as opposed to the original 59-lot zoning. County staff will be at RHCA's January 23, 2007 meeting to update us on the plan.
Carl Sell, President
November 7, 2006
The Special Exception for Rose Hill Reserve expires on December 21, 2006. If it is not extended, the zoning will revert to the R-3 classification with 59 lots that originally was approved in the 1960s. As of Nov. 3, the Board of Supervisors had NOT received a request for an extension from the owner. Supervisor Kauffman has asked for a recommendation from the community as to what action to take should an extension be requested. We will discuss this issue in depth at our Nov. 28th meeting. It is suggested that you read the development conditions approved with the Special Exception back in June 2004. They are available as part of this section of MyRoseHill.com. Copies also will be available at the Nov. 28 meeting. Please plan to attend the Nov. 28 meeting to hear updated information and participate in the discussion before RHCA takes a position on any extension request. IF no extension is granted, the Special Exception will automatically expire.
Carl Sell, President
Sept. 12, 2006
Many of you have noticed surveyors working on the Rose Hill Section IIII property. They are resurveying the property at the request of the County. The site plan is in its second submission, which means that the first one was returned to the owner for problems, corrections, etc. The resurvey is one of the things cited by the county in its return of the plan. Once again, I have notified the County and the owner that we expect a briefing at a meeting prior to any approval of the plan.
Carl Sell, President
June 21, 2006
The County has approved the third submission of the soils report for Rose Hill Reserve. This does NOT mean construction can begin! It only clears the way for the submission of a revised site plan that will be checked to make sure it complies with County ordinances and the terms of the Special Exception adopted two year ago. We have asked the County engineer to brief us at a meeting in advance of any action that would involve final approval of a site plan. RHCA will continue to monitor the process and will keep you informed.
Owners of property contiguous to Rose Hill Reserve SHOULD read items 10-14 of the conditions established when the Board of Supervisors approved the Special Exception allowing development on the site. These conditions outline a process to protect you in case of any damage caused by the development. (Link to Development Conditions for Rose Hill Section III) I strongly urge you to be familiar with these conditions should the site plan be approved. If you have any questions about them, plan to attend the special meeting that will be called prior to any approval. RHCA insisted on these conditions to protect your property.
Carl Sell, President
Proposed Development of Rose Hill Section III
The following graphics are provided for informational purposes only. They are, in many cases, the proprietary products of the developers or their agents and are not to be used for any purpose or promotion without permission.
All graphics are conceptual in nature. (Click on small images to enlarge to full size.)
Conceptual Design Downhill View
Rose Hill Reserve Entrance Sign
Conceptual Design Uphill View
Original Plan for Rose Hill Section III R-3 - 59 Lots. This original plan provided no open space and through streets.
Proposed Development for Rose Hill Section III Clustered R-3 - 45 Lots. The clustered design provides for 50 percent open space and a closed cul-de-sac community.
Proposed Development for Rose Hill Section III Clustered R-3 - 45 Lots. The open space will remain as a conservation area.
Relevant Documents Development Conditions for Rose Hill Section III
As approved by the Fairfax County Board of Supervisors
June 17, 2004
RHCA Home Page