This project drags on. Wall construction is finished. The reforestation plan is approved and the necessary trees for replanting are delivered. Also, the road stub on Cabin John was been torn out and the reconfiguration construction is underway. Unusually wet spring weather has hampered work lately. Once these tasks are done the temporary construction roadway through the Stoneridge Pond area and across the creek will be removed and the area restored. Current estimates, given decent weather, are project completion in 4-6 weeks.
Construction on the retaining wall is nearing completion and design attention is turning to restoring the disrupted area. The restoration primarily involves:
The reforestation plan has three components. Foremost is the replanting of the wooded area adjoining the repaired retaining wall and its access route, 1.4 acres in area. The plan calls for mixed planting 114 trees of native varieties (Am. Holly, Tulip, Sweetgum, Willow and Swamp White Oak, River Birch, Sycamore) in this formerly wooded area. Second, 7 tree (Willow Oak and River Birch) are to be planted at the edge of the Stoneridge Pond site, where the construction access road enters from Wootton Parkway, to replace former plantings there. Third, 20 trees (Am. Holly, Willow Oak, River Birch) are to be planted in the Cabin John Road Stub area, after its removal. These trees will extend the prior edge of this wooded area somewhat. Seven trees will also project northward from the previous wooded margin, somewhat into the prior open space toward the Cabin John, Leverton street corner. All of the reforestation trees will have trunk diameters of 2 to 2.5 inches. Naturally, some time is necessary for them to fully take root and thrive in this new setting.
Construction work on this project is underway. The temporary construction road and staging area are deployed. We will continue to post further information here.
The condition of this retaining wall is now critical with the actual collapse of a portion during heavy rain this past weekend. Its repair is a structural emergency to the nearby townhomes. Laying down a construction access road between the Cabin John road stub and the retaining wall will begin immediately. Construction equipment will use road access via Monroe Street and Cabin John Parkway to initially access the site. The construction priority will be temporarily bridging the creek and clearing a pathway into the forest stand to accomplish emergency reinforcement to the failed portion of the wall. Once this is initially reinforced, only then will effort turn to completing the planned construction access from Wootton Parkway through the Stoneridge Pond area for the duration of the work. Until the construction access from Wootton Parkway is done, expect neighborhood streets to be utilized by heavy equipment.
Tower-Dawson counsel has informed us that relevant City permits were filed June 6 to proceed with essentially the reconstruction plan as presented to the neighborhood at our May 21 meeting. The builder is hoping for permit approval next week and intends to start as soon as practical thereafter. State of Maryland approvals/permits are all received.
A preliminary plan for reconstructing the retaining wall at the Villages of Tower Oaks was presented at the special meeting of May 21. The main features of this plan include construction access from Wootton Parkway on a temporary construction road leading through the Stoneridge Pond site to roughly the paved road stub of lower Cabin John Parkway, then turning west into the wooded area and over a temporary bridge across Cabin John Creek to the face of the retaining wall. Fifty feet of space must be cleared of obstruction along the full face of the wall to provide heavy equipment access in two directions since only this single access to the site is planned to reduce more wooded area disruption. The road stub at the southern end of Cabin John Parkway would be temporarily fenced and used as a staging area for construction materials and equipment. The pedestrian pathway through the Stoneridge Pond site would remain open by temporarily re-routing it near the edge of the pond. A safety fence will separate this path from the temporary construction road which will ostensibly follow the existing pathway. The construction road will connect with Wootton Parkway, near the Preserve Parkway intersection, to provide site access without routing heavy construction equipment on residential streets. The turn of the construction road into the wooded area is sited to be the shortest possible distance through currently wooded space to minimize vegetative impact near the site.
The actual wall construction will amount to building a new wall just in front of the existing and failing wall using more extensive footing and a tie-back system drilled through the old wall and into the ground behind. The small space between the new and existing wall will be filled. The wall may also be extended further north than presently to provide a better transition in that area, thereby reducing strain on that portion of the wall.
Click here for a rendering of this plan. Warning, this is a very large graphic image.
This construction is expected to take six months. After completion, the builder is obligated to replant all disturbed areas according to City reforestation requirements and restore any other disrupted areas. This will include removing the temporary bridge and pedestrian path re-routing and any damage to the Stoneridge Pond paved pathway. Plus, we expect a further requirement of removing the present Cabin John road stub and completing the streetscape at the street corner and replanting the formerly paved area to a site plan to be completed.
A special meeting regarding proposed construction and access options for this reconstruction will be held May 21, 6:30pm, convening at Stoneridge Pond. From there, we will walk the area for best vantage of points discussed. Engineering representatives from Tower-Dawson LLC will present their proposed plan and options. City staff from Public Works, Inspections and Neighborhood Resources are also expected to be present. This purpose of this meeting is to explain the project, hear community input and answer questions. (Note: This meeting will be held rain or shine. Dress appropriately for the weather, including footwear.)
A large retaining wall along the eastern edge of the Villages at Tower Oaks is failing. The wall is approx. 750 feet long, and 10 feet high in places. It runs parallel to Cabin John Creek, near Stoneridge Pond. The wall is essentially the eastern boundary of the Villages of Tower Oaks, adjacent to the western boundary of Hungerford (SW corner of the neighborhood). The failing of this wall is engandering townhomes in Tower Oaks. The wall must be reconstructed to protect these homes.
Since the wall faces east and is filled behind, this face must be accessed to reconstruct it. This will require access across Cabin John Creek and through the forest stand immediately east of the wall. Significant temporary clearance must be made along the wall so heavy construction equipment can get into the site. Further temporary clearance and probably a temporary bridge over the creek will be needed to approach the site. The practical places for this access come through the Stoneridge Pond site or off the southern end of Cabin John Parkway.
Construction is expected to take 6 months and will be started as soon as necessary engineering and permitting are accomplished. This could start as early as June, 2003.
For more information contact: John Scabis, Civil Engineer, with the City of Rockville.
Copyright © 2004, Hungerford Civic Assoc.
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Last updated: May 21, 2004.