Hunter's Valley, HUNTER MILL ROAD

COULD SOON GO FROM SCENIC BYWAY TO COMMERCIAL HIGHWAY!

2347 Hunter Mill Road - site of the proposed “Zoroastrian Center”, adjacent to the Church of the Good Shepherd, has been identified by Benchmark Senior Living of Waltham, MA (represented locally by DC based Iron Point Partners, LLC that is “a registered investment adviser, (who) manages a series of real estate private equity funds formed to invest in OPPORTUNISTIC real estate transactions” and the Reston based acquisition/development firm of Orr Partners) as a site for their breakthrough into the Virginia senior living market. 

·        Discussions have already begun with the Fairfax County Dept. of Planning and Zoning to pursue special exception approval from the Board of Supervisors that would permit them to wedge a 70,000 square foot, 3-story, 35 foot high roofline, now 86 bed assisted living facility on this lot.

·        Hunter Valley is currently zoned Residential Estate and is a peaceful, scenic, equestrian neighborhood with seven (7) parks (including Difficult Run Stream Park) within 4,158 feet of this proposed commercial development.  Horseback riding, cycling and walking trails currently run along Hunter Mill Road with the nearest riding/jumping ring just 1,404 feet away.

.        Consider your property values.  This is a unique community nestled in the center of Fairfax County.  Not many of these communities still exist.   

·        The Sunrise Assisted Living Facility, located appropriately in a commercial zone only 2.8 miles down the road, has a capacity of 100 beds.  Over the past three (3) years it has averaged eleven (11) EMS calls/month (FOIA from Fairfax County Dept of Public Safety Communications).

·        EMS traffic will greatly burden the flow of traffic on a road designated as a Virginia Scenic Byway, as well as add further to the congestion near the Toll Road entrance and the intersection of Hunter Mill Road and Sunrise Valley.

·        The addition of this commercial facility would require a rework/realignment of the entrance to it and the Church of the Good Shepherd.  What could happen next…another signal light?

·        1+1≠2!  The developers currently have a contingency on 10215 East Hunter Valley Road as well.  They’re proposing to patch this land together with the Zoroastrian property to create one (1) new “lot” to maneuver around the five acre hurdle.  Angelico Branch runs through this property too, so approximately 50% of that land is now environmentally protected by a Chesapeake Bay Preservation Area (RPA), as well as Fairfax County Park Land. 

·        There is currently no sewer connection to either of the proposed properties that would be combined to create the new "lot".  Both lots now have houses with only 2 full baths in each.  The proposed Zoroastrian complex was to only have 2-2 1/2 baths and limited to 120 seating capacity.  The sewage requirements for 117 beds would be significantly different than anything in the neighborhood!  The closest sewer pump station is over 800 feet away and is between 10110 & 10112 Garrett Street.

·        Want to learn more?  Please contact your Fairfax Country Supervisors office. Catherine Hudgins is the Supervisor for this area of the Hunter Mill District. 

WHY HERE…the developer has stated numerous times that they evaluated over 90 sites before selecting this one?

•               Orr/Benchmark is processing another application – (3.25 miles away) – this facility will be on PUBLIC SEWER, public water & steps away from the Wiehle metro. 

•                      Proposed ‘alternative’ on-site sewage septic system will NOT filter all pharmaceutical /industrial waste byproducts (86 elderly = est. 313,900 meds consumed/yr). Many downstream homes depend on their PRIVATE WELLS  for SAFE drinking water sourced from Angelico Branch Watershed… that flows into Difficult Run Stream.

•                      Fairfax Dept. of Planning & Zoning (DPZ) specifies Assisted Living/Memory Care Facilities’ land use as “institutional/commercial in nature” NOT RESIDENTIAL.  There are NO similar operating systems “approved for use in the particular circumstances and conditions”.  This would be the 1st Medical Facility in Fairfax County on SEPTIC. 

•               Proposed reserve septic field located 100% within an existing Conservation Easement on UNFIT SOIL for drain fields.  The applicant’s own test data proves there is NOT ENOUGH soil to handle the projected wastewater effluent (5 of 9  test borings hit bedrock at 12” & 28” vs. required 42” depth).  Why is this system “passing”?

•               Citizens also challenging 8,500 sf (18.7%) REDUCTION of existing Chesapeake Bay Resource Protected Area (RPA) submitted by developer.  New RPA Delineation Study keeps proposed septic drain field from encroaching into existing mapped RPA which would require review by the Chesapeake Bay Exception Review Committee (ERC).

•               The developer wants to expunge the Conservation Easement deeded to the County in 2004 to expand the Angelico Branch/Difficult Run Watershed Environmental Quality Corridor (EQC) established 1997 with initial 3 acres behind Church of the Good Shepherd to: preserve open space; provide pollution reduction; facilitate the movement of wildlife via an integrated network of ecologically valuable land and surface waters for present and future residents of Fairfax County.”

216 emergency vehicle trips/yr will COMPOUND TRAFFIC ISSUES & impact noise/light pollution affecting horses, wildlife, birds, pollinators & area residents’ health and safety.  It is 2+ miles from any commercial center or public transportation.

•               Proposed COMMERCIAL/INSTITUTIONAL building is EIGHT TIMES the average size of the 11 immediately surrounding RESIDENTIAL structures .  Approx length of the building = one football field. A 70,017 gross square foot, institutional-scaled building is NOT IN HARMONY with our rural residential estate neighborhood.

•               In order to meet Floor Area Ratio (FAR) Requirements of .15 the developer has managed to classify their main (taxable) entrance level as a “cellar” allowing 1/3 of their entire gross floor area to be subtracted from total density calculations.  If the “cellar” floor was included their FAR would be .24!  TOO DENSE for the R-E Zone.

•                      Hunters Valley is one of the few remaining affordable, close-in locations for Pony, 4-H & Scouting Clubs to access safe trails and outdoor training facilities.   Hunters Valley equestrian trainers and neighborhood boarding barns’ business will be negatively impacted - all will be put at risk.

•                Hunter Mill Road Corridor (7.2 mile) was designated a Virginia Byway in 2002 (HB 518).  It is eligible for the National Register of Historic Places. 

This historic road should have reasonable protection for its aesthetic or cultural value, leading to or within areas of historical, natural or recreational significance.