Home » Development »News » Currently Reading:

High-Density Adult Community Proposed for 32nd Street

July 2, 2013 by Blue Ridge Leader filed under Development, News 5 Comments
town of purcellville sign

TMG Construction Corporation, in partnership with architect Michael L. Oxman and Associates, Ltd., has proposed a gated adult townhome development of 50 units on the 10-acre Ball property in Purcellville. The land is just south of the intersection of 32nd Street and Main Street, adjacent to the Loudoun Golf and Country Club.

TMG is owned by Tanya and Joe Matthews. Tanya Mattews is on the board of the Purcellville Business Association and past president of that organization. She currently serves on the Loudoun County Government Reform Committee.

Joe Matthews and developer Jack Andrews came before the town of Purcellville Board of Architectural Review (BOA) in June to discuss the concept design for the gated community. They also discussed the demolition of an existing nearly 100-year old residence surrounded on three sides by the Ball property. The residence is in the Purcellville Historic District, which is listed on the National Register of Historic Places. Historic structures within the Historic District cannot be demolished without approval by the BOA and according to specific criteria. For example, BOA guidelines state: “There must be a compelling reason to demolish or relocate a significant historic structure.”

The applicant’s argument for demolishing the residence was that it would be necessary to do so for the proposed gated adult community to be “commercially viable.” The applicant also submitted the following reasons for demolition: “a. The house’s design and block exterior walls are not consistent with other homes located nearby and it does not contribute to the scale or consistency of the neighborhood; b. The house is nearing the end of its useful life and its energy consumption is much higher than homes that meet today’s standards; c. Retention of the house would lead to an awkward architectural island that would be inconsistent with future R-2 development as currently zoned or as the center of adult housing project (if it was to remain and this proposed project was built round it).”

As stated by the applicant in the preliminary submission to the BOA, the purpose of the community would be to provide a unique life-style for its residents, and that these residents could possibly acquire country club membership. The development might also encourage redevelopment of the mixed-use commercial property to the north.

The Ball property is currently zoned R-2 which provides “for low-density single family detached residential development;” the kind of single family zoning that currently surrounds the parcels in question.

As the developers want to build 50 townhome units, they would have to apply for both a zoning amendment and a comprehensive plan amendment (neither have been filed). They are proposing a change from R-2 to R-8 zoning. Said BOA Chairman Walter Voskian, “This is zoned R-2 for a reason … [R-8] is just too intense.” Other commissioners added that this type of development would add another 200 car trips daily and something would have to be done traffic wise. The commissioners didn’t know how a gated community would work with the community as a whole, thinking that it would be counter to a neighborhood feel.

Joe Matthews said that the 50 units could possibly be scaled back to within the 40-unit range, arguing that any less would not be economically feasible. The commissioners were not in favor of tearing down the house, noting that this would fly in the face of historic preservation.

5 comments

  1. Paul says:

    Wow! You think that intersection at 32nd and Main is bad now. Making a left turn is almost suicidal on school days. Adding this much density right there will only add to the misery. I can’t believe the neighbors there in their SFH like the idea much.

  2. Concerned citizen on 32nd St says:

    I live on 32nd St with my family and it is already a nightmare on this road-constantly dealing with speeding cars. I agree with Paul in that it is already impossible to get out on Main St. with all the traffic at any time of day. I also find it interesting that Tanya Matthews serves on any type of board with our town and is trying to get this passed through. Isn’t that a conflict of interest? Wow, Purcellville, way to continue taking away the land for development!!

    • Nancy Baker says:

      Sadly, this land will be developed regardless. The Ball family decided long ago to subdivide the land and can build as many as 20 single-family homes on the property. Those homes will be filled with children, who will need transportation back and forth to school, activities, doctors’ appointments, etc. So, traffic will increase dramatically on 32nd Street whether or not the senior community is developed.

      I live on Main Street and struggle with the same issues during rush hour when trying to drive my son to soccer and scouts. However, I support the idea of a small, planned community for seniors that is tasteful and in keeping with the community. Currently, most seniors have to leave Purcellville for lack of appropriate senior housing. As I near retirement, I’d like to have the option of staying in my town.

      I suggest getting more information from the team that is trying to develop the property to get both sides of the story.

  3. Elder Berry says:

    Wake up. We all know it is NOT the job of government to make sure that anyone’s specific development project is “economically viable.” If it is not viable, then fine, don’t build it! Don’t try to stick us with overly dense development so you can make enough money to satisfy yourselves, developers.

