Hirst Road Final Charrette Report 07-09

7/29/2019 Hirst Road Final Charrette Report 07-09

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LoudounCountyDesignCabinetHirstRoadCorridorPurcellvilleCharretteApril17,2009SummaryReport


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TheDesignCabinetTocomplementLoudounsgreatnaturalbeauty,andtoreinforceitssenseofplace,identity,and

community,theLoudounCountyDesignCabinetwasformedin2002andaimstoencouragethehighest

qualityphysicalenvironmentthroughtheuseofurban,architectural,landscape,andecologicaldesign.

ToassisttheDepartmentofEconomicDevelopment,theCabinetprovidesaforumfordiscussionandadviceondesignrelatedissues,projects,andopportunities.Asavolunteergroupofdesign

professionals,theCabinetalsoundertakesspecialdesignrelatedbrainstormingmeetingsthatprovide

significantcommunitybenefit.By2009,theCabinethascompleted20ofthesecharrettescountywide.

Inearly2009,theDesignCabinetwasapproachedbyofficialsfromtheTownofPurcellvilleandaskedto

examinetheHirstRoadareaofthetown.TheDesignCabinetdiscussedtheissuewithTownof

PurcellvilleZoningAdministratorandDesignCabinetMemberMarthaSemmes,andagreedtoholdthe

charretteinthespring.

TheHirstRoadAreaBackground&StudyAreaExistingLandUseTheHirstRoadcorridorareastudiedinthecharretteincludesapproximately50acresoflandalongHirst

RoadandNorthMapleAvenue,mostofwhichisundeveloped.Itisasignificantgatewayentrance

corridorforthetown,locatedontheaccessroadtothetownsonlyinterchangewiththeRoute7

Bypass.Someofthecorridorishighlyvisiblefromthebypass.

HirstRoad,constructedwiththebypass,servesasanimportantcollectorroadforthetown. The

charretteareaincludesthelandwestofthenewPurcellvillePublicSafetyCenter(LetterAonmap

below)andeastoftherecentlyopenedINOVAMedicalOfficebuilding(B),aswellassomelandwith

industrialbuildingslocatedoffofNorthMapleAvenue(C),acrossfromLoudounValleyHighSchool(D).


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GeneralStudyAreaA=PublicSafetyCenter

B=InovaMedicalOffice

Building

C=ExistingIndustrial

BuildingsincludingLoudoun

StairsandL.B.Mason

ExcavatingCompany

property

D=LoudounValleyHigh

School

E=SouthForkCatoctin

CreekFloodplain:in

conservationeasement

F=SuzanneKanePark:in

conservationeasement

G=Stuparpropertysouthof

Route7

H=Chapmanproperty


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TheSouthForkCatoctinCreekfloodplainrunsalongthesouthernboundaryofthewesternpartofthe

corridoralongHirstRoad(E). Thismajorfloodplain,mostofwhichhasbeenplacedinpermanentopen

spaceeasement,isthetownsmostprominentstreamvalleyandismostlyforested. Furtherwest,the

floodplainareaisincludedinthetownsSuzanneR.KaneNaturePark(F). Theentirestreamvalleyin

thisareaisusedbyLoudounValleyHighSchoolstudentsandteachersinnaturestudy,andanaturetrail

builtbythestudentsrunsthroughpartofthevalley,withplansforanoutdoorclassroomontheINOVA

site.

Therearesixparcelswithfiveownersinthecharrettearea. One3.55acreindustrialproperty,the

formerL.B.MasonExcavatingCompanyatN.MapleAvenue,isvacant,butcontainsindustrialbuildings

andasmallofficebuilding. ItisthesiteofthetownsfirstSouthernStates. Thephotobelowisofthe

L.B.Masonfacility. It,alongwiththeadjacentindustrialproperty,isaccessedacrosstheW&OD

RegionalTrail,whichyoucanseeintheforeground. Thetrailbisectsthecorridoralongitssouth.


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TheotherdevelopedindustrialpropertyjusteastofLBMasoncontainsLoudounStairs,anactivestair

manufacturingoperation. Thepropertyisonlypartiallydeveloped,withabout10ofthetotal12acres

stillvacant.ThephotobelowshowsthedevelopedportionofthispropertyfromthefrontofLoudoun

ValleyHighSchool.

Thelargestparcel,at20.43acres,isownedbyBrankoStupar,Est.andfrontsonHirstRoadwestofthe

Hirst/MapleAve.intersection(LetterGonthemap).Itisundevelopedandcoveredwithscrub

grass/smalltrees,withoneareaofsubstantialforestcoveradjacenttotheSouthForkCatoctinCreek

streamvalley.


