RC FIELDS, JR. Associates
A PROFESSIONAL CORPORATION
LAND SURVEYING SITE PLANNING SUBDIVISION DESIGN
718 JEFFERSON STREET
ALEXANDRIA, VA 22314
TEL (703) 549-6422
FAX (703) 549-6452
January 3, 2003
Mr. Carl L. Sell, Jr.
President, Rose Hill Civic Association
P.O. Box 10891
Alexandria, Virginia 22310
Re: Highland Estates (1260-SD-01-1)
Dear Mr. Sell:
As submitting engineer of the above-referenced subdivision plan, I would like to address some of your concerns that are in your letter to Gursharan Sidhu of December 17, 2002.
Your geotechnical questions will be better answered by Chris Giese, P.E. of Law Engineering, but I will add having worked with Chris Giese before, I have complete confidence in his abilities in working on problem soil sites. R.C. Fields, Jr. & Associates have been working on infill sites like this for 25 years and we believe Highland Estates will be a welcome addition to Rose Hill.
Let me clarify that the plan proposes just one stormwater quality facility in the form of a Bio-Retention Filter (commonly called a Rain Garden). This Rain Garden will never pond water of more than one foot and will look more like a landscape buffer than the unsightly looking ponds you normally see in Fairfax County subdivisions. The Rain Garden will filter the on-site stormwater and then drain into the existing County storm sewer system.
In addressing your concerns about construction traffic, we will specify on the plans to have construction traffic routed the most direct way (i.e., Rose Hill Drive to Bee Street to Maryview Street). The subdivision cannot be accessed via Highland Street because of numerous reasons. The main reason being the Special Permit for Highland Park Pool does not allow for this. If this were allowed many trees would have to be cleared on the Pool site and this is not feasible.
The vehicle per day (VPD) count for a 10 lot subdivision is typically estimated at 100 VPD. We do not believe construction traffic will ever get anywhere close to that ultimate traffic count. Most of the on-site soil will remain on-site and distributed in yard areas, thus minimizing truck traffic to and from the site. Any unsuitable soils to be trucked off should be minimal.
The approved Preliminary Subdivision layout was designed to minimize new street construction and land disturbance around the perimeter of the site. Although you reference Lots 3 and 4 as pipestem lots, they meet all conventional zoning requirements and are not technically pipestems. Additional street construction could probably been done to get the same amount of lots, but we do not believe that is in the best interest of the community.
Your reference to Section 2-308 of the Zoning Ordinance and its relevance to density is incorporated into the Final Plans as shown on Sheet 2 of 17 of the Highland Estates Subdivision Plan. Average lot sizes of 13,576 square feet are well over the minimum requirements of 11,500 square feet. We feel that Highland Estates is a well designed project and not overly dense.
If you have any other questions or need a copy of the plan, please do not hesitate to call me.
R.C. Fields, Jr. & Associates, P.C.
R.C. Fields, Jr., L.S. President
cc: Stephen L. Morris, Morris Construction
Gursharan Sidhu, Fairfax County DQWES
Chris Giese, Law Engineering
Dana Kauffmann, Lee District Supervisor
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