Important Update  ---------- August 4, 2010

ROSE HILL RESERVE UPDATE

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 sellcarl@aol.com 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

1. 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 sellcarl@aol.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.

2. 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.

3. 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.

4. 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.

5. 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.

6. 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.

7. The price point for the houses is still $800,000.

8. 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
RHCA

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
RHCA

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
RHCA

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
RHCA

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

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