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TheStuparpropertyisveryprominent,beinglocatedattheverybusyintersectionofNorthMapleand

HatcherAvenueandbeingvisiblefromtheRoute7Bypass. JustwestoftheStuparpropertyisan

undevelopable1.56acreparcelthatisentirelyinthestreamvalleyandisopenspacebelongingtothe

WrightFarmhomeownersassociation(alargelotresidentialsubdivisionontheothersideoftheRoute

7Bypass).


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Thefinalparceltobeincludedisa12.04acreparcel(LetterHonthemap)alongHirstRoadbetweenthe

INOVApropertyandtheWrightFarmHOAparcel.ItisownedbyChapmanBrothers,LLC.Mr.Chapman

alsoownstheINOVAbuilding,siteofthecharrette.MostofthisparcelisalsovisiblefromtheRoute7

Bypass.

This12acreparcelincludesapproximately5acresofclearedlandfrontingHirstRoadthatis

developable,with

the

remaining

mostly

forested

land

in

the

stream

valley

in

open

space

easement.

The

developableportionincludesanupperandlowerarea. Thereisasinglefamilyresidentialneighborhood

throughthewoodsabovethisproperty. Thedevelopableportionisshowninthephotobelow.


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ExistingZoningAllofthefloodplainareasnotedaboveareinafloodplainoverlayzone. TheChapmanBrothers,L.B.

MasonandLoudounStairsparcelsarezonedC1OfficeCommercial. Thepurposeofthisdistrictisto

provideforplannedofficeparkswithlimitedsupportingretail.Lodgingfacilities,banks,andindoorand

outdoorrecreationalfacilitiesarealsopermittedbyright,andrestaurantsarepermittedinalimited

manner.

ComprehensivePlanPoliciesTheadoptedPurcellvillecomprehensiveplanrecommendsthisareaforprofessionalofficedevelopment

toprovideanareadedicatedforprofessionalofficeorsimilaruses. Theplannotesthattherehadbeen

limitedspacedesignatedforsuchusesresultinginofficesscatteredwithinthetownsretailand

industrialareas.Duetotheprominenceandvisibilityofthisgatewayarea,theplanrecommendsthat

developmentinthisareaincludeattractivelandscaping,architecturalfeatures,andparkingthatis

screenedfromview.

Theplanalsorecognizestheimportanceofprotectingthecharacterofthetownsentrancecorridors.

Thecommunity

design

chapter

includes

the

following

guidelines

for

town

gateways

and

entrance

corridors:

Entrywaysintotownshouldbeinvitingandincludeattractiveandappropriatecommunitysignage.

Gatewaysshouldincorporatedesignstandardsforarchitecture,landscaping,sitedevelopmentand

placementofstructuresonthesite.

Treesandlandscapingshouldbeincorporatedintoentrywaystoenhancetheappearance.

Gateways&entrycorridorsshouldsafelyaccommodatepedestrianandbicycles.

Thetown'sboardofarchitecturalreviewmustapproveallnewnonresidentialbuildingsandanychanges

oradditions

to

existing

nonresidential

buildings.

GroupDiscussion&InitialInputOnthemorningofApril17,2009,DesignCabinet

membersmetattheInovaLoudounMedical

BuildingonHirstRoadinPurcellvilleforthe

charrette.

GreetingtheCabinetwasPurcellvilleMayorRobert

Lazaro,whothankedthecabinetmembers,the

businesscommunity,membersofthetownplanning

commission,andotherattendeesfortheir

participation.

MiltHerdandMayorLazaro,right


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Followingintroductionsbytheparticipants,DesignCabinetChairAlanHansen,assistedbycabinet

memberMiltonHerd,askedtheattendeesaseriesofquestionstoelicittheirviewsonfuture

developmentintheHirstRoadCorridor.Theircommentsareroughlygroupedbycategory:

HowCanTheStudyAreaofMultipleParcelsBecomeGreaterthantheSumofitsParts? Youmustfirstconsiderthan13ofthe50totalacresareinconservationeasement. Thecommunityneedshospitalityservices:ahotelforBabeRuthbaseballandPatrickHenry

College.

Itshouldincludeamixofresidentialandretailuses. Developershadtriedtoconsiderhotelsintheareaseveraltimesinthepastbutthehotel

industrydoesntseethenumberstheyneedtobuilda100roomhotel,buttheydontwantto

builda30or40roomhotel.EvenconsideringanexchangewithPatrickHenrywhererooms

wouldbeusedfordormitoryspaceuntiltheywereneeded,thenumbersdidntwork.This

locationisidealforasmallhotel,butchainsarenotinterested.Weneedtogoagainstthe

traditionalhotel

mentality.

(multiple

responses,

group

discussion)

Alsomissingfromthecommunityismeetingspaceformorethan50people.TheCarverCentercanhold120,butitsnotsetupformajorbusinessmeetings.

Whyhavethischarrettenow?[Answer:ItwasrequestedbytheMayoratthistime.Wereluckytohavethisexpertiseprovidedforus.Weveannexedland,andthisgivesusmoresayinour

futuredevelopmentthanwehadinthepast.]