    We can never get back a historic property that’s been demolish (anyone remember a silo?). What is the tremendous benefit TO THE COMMUNITY overall with extra density here in this spot? Hard to see one. Too dense is too dense.

    That reform committee is a pet public relations project of a corrupt and out of touch county board of supervisors, who’ve brought traffic messes to other parts of Loudoun County in the name of “progress.” Don’t let the word reform make you think the committee members are anything but mouthpieces for a very particular point of view, which can be summarized as “pave paradise and put up a parking lot.” The developer wars are back in full swing. Give them an inch and they’ll take a mile.

    Speak up now and speak loudly. The current zoning makes sense and what they want does not.

  4. Joe Matthews says:

    PLEASE PAUSE AND CONSIDER

    With regard to the article titled “High Density Adult Community Proposed for 32nd Street” published in the latest issue of the Blue Ridge Leader, a few points of clarification are necessary to provide a balanced presentation of the facts.

    The gated adult community project on 32nd Street in Purcellville is being contemplated and proposed to address a need expressed by many individuals and organizations that the town would benefit from an adult community for those who are retired or nearing retirement.

    The presentation made to the Purcellville Board of Review (BAR) sought to obtain preliminary feedback on issues and concerns to determine the feasibility of and community interest in supporting the project. In making the initial presentation, it was unclear what value the community placed on the historic house located in the center of the property, and a written stated goal of the presentation was to obtain guidance as it relates to this matter. As a result of that discussion, it became clear that the BAR and, presumably, the community value the house. What is missing from the article is the discussion that a development solution would be sought to integrate the house as a centerpiece to serve as a social gathering place or some other integral element to the project. Subsequent to the meeting, the notion of preserving and restoring the house has been explored and is viable.

    Ultimately, this property will be developed by the Ball Family. As currently zoned, it could accommodate 20 new single family houses, which will impact the traffic on 32nd Street and pose other issues for the community, such as impacts on schools and safety. As an alternative, considering an adult community addresses a specific need that the community currently has, in addition to offering other benefits, such as a higher tax basis, no impact on the school system, and possibly lesser impacts on traffic because of the life-style differences of seniors. In addition, the proposed community has been carefully designed to blend well with the character of the neighborhood and give the impression that there are only 2.5 units per acre.

    The project was presented to the Purcellville BAR and is subsequently being presented to the Planning Commission in a preliminary format to determine community interest, concerns, and feasibility. There are a considerable number of issues related to the project that we are willing to work through if our preliminary due diligence suggests that the project is viable and the community is interested.

    I think it is also worth mentioning that this is a collaborative effort by individuals who live and work in Purcellville. Tanya and I aren’t just the owners of TMG Construction Corporation; we are parents who are raising our children in Purcellville, volunteers who invest our time in Purcellville, and employers of many residents of Purcellville. It is our intent to provide resources to fill an expressed need and to benefit the community as a whole.

    We invite your readers to review our proposed master plan, which is available for download at http://www.32ndStCommunity-Purcellville.com. Please take a look and let us know what you think by sending constructive feedback to comments@32ndStCommunity-Purcellville.com.

    Sincerely,
    Joe Matthews
    TMG Construction Corporation

Comment on this article


By commenting, you agree to abide by our Terms of Service.


 

 

 

 

Columns

Pie in the Face (with remarks from Ron Paul)

noerpel_new

“In any field, the establishment is seldom in pursuit of the truth because it is composed of those who sincerely believe that they are already in possession of it.” E. T. Jaynes. Everybody prefaces Bernie Sanders name with “pie in …

Asterisk No More

moore-sobelnewmug

By Samuel Moore-Sobel “Moods come and go, but greatness endures.” These prescient words were uttered by President George H.W. Bush, a man who knows firsthand the truth of his own saying. In 1992, President Bush garnered only 37 percent of …

Second Bull Run

Bull Run Creek

It may not have been a battle, but – seeing as how it was my second attempt at getting a good look at Bull Run Creek – coupled with the fact that I’m a native Northerner – I felt a …

Snowmageddon III?  Seven Survival Tips for Parents

Michael_Pic

By Michael Oberschneider, Psy.D. “snOMG,” “snowmageddon,” “snowpocalypse,” and “kaisersnoze” are a few terms to describe what just happened in Northern Virginia. The storm was reported to be the second worst storm on record. And while many children and teens gladly …

What Is a Sport?

