Parking in RVOP
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A Virginia commercial condominium office community
Rolling Valley Office Park
9300-9318 Old Keene Mill Road
Burke, Virginia 22015
(Rolling Valley Office Park is the DBA name for Dominion Green, an Office Condominium)
Important contacts
The point of contact for financial matters is the RVOP Treasurer, Linda Bobb, whose phone number is 703-915-3734, lb1227@aol.com.
Maintenance issues should be addressed to Gregg White, RVOP Board Member and Maintenance Director, 703-913-8501.
RVOP Parking Rules and Considerations
General
Article 5, Section 5.11, of the Rolling Valley Office Park Bylaws governs parking within RVOP. All parking spaces are for the exclusive use of unit owners, their tenants and guests, customers, clients or visitors. There are no assigned or reserved spaces within RVOP, expect as may have been specifically designated by the RVOP Board of Directors, otherwise all parking is self service and on a "first come, first served" basis.
The cost of maintenance and repair of RVOP parking areas is a common expense, paid out of the RVOP assessments. A portion of budgeted and collected funds is set aside and designated as part of a RVOP replacement reserve fund. Parking lot maintenance and repair are major targets for use of that fund. In fact, in 2014, all RVOP parking areas were resurfaced and re-striped at a cost of just over $77,000. Life expectancy of a well-designed, well-built and well-maintained asphalt parking lot ranges from 15 to 30 years. However, without proper maintenance, a parking lot will deteriorate significantly in as little as 5 to 7 years.
Unfortunately, the original construction of RVOP parking areas was, at best, mediocre. In 2018 RVOP engaged the services of Engineering and Technical Consultants, Inc., to provide a comprehensive report on the condition and expected useful life of RVOP parking areas. This report, viewed here, noted that RVOP parking areas have "minimal thickness," averaging 3 inches to four inches. The recommended standard for commercial parking areas is between 4.5 and 7.5 inches.
The ETC report concludes that, "Based on our visual survey and sampling . . . , it is our opinion the [RVOP parking areas] should have a remaining serviceable life of four to six years." ETC recommended that RVOP implement a comprehensive maintenance and repair plan in an effort to extend the useful life of RVOP parking areas. Unfortunately, unexpected and profound expenses of 2018 and 2019 forced RVOP to limit expenses. However, following assessment increases in 2019, the RVOP financial situation has improved significantly in 2020. The revised 2020-2021 budget provides for replenishing RVOP reserves at a rate of $30,000 per year, 2021-2024, with a view toward undertaking significant parking area repairs and re-marking of parking spaces and re-surfacing sometime in the next 4-8 years.
Use of Parking Spaces
RVOP parking areas contain approximately 135-140 spaces, five of which have been designated accessible (i.e., handicap) spaces, with three being identified as "van accessible." This designated total of five spaces, with three being van accessible, exceeds the Americans with Disabilities Act guidelines. Also, all spaces are wide enough to meet the ADA Standard of 96" and all adjacent access aisles meet the ADA guidelines of 96" for van-accessible access aisles and 60" for the others.
Under Article 5, Section 5.8(a)(7), of the RVOP Condominium Bylaws, parking of vehicles without a current registration and parking trailers, campers, recreational vehicles, boats and other large vehicles within Rolling Valley Office Park is prohibited. When prohibited vehicles are noted, they are subject to towing and impoundment at the owner's expense.
Parking vehicles overnight within RVOP is discouraged, but not prohibited. Some owners and tenants leave a few vehicles parked overnight for valid business purposes and occasionally an owner or tenant may leave a vehicle parked for a few days while away on business. Generally, leaving a few vehicles overnight does not pose a problem; however, should a vehicle be left unmoved for an extended period it could be deemed abandoned and subject to being towed and impounded. Another problem with overnight or extended parking occurs when it is necessary for snow removal equipment to clear the parking areas and any portion of RVOP parking areas is blocked so that complete snow removal is not possible. It is hoped that when sufficient snow is forecast so that it can be reasonably anticipated that snow removal equipment will be needed to clear the lots, all vehicles, including those generally left overnight, will be moved to allow the complete clearing of snow from all Rolling Valley Office Park parking areas.
Excessive snow creates added strain on available parking simply because plowing requires piling the snow in some spaces, thus reducing the overall number of RVOP parking spaces available to owners, tenants, clients, customers and visitors. When this occurs, it is hoped that each of us will show an extra measure of courtesy and consideration to others in use of available parking.
Towed Vehicles
If a vehicle has been towed, the owner should contact the RVOP towing company contractor. The name and telephone number is posted at the entrance to RVOP. Call Dominion Towing, Inc., 703-339-2400, for towed vehicle retrieval.