Ironically-named “Trail’s End”

Large commercial structure pushing onto WO&D

By Andrea Gaines

The Purcellville Board of Architectural Review (BAR) on Oct. 20 voted 3 to 2 to grant a Certificate of Design Approval for the Chapman property on Hatcher Ave. BAR Chair Pat Giglio, and members Jim Gloeckner and Dan Piper voted yes, and Beth Goldsmith and Mark Ippoliti voted no.

Casey Chapman is proposing a development called Trail’s End, a 54,285 square-foot, three-story building with retail and commercial on the main floor and 34 residential units on the two top floors. He wants a parking lot with 48 spaces and an additional nine spaces on Hatcher Ave.
The proposed building is an “L”-shaped plan with 196 feet of wall fronting along Hatcher, and 124 feet of wall fronting along the W&OD Trail. The building is designed “to evoke a neo-traditional commercial and row house feel,” according to the staff report.

Before her vote, Goldsmith said, “I stand by my comments at the last meeting … I find this aesthetically pleasing, I do not find it aesthetically pleasing in that location. I feel it’s over powering … I used to live in Old Town Alexandria, while I get old meaning new – I feel this shadows everything on that street. If it was something smaller, more quaint, maybe not as big of a complex as it is, maybe it might be more in keeping. I feel like it is so modern and it just doesn’t fit Purcellville. It looks like Reston got put in Purcellville to me.”

Architectural vernacular

However, Giglio said, “If you take a look at some of Leesburg’s construction in Leesburg’s Historic District, it mimics a lot of that architecture … it is something that blends – the color palate, the materials, relate to that context of downtown.” Goldsmith then asked, “So where would that be, so I can get a visual?” Giglio then said, “… The answer is the architectural elements, and the features that are there, are those things that are compatible … This does not have context directly related to 21st Street. 

“It’s relating to the vernacular language of downtown, but it does not have to mimic; and that’s why as we discussed at the last meeting, why this design works. I think it’s a great design, and I think it speaks to while new, it speaks to the architectures.’’

According to the staff report, “Staff recommends a site plan should be resolved before a Certificate of Design Approval is sought through the Board of Architectural Review.” But Chapman applied for it before submitting a site plan. 

Also Chapman has not completed the lot consolidation process. He needs to consolidate the three properties into a single parcel to address this issue. Lot consolidation is a “subdivision” process which is approved by staff, and does not require any public meetings. This process must be completed and recorded prior to approval of a site plan for the proposed development.

The importance of a site plan

For the project, Chapman, with Martinsburg Plaza LLC and Loudoun West Investments LLC, has proposed to demolish the three homes on Hatcher, 141 built in 1956, 151 built in 1925, and 161 built in 1910 (this house abuts the WO&D Trail). 

The zoning district in this area is C-4, Central Commercial. Dwelling apartment is allowed in the C-4 District, but not dwelling multi-family. This section of Hatcher Ave. is comprised of single-family homes that have commercial/residential use.

Chapman has filed demolition permits for the properties; as of press time, the permits have not been issued, but they are expected to be approved shortly.

The BAR is not tasked with ruling on whether a particular land use is permitted; it deals with design guidelines. These properties are not within the Town of Purcellville Historic Corridor Overlay District.

The Town of Purcellville Design Guidelines state that  “ …[Rules] are applicable to all non-residential and non-agricultural development within the Town limits of Purcellville as well as historic residential structures in the Historic Overlay District. Scale, orientation, relationship, and character of the built environment make up its context. The existing makeup of the Town, its buildings, streetscapes, and landscaping, all assist in establishing a frame of reference for context and compatibility. Submissions to the BAR should take the following into consideration: a) Scale, placement, and character of proposed buildings … should blend well with its neighboring structures.”

The newly-adopted Town Comprehensive Plan wants this area to “limit the bulk of redevelopment and infill in the district to small footprint buildings similar to existing buildings.”

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History was made here, and money is made here

The area where Trials End would be built includes some of the best and most well-preserved parts of Purcellville, including the old 1905 mill that is now Magnolia’s at the Mill restaurant, the old Purcellville Train Station, 1904, and the end of the WO&D Trail.

And, of course, the regional small business icon known as Nichols Hardware, thrives here. It is a regional mecca for visitors.

Purcellville’s crown jewel

The pathway known as the WO&D Trail (associated with train service that ran through the area going back to the mid-1800s and the Civil War) was originally designed to take coal from the Appalachian mountains to the Port of Alexandria.

There are many, many historic spots along the Trail’s 45-mile route, including Dunn Loring, Hunter Station, and Loudoun County’s Paeonian Springs.

But, with its terminus point in Purcellville, the WO&D can only be described as this Town’s crown jewel.

Experts estimate that the WO&D is used by 1.7 million people annually. People coming here spend money on the things western Loudoun County is known for: great restaurants, antique shops, fresh farm produce, historic spots, and the like. Only five percent of Trail users come from counties adjacent to the W&OD.

This National Recreation Trail, and its terminus in Purcellville, is a huge economic driver for the Town, and all of western Loudoun.