Lunde new

By Mary Rose Lunde On January 10, hundreds of talented dancers from across the East Coast competed at the Universal Dance Academy Regional Championship at West Springfield High School. Tensions were high and the stakes couldn’t have been greater. What …

Six Things to Know to Weather a Market Downturn

Smith0035

It’s natural to be nervous when the markets head for negative territory. Keep a positive perspective with these six investing reminders. It can be very unsettling for investors when their portfolios and the markets start heading for the red and …

Editorial

Grief and Greed

blueridge2

By Matthew Parse What would drive a single individual to cause so much emotional stress and financial burden on hundreds, if not, thousands of families? What would drive the Town …

Op-ed

Oh No, It’s the Christians!

blueridge2

By Nicholas Reid In the hours and days following every massacre perpetrated by radical Muslims, there is one unifying theme across most news coverage of the massacre, wherever it may …

Dear Editor

Job Well Done!

town of purcellville sign

Kudos to Town Manager Rob Lohr and his awesome hard working staff. You did a fantastic job of snow removal throughout the Town of Purcellville this past week. Mr. Lohr …

View From the Ridge

An Open Letter to the Citizens of Purcellville

blueridge2

Mark Your Calendar, They’ve Asked for Our Input So Let’s Give It To Them By Steady and Nobull The Purcellville Planning Commission has tentatively scheduled a series of public input …

Student News

Four Scouts Achieve Eagle Scout Rank

3 Feb 2016

eaglescout

Joel Gicker, Kyle Siecker, Sam Soltis and David Watson achieved the rank of Eagle Scout at a Court of Honor conducted at Blue Ridge Bible Church in Purcellville on January 9. The four Eagles are members of Troop 711 of …

(Be the first to comment)

8th Grade Writers Honored At Blue Ridge Middle School

2 Jul 2015

blueridgemiddleschool

Sixty-seven Blue Ridge Middle School eighth graders have been honored for their writing during the 2014-2015 school year. Many students had their writing selected for publication by Creative Communication, a program for student writers, while others won county-wide writing contests. …

(Be the first to comment)

Ben Kellogg Achieves Eagle Scout

1 Jul 2015

benkellog

Benjamin Robert Kellogg achieved the rank of Eagle Scout at a Court of Honor conducted at St. Andrew’s Presbyterian Church in Purcellville on March 29. Friends, family and troop leaders attended the celebration, including his parents, Robert and Deirdre Kellogg. …

(Be the first to comment)

Calendar

February 2016
M T W T F S S
1 2 3

Loudoun Valley Boys Basketball Spirit Night at Coach's Corner

4

Music Together Classes - Winter Session

5

Loudoun Centre Theater: HAIRSPRAY

6

Loudoun Centre Theater: HAIRSPRAY

Notaviva Vineyards - Bluegrass Jam - FREE event

Loudoun Centre Theater: HAIRSPRAY

7

5K Race to Benefit Riverside High School Athletic Department

8 9 10 11

Music Together Classes - Winter Session

12

Notaviva Vineyards presents 5th annual "My Funny Valentine" comedy show feat. Jason Weems!

Loudoun Centre Theater: HAIRSPRAY

13

Notaviva Vineyards presents 5th annual "My Funny Valentine" comedy show feat. Jason Weems!

Chocolate & Cabernet

Sweetheart's Soirée at Breaux Vineyards

Loudoun Centre Theater: HAIRSPRAY

14

Notaviva Vineyards presents 5th annual "My Funny Valentine" comedy show feat. Jason Weems!

Celebrate Valentine's Day at North Gate Vineyard

Gallery Coffeehouse: READERS THEATRE "LOVE LETTERS" BY A. R. GURNEY

15 16 17

Mad Cap Puppets: UNDER THE BONSAI TREE

18 19

LAST HAM STANDING COMEDY IMPROV

20

CHINESE NEW YEAR EVENT: Year Of The Monkey

21

Loudoun Symphony presents A LITTLE CHAMBER MUSIC

Gallery Coffeehouse: THE COMEDY CULT IMPROV

Gallery Coffeehouse: THE COMEDY CULT IMPROV

22 23 24 25 26

Breaux Vineyards February Fourth Friday

27

THE EDGE: Malone Benefit Concert

28

Loudoun School of Ballet Winter Showcase

Our Love is Here to Stay

29 1 2 3 4

VSA of Loudoun Spring Musical: SPECTRUM’S JOURNEY

5

Merlot Vertical Tasting

Notaviva Vineyards - Bluegrass Jam - FREE event

VSA of Loudoun Spring Musical: SPECTRUM’S JOURNEY

North Gate Vineyard Wine Dinner with Chef Sebastian Oveysi

6

VSA of Loudoun Spring Musical: SPECTRUM’S JOURNEY

GALLERY COFFEEHOUSE: Readers Theatre, 100 Lunches" by Jack Sharkey & Leo Sears

Current Print Issue:
Sign up for our email newsletter:

