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20 Residential Units Per Acre--253 Units Planned In Sterling at "Cascades Overlook" Next to Costco and Potomac Run By Route 7

September 29, 2013

20 Residential Units Per Acre--253 Units Planned In Sterling
at "Cascades Overlook" Next to Costco and Potomac Run By Route 7

The Loudoun County Planning staff report for the proposed "Cascades Overlook" ("ZMAP-2012-0019, Cascades Overlook") project was posted on the County's web site
earlier today.

The Planning staff attempts to conform proposals from developers with a variety of regulations, current county plans, missions, zoning and economic policies approved by the Board of Supervisors and open to the public process for comment.

The Purpose reads in part: "Rezone 13.21 acres encompassing the former Faith Bible Church campus from the R-1 (Single Family Residential) and the PD-OP (Planned Development - Office Park) zoning districts to the PD-TC (Planned Development - Town Center) zoning district in order to develop up to 253 multi-family dwelling units at a density of approximately 20 dwelling units per acre......"

Staff recommendation says in part:

"Staff recommends denial of the rezoning application. The Comprehensive Plan, along with the Capital Needs Assessment, anticipates the subject property developing as either Route 28 Business uses or Destination Retail uses without residential use in order to expand the County's tax base. The County's budgetary plans have neither anticipated nor programmed additional school capacity and public facilities necessary to serve the additional population growth proposed by the application......."

Sterling has a low density of 2 or 3 houses per acre (single family housing) to as high as as 8 to 12 houses per acre (townhouse to multi-family housing). 20 houses per acre is very dense and previously only restricted living or age restricted housing as been considered due to their having little impact on school costs," says Eugene Delgaudio.

I have never supported high dwelling unit density without restrictions or some compensating offset or significant proffer to the community." says Eugene Delgaudio.

The staff report (23 pages) on this proposal in Sterling and any attachments and plats can be accessed under the Planning Commission on the County's website.

The staff briefing on this item is next Tuesday to the Planning Commission, with the public hearing on October 15. Here is the link to the report:

To express your opinion to the Planning Commission for the October 15 Public Hearing write this email address (all nine planning commissioners will get the opinion):

To express your opinion to the board of supervisors who will get the proposal after the Planning Commission acts, write to reach all nine supervisors. This proposal is not on the October Board public hearing agenda and the earliest it could be is in November.

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