Wedontwantthisareatobe234inManassas. Imheretoseewhatthetownwants,notjustwhatIcangetoutofmyproperty. Nowisthechancetobeaheadofdevelopmentpressure. Thegoalofourcomprehensiveplanisa30/70splitbetweenbusinessandresidentialtaxbase.

Weneedtobeefupthebusinessbase,andthisisanopportunitytoincreaseit.

JimBrownellandIdevelopedtheindustrialpropertybufferedfromRoute7.Thispropertywasslatedformanufacturingandfuelstorage,butwemadetheconsciousdecisiontomakethe

facadesupgradedtobemoreupscale.Thisareacouldhavebeenafueldepotoraconcrete

plant,butweaspropertyownerswantedtomakeagoodpresentation.Whatistherightmix?

Imnotsure.Wedontwantadeadspace,butsomethingthatpresentstoRoute7inalively

niceway.

Wewanttobetruetoourheritagefarmingandrailroads,asseeninthepublicsafetybuilding. Wealreadyhave$24millioninleakagefromfolkslookingforretailandrestaurants.Notall

commercialdevelopmentistaxedthesameway.Seniorhousing,smallhospitality,andretail

couldallworktogether.

Assistedlivingisimportant.Niceprivateorganizationsaredoinggoodprojects.


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Yesthereisashortage,butImleeryofapartmentsorcondosalongthiscorridor.Imleeryoftheaccessneedforassistedlivingrightalongthehighway.

Creatingasenseofplaceisachallengewedontwanttosuckthelifeoutofthecenteroftown.Weneedtoworkwiththenaturallandscape.

Theartsandcraftsdesignofthesafetycentersetsthetoneofthetownifitfollowsthatitwillgiveasenseofplaceanddrawothers.Itfitswiththeearly1900shistoryofthetown.

Recommendedstylesisokforfuturedevelopmente.g.Clarendon,Ballston,etc. Youneedamenitybasetogetofficeusersherehotels,restaurants,conferencecenters,

medicalbuildings.

PurcellvilledoesnthaveamenitiestoattractofficebuildingsonHirstRoad.ThereasonsomebusinessesarehereisthattheirCEOslivehere,butamenitiesareaproblem.

Morebusinessesarehereforthelifestyle,nottheamenities.Lotsofhomebasedbusinesses,with

the

need

for

small

space

for

spinning

off

into

an

office.

Anotherissueisthelackofseweragethereiscapacityintheplantbutapublicpumpingstationsisneeded.Weassumeitwillcomebutcostisanissuenow.

Aestheticsversusqualityoflifeversustherightsofpropertyowners.IfIhavetocomplywithadifferentzoningonmyproperty,willthetownassistinthecostsforsewerandwaterand

infrastructure?

Wereceived$5millioninfederalfundsforasewerplantthatisa$30millionupgradethataddressnewrequirementsunderwaynow.Asfaraszoningfees,theprocessiseasierand

quickerthanbefore,butwereplayingcatchup.Onceyoureinthetown,wehavetoprovide

service,but

everyone

has

to

play

by

the

same

rules.

Purcellvillehasa5%taxversusotherplaces.WhatistheincentivetocometoPurcellville?

HowMuchShouldDevelopmentRelatetotheHighSchoolNearby? Thetransportationof1400kidsisahugeissueuntilJune21.Weneedtonotdumptrafficonto

NorthMapleAvenueweneedpropertyownercooperation.

Kidshavetoleavetodoanything.IsHirstRoadtheplaceforit?Maybeputsomethinghereforthem.

Weremissingstuffforthemtodomovies,etc.YoucouldbringpeopleherewhoaregoingtoLeesburgandotherareasnow.

Onethirdofthepopulationisunder18. Anotherpiecethatismissingaplaceforyoungadultstolivetherearefewtownhousesor

apartments.


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Clarendonknowforitssmallplacesforyoungadultsandamenities.

CommentsonaThemeforFutureDevelopment: Purcellvilleisatowntoday,butouridentitychangesthroughthedecades.Weneedtosayourthemefornow.WinecountrywerethecenterofwesternLoudouninwinecommunity.This

couldbringindustryhere.Ruralandwiredwereboth.Werethecommercialcenterof

westernLoudoun.

Weregreen,weregoingtobegreeninthefuture,andwecandevelopthisthemeaswell. Purcellvillecouldbecomethecenterforthisregionagain. Winecountryandhightechitcouldhappenagain.Loudounisdistinctforofferingcampus

settingopportunitiesforbusinesses.Ourwinecountry,hightechenvironmentinasmalltown

resemblesanenvironmentfamiliartoandlikedbyEuropeans.

