North County Governmental Center
Hunter Mill District Land Use Committee
May 16, 2006
Members present: Steve Cerny, David Gibson, Betty Little, Sarah Neuman, Bruce Wright
Others present: Jason Heinberg (Walsh Colucci), Commissioner de la Fe, Goldie Harrison, Kevin Dougherty (Crimson Partners), Rob Earn (Cooper Kerry), Peter Rinek (Old Courthouse Rd), Stu Mendelsoh, Holland & Knight, community members.
Call to order at 7:35 p.m. by Steve Cerny.
Summary:
FDPA C-696-03/PCA C-696-06 OTO Development (Dulles Station Land Bay IV) discussion of plan to add two hotels. Information only.
RZ 2006-HM-004 9433 Old Courthouse Road – Plan to rezoning from R-1 to R-2. Information only.
RZ 2006-HM-001, SPA 84C-045 Heritage Fellowship United Church of Christ – Special permit to allow expansion of existing church. Information only.
FDPA C-696-03/PCA C-696-06 OTO Development (Dulles Station Land Bay IV) - Jason Heinberg, Walsh Colucci, OTO Development and several associates. Land Bay IV approved for office only. Applicant seeks to add an option to develop two hotels. Hyatt and Sheraton hotels are planned with 180,000 sq. ft. of space which is less than 245,000 sq ft, allowed. The excess square footage to be allocated to Land Bay III if approved. The Hyatt is planned fo 6 stories, 90,000 sq ft. Sheraton is 6 stories, 182 units. Handout included floor plans and side views. These will be full service hotels with conference center, Internet access, etc.
Estimated that there will be less traffic associated with the hotels compared to office development. There is predicted that there will be a reduction of 245 am and 240 pm trips in those peak hours. Applicant has met with staff, generally very well received, especially the reduced traffic. Early June for additional staff comments. July 13 PC hearing.
How will the proffers be amended? To reflect the fact that the hotel use will be added, probably not any additional proffers.
Why the change to hotel? Changing market conditions, would meet a deficiency in the market. Will retain commercial as an option.
What level of commitment is there from the Sheraton? OTO has been granted the franchises for the hotels. With Sept. BOS, closing in Oct., construction start probably in 3rd quarter of next year with a 9-12 month planning, 12-13 month construction period.
If there is additional impervious surface, the applicant needs to review the stormwater requirements.
There is a lack of restaurants and support services in this area, and this use will likely increase the demand for these. Is this considered in the traffic studies? Yes. Both hotels will have ability for 3 meals and a full service restaurant will be located in the Sheraton. Hyatt will serve 3 meals a day but more limited menu. Service level will be higher at the Sheraton. There is also considerable retail space in other parts of Dulles Station.
To review the parking, garage removed, total parking spaces 455 that will be surface.
Concern about lack of integration and pedestrian access directly to the hotels. They appear to be an island surrounded by parking and driving areas. The developer will have RTKL take a look at the plan and modify to integrate better with the rest of the development.
Parking concerns - why not structured? Parking requirements are less for hotels.
Stormwater capacity is large and it will handle the extra stormwater runoff due to increase impervious surface (10% more).
How dependant are you on rail? Are hoping that Metro comes but the projects are not Metro dependant. We think there is a great demand for more hotel uses.
Why not LEED certification (green building)? Rob Earn, with Cooper Kerry. We incorporate as many LEED features as we can when there is little or no cost.
Will return on June 20. Mr. Cerny will serve as case manager.
RZ 2006-HM-004 9433 Old Courthouse Road - Peter Rinek 1.68 du/ac vs. Comp plan which is 2-3 du/acre. Since last time there were some changes based on staff comments.
The houses are placed now on what was relatively open space. With the limits of clearing and grading developer is trying to save as many trees as possible. VDOT wants 26 feet from center line. DOT wants 45 feet from centerline. The DOT requirement would require many trees to be lost. A handout was presented showing surrounding house setbacks.
Staff had a concern that there was no consolidation. However, the neighbors did not want to consolidate.
Can the houses be built closer to the lot line if 45 feet are dedicated and a waiver gotten? No. We don't think the county or VDOT will ever need more than the 26 feet.
There are concerns about the traffic at the corner of Trap/Beulah/Courthouse. A right turn lane from Beulah onto Old Courthouse could be added with the 26 feet of dedication. Mr. Gibson is concerned that the committee make a decision without input from staff or VDOT. Commissioner de la Fe Could defer the decision at the public hearing.
Re: turn lane, could cut into the sharp corner and make the right turn easier.
Mr. Gibson suggests that we table the application until the staff report is published. Agreed.
Stormwater waiver - If required, will place a BMP facility in the apex at the intersection.
There has been no response from the neighbors.
Applicant will return on June 20.
RZ 2006-HM-001, SPA 84C-045 Heritage Fellowship United Church of Christ - Stu Mendelsohn. The church met last week with the neighbors and have a new plan. The garage has been removed and there is now surface parking. There has been some additional landscaping on the perimeter. Have removed about 3,000 sq ft from the footprint to reduce the bulk of the church. The PC hearing will likely be in July.
Most of the stormwater features will be underground.
3,000 sq. ft. lost is all from the church building.
The plans for the building are the same despite the reduction of square footage. It should meet church needs for the next 20 years.
Reduced parking spaces by 30.
Height of complex. Highest pt. is 45 feet. Most is around 1 1/2 stories.
Public comments:
Kim O'Halloran - Encouraged by the revisions to the plan. We are anticipating the engineering drawings. We are still concerned about stormwater management and the landscaping. Some of the subsoil is very wet.
Charlie Moses, HOA board Courts of Fox Mill. We are cautiously optimistic. We are concerned about impervious surface and landscaping but also appreciate the absence of the parking garage. Also we are encouraged that this plan will suffice for the next 20 years. Stratton Woods residents were concerned about light and stormwater runoff. Fairfax County needs to do something about traffic on Fox Mill Rd. However, the trees shown on the plan will remain as all of the road dedication has been made.
There will be no clearcutting of any hardwoods.
Donna Turner Courts of Fox Mill - Staff is still concerned about stormwater, loss of trees, and size of building.
The applicant will return next month.
April minutes approved.
Adjourned at 9:15 p.m.