Recent Comments

  • Will Skowronski on Second Bull Run: I always enjoy Tim Jon's columns about the back roads of Loudoun County. Mr Jon's writing evokes the fun...
  • Pamela Baldwin on An Interview with Ron Meyer, Broad Run Supervisor: And what happens, exactly, when the Greenway goes bankrupt as a result of this new alternative road? And what...
  • Tony Noerpel on The Trump Effect: Hi Rosalinda What? :+) Tony
  • Tony Noerpel on The Trump Effect: Hi Paul Don't disagree. I'd be pleased to buy you a beer sometime. I don't like Clinton as I've...
  • MJ Justus on Police Investigating Student Death: I am so sorry. May this young person find peace, and may all those affected be comforted from above.

Lifestyle

Creation and Evolution in Native American Spirituality

9 Feb 2016

turtle_swartz

In celebration of Evolution Weekend, an annual event led by clergy to encourage serious discussion and reflection on the relationship between religion and science, St. James United Church of Christ in Lovettsville has invited Roger and Deborah “Turtle” Swartz to guide a discussion of traditional Native American Spirituality and its wisdom in celebrating human relationship to the earth. In a …

(Be the first to comment)

Run and Walk To Your Nearest 5K Pregame Event Happening on Super Bowl Day In Leesburg

3 Feb 2016

runandwalk

There is a new Running Company, the Pace Makers Running Company, in town and they are on a mission to help the local population with their health goals while raising money for selected charities. The race at The National Conference Center in Leesburg on February 7, is to help benefit the Riverside High School Athletic Department. The upcoming race on …

(Be the first to comment)

Lovin’ Leesburg for All Its Beauty

3 Feb 2016

lovinleesburgrealestate1

By Hannah Hager We may be in the thick of winter, but this home on Cherry Spring Lane will melt your heart. Come spring you’ll fully be able to enjoy this simple, yet elegant brick home and its surrounding green pastures enclosed by miles of black wooden fences. Beyond your immediate yard are sweeping views of the mountains and valleys …

(Be the first to comment)

Around Virginia

Education Savings Accounts Make Big Move in House

Dave_larock

The Virginia House of Delegates gave a strong push to House Bill 389, Delegate Dave LaRock’s (R-33rd District) innovative Education Savings Account legislation, as the House Education Committee voted 13-9 in favor of advancing the bill forward. “This is definitely an exciting development for parents and students in the Commonwealth,” …

(Be the first to comment)

Kaine to Hold Hearing on Opioid Abuse

Kaine

On Monday, February 1, U.S. Senator Tim Kaine, a member of the Senate Special Committee on Aging, will hold a field hearing in Loudoun County to examine the ongoing fight against opioid misuse and abuse among older Americans. Kaine has met with families, law enforcement and business leaders across Virginia …

(Be the first to comment)

Youth Can Apply for 2015 Livestock Exhibitor Scholarships

Virginia_seal

Youth who exhibited beef cattle, sheep, meat goats or swine in the 2015 State Fair of Virginia 4-H and FFA youth livestock program are eligible to apply for 12 new scholarships being offered by the State Fair of Virginia. Scholarships will be offered in three age groups: Juniors (9-12), Intermediate …

(Be the first to comment)

Sports

Western Loudon Volleyball Club “Hitmen” Team Finishes Second

3 Feb 2016

westernloudounvolleyballclub

The Western Loudon Volleyball Club U14 boys team, called the “Hitmen,” finished second in a tournament held January 17. This is the first ever boys team for the WLVBC (and only the second boys club in the area). Coach Allan Kotmel led the seven-member team. WLVBC started eight years ago, …

(Be the first to comment)

ODFC West Travel Soccer Program Shines

2 Dec 2015

ODFCsoccerpics

The Old Dominion Football Club West boys and girls middle school travel soccer program scored big the weekend of November 21 and 22.  The girls Quest Premier 22 team took home the championship in the U12 Girls Premier Division of the Hunt Country Classic located in Fauquier County. The boys …

(Be the first to comment)

Archives

  • +2016
  • +2015
  • +2014
  • +2013
  • +2012
  • +2011
  • +2010
  • +2009