Themarketforbusinessesnowis2,000and3,000squarefootstartups,professionalserviceofficeusers.ThisisthecenterofwesternLoudounforMiddleburgandLovettsville.Werenot

readyfor10,000squarefootofficeusers,theemployeesareeastofhere.

ThemarketforsmallandindependentbusinesseswhowanttoowntheirownspotPurcellvilleletsyouhaveyourownsmallspace.

50yearsoreven20yearsfromnow,ourrurallifestylewillbeevenmorepreciousthanitisnow. Enhanceourlifestyle,makeitthecenteroflocalfoodsandwinesclarifyourbrand.Companies

liveinArlingtonbecauseoftheirgreenbrand.

Followingthegroupdiscussion,theCabinetandallattendeesbrokeintotwoteamstoexaminethepossibilitiesfortheHirstRoadarea.


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TeamOne Sketch


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TeamOneConcepts:LedbyDesignCabinetmembersMarkThomas,KevinRuedisueli,andBrianFuller,TeamOneideasforthefuturedevelopmentoftheHirstRoadCorridorinclude:

Ensurethattheneedsforusesmeshwiththetypesofbuildings;80deepbuildings

lendthemselvestoflexibleuses.

AddnorthsouthconnectorlinksbetweenHirstandMapletodissipatethetraffic,

settingupagridpatternandbuilding

blocksbetweenthegrids.

Totheeast,aconventioncenterorpossiblehospitalarefeatured,with

restaurantpadsalongMaple

Avenue.Flex/retail/officespaceis

developedinthemiddle.


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Tothewest,featureresidentialandretailuses,includingseniorhousing,allconnectedbysidewalks.

LoudounStairsandtheMasonpropertywillbedevelopedatalaterdatewithacomplementaryuse.

Westofthecreek,theconservationeasementlendsitselftoofficecondobuildingsnonresidential,nonretailbuildings.

Theentireareafeaturesparkinginthecenterof

developmentblocks,with

trayedstructuredparkingin

thecenter.

KeepagreenwayalongHirstRoadwitha50

setbackthattiestothe

W&ODTrailandagreen

spaceparkareafacingthe

high

school.

Formalizethetrailsystemleadingfromtheschool.


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TeamTwoSketch


16/18

TeamTwoConceptsLedbyRickConrath,MiltHerd,andAlHansen,theconceptsfortheHirstRoadCorridorfromTeamTwoinclude:

Acivicbuildingacrossfromthepublicsafetycenter.

ContinueMainStreetalongMapleAvenue. HigherdensityfrontingtheRoute7areatoblockthesoundfortherestofthe

development.

BuildingfrontagealongtheW&ODtrail. Gridconnectionsofdevelopment,justlikeTeamOne. Placedevelopmentinthestyleof1930oldshoppingcenters,withonerowoffront

parkingtosupportretailonthefirstfloor,andtherestoftheparkingbehind.Thiswill

showactivityandlifeinthearea.Youdontwantatotallackofcarsandpeopleorthe

areawillfeeldead.


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Assistedlivingbumpsupagainstthegreenconservationareas. ServiceretailofalowerscalealongRoute7west. Reuseorghostingoftheexistingbuildings. Oneflawinthedevelopmentconceptisthelackoffundingforstructuredparking.This

willhavetobeaddressed.

NewtrailalignmentswillprovideanotherwalkingroutefromoldtownPurcellvilleandamoredirectwalkingroutefromtheschoolareas.

TeamTwoatworkCommonThreadsDesignCabinetChairAlanHansennotedthatofallthecharrettestheCabinethadeverconducted,this

oneresultedinthemostsimilarplanseverdevelopedbytwoteamsworkingindependently.These


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commonelementsincludednorthsouthconnectorroadswithsidewalksandparkingonthesides,

traditionalgridpatterndevelopment,roundaboutsonHirstRoad;seniorhousingtothewest,anda

meetingcenterand/orhotelattheintersectionofHirstRoadandMapleAvenue.

Attendance AttendingthecharrettefromtheDesignCabinetweremembersRickConrath,AlanHansen,Milt

Herd,KevinRuedisueli,andMarkThomas.DesignCabinet2009StudentPanelistMeganSnyder

wasalsopresent.

InattendancefromtheTownofPurcellvillewereMayorRobertLazaro,TownofPurcellvilleCouncilmembersJohnLehrandCJWalker;PurcellvillePlanningCommissionersDennisBeese,

CathyBowmanandBillDruhan,andstaffmembersMarthaSemmesandTuckerKeller.

LoudounCountyGovernmentattendeesincludedLarryRosenstrauchandSusanVanEpps. Localresidents,businessandlandownerrepresentativesincludedTomRixey,GeorgeRixey,Tom

Morrissey,RichVaaler,JohnChapman,EricZicht,EddieCombs,andSabrinaCombs.

Documents

Hirst Road Final Charrette Report 07-09