The Peace Valley Lane property located in Mason District could be rezoned from R-3 to PDH-4, allowing up to seven homes to be built on the land, if an application by The Concordia Group is approved by Fairfax County.
The application for the rezoning of the 1.89-acre lot at 3236 Peace Valley Lane in Falls Church was addressed at the Mason District Land Use Committee (MDLUC) meeting at the Mason District Governmental Center on Tuesday evening where Will Collins, owner of the Concordia Group, shared details about the proposed seven homes to be built on the property.
“It’s my hope that the proposed plan addresses the concerns raised in the comprehensive plan process,” said Collins.
Peace Valley Lane, which is located north of Colmac Drive and south of Leesburg Pike and the Vinewood townhouses, is currently zoned R-3. Under an R-3 zoning, the property could accommodate five single-family homes, but the Concordia Group could build seven homes if the rezoning change to PDH-4 zoning (which will allow for the two additional homes) is accepted.
The application comes as no surprise since the Fairfax County Board of Supervisors approved the S11-I-B1 Peace Valley Lane property plan amendment to allow an option for up to seven single-family detached homes on the property back in May.
According to Collins, the seven single-family detached, two-story homes with brick and hardyplank exterior will have finished basements with two-car garages. The homes will be no higher than 35 feet in height and each home will have square footage between 2,800-3,600 square feet, said Collins. Homes one through four are about 15 feet apart. The expected base pricing for the homes will be in the high $700,000 to low $800,000 range. Collins added there will be a pedestrian woodchip covered trail leading from the homes to Colmac Drive.
The homes will be accessible from Route 7/Leesburg Pike through a private street, which some residents disagree with. Collins said the new plan protects the mature trees on the property, including a 52-foot red oak, and provides a buffer to surrounding properties. About 60 percent of the property will be occupied by the homes. There will be around 25 percent of open space preserved.
Addressing Stormwater and Other Resident Concerns
The Peace Valley Lane property has been a point of contention for residents for more than a year with residents from the Ravenwood Park Citizens’ Association, the Mason District Council, and other community associations outwardly opposing the plan due to the proposed density on the lot. One of the major concerns with the density was stormwater runoff.
Collins said the group has made the biggest strides in addressing the stormwater management program for the homes. He described the water as “sheet flowing downstream when it rains,” and so the group proposes to build an underground circulation trench in the west side to prevent flooding the homes downstream from the property. Collins said on-site water will be piped to the trench “where it will spread through vault system for both quantity and quality control.” The stormwater would outfall into existing stormdrain pipe.
The group has completed an initial infiltration test, but Collins said other tests will be performed over the next 30 days. The estimated cost for the system is around $150,000. The homeowners' association, which will be created for the seven homes, will manage the stormwater system.
Residents from the Ravenwood Park and Vinewood communities in attendance on Tuesday also raised concerns about parking and objected to opening up the access on Route 7, fearing it will create even more congestion on an already busy street in that community.
“This is the kind of thing that strikes me as how Fairfax County gets into the boat that it is in with traffic congestion and [overcrowded] schools,” said MDLUC committee member Stephen Smith about the application. “Just because someone asks for it, we shouldn’t say yes. Over time, we’ll have bigger and badder traffic and school problems,” said Smith.
Some residents doubted whether there would be ample parking for the homes. Collins said additional one-way parking will be provided in a Cul-de-sac within the community that will meet fire marshal standards, but some residents argued that one-way parking would not offer enough room for trucks and fire and emergency vehicles despite Collins' presentation.
Another public meeting with a more comprehensive presentation for the application is scheduled for January.