Trail Waiver# 8945-WTL-001-1:
|Article Prepared By Robert Michie
Trails and Sidewalk Committee, Lee District
Last Reviewed: 1 June 2011
Rose Hill Manor has filed a Subdivision Plan (8945-PL-002-1) to demolish existing structures, located at the intersection of May Boulevard and Silo Road in the Rose Hill area of Fairfax County. The existing structures comprise a child care and child development center. The Center will be replaced with a subdivision of twelve houses. The existing structures includes heavily remodeled farm buildings from the 1940's, including two prominent silos.
An approximately 400-foot section of frontage along May Boulevard has triggered the requirement for an 8-foot Type I trail. The County has asked that the trail be placed on the North edge of the property and run westwards towards the Greendale Golf Course. The trail will begin on May Boulevard, and terminate in a large wood significantly short of the Golf Course. Applicant's Request: waive the trail requirement because:
Map 1: Map of Subject Area. Property highlighted in color.
Map 1 shows the future location of Rose Hill Manor in yellow (it is labeled "Meadow View Swim Club"). The existing trail from Rose Hill Apartments to Kingstown is shown in red on the left side of the map. The green diagonal line in the center of the map represents the proposed trail along the Dominion Power easement. Note the location of Tree Top Lane just to the North of Rose Hill Manor.
The Rose Hill Manor subdivision will replace a Kinder-Care center that has been in operation since the mid-1980's. May Boulevard and its connecting streets to Rose Hill Drive are single-family residential, and do not generate a lot of traffic. The Kinder-Care facility itself is probably the major trip generator West of Rose Hill Drive. Approximately 400 feet of sidewalk will be added to May Boulevard as part of the new subdivision. There are no existing sidewalks in the area.
The Southeast Quadrant Trails Map does show an on-road passage to the north of the property along Tree Top Lane. The Trails Committee Future Trails map recommends an eight-foot wide asphalt trail adjacent to the property, but clearly within the Dominion Power easement which parallels the northern edge of the property. The applicant is wrong saying that the proposed location on the countywide trails map is "unclear."
There is already an existing eight-foot asphalt trail, which starts in the parking lot of Rose Hill Apartments and runs all the way into Kingstown. The existing trail also makes use of the same Dominion Power easement for much of its length.
Field inspection shows hooking into the existing trail will require less construction if work is started at the bottom of Tree Top Lane, as the applicant suggests. Redevelopment may have to wait because the 2011 Area IV Master Plan has notes about the difficulty of RH4 (Lehigh Community Planning Sector) soil conditions that could discourage redevelopment.
Another concern is that the Area IV Master Plan says that the Greendale Golf Course should develop golf-related activities during expansions. The trail along the Northern edge of Rose Hill Manor will stop considerably short of the Golf Course. FCPA will probably not support the proposed trail as it is not part of the golf-related mandate.
Field Check 30 May 2011
Approve the Waiver for the following reasons:
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