North County Governmental Center Community Room
Call to order at 7:35 p.m.
Summary of meeting:
97-III-9UP & 97-III-47UP, Plan Amendment, Lincoln/Peterson properties - After presentations by Department of Planning and Zoning staff, Fairfax County Public Schools staff, Ms. Baker, and others there was discussion and a vote. The committee recommended approval of the application by a vote of 6-3.
Attendees: Chris Jaeschke, Arthur Hill, Sarah Newman, Thom Arnsperger, Edythe Kelleher, Steve Cerny, Craig Kennedy, Bruce Wright, and David Gibson.
Other Attendees: Maryann Gardner, Lindsey Mason, DPZ, Fred Seldon, Dir. DPZ, Gary Chevalier, FCPS, Stu Gibson, Chairman of, and Hunter Mill District representative to the Fairfax County School Board Goldie Harrison, Frank de la Fe, Hunter Mill District Planning Commissioner, Elizabeth Baker, Walsh Colucci, Jim Graham, Mt. Pleasant Baptist Church, Bahman Batmanghelidj, Tom Gilmore, Larry Horton, Aaron Sawyer, B. Bailey, R. Brooks, Jeff Saxe, Peterson Cos., Richard Rose, Lincoln Property Co., John Pellerito, Washington Homes, Inc., B. Ehrahimi, Batman Corp., Jim Todd, TPC.
Call to order at 7:35 p.m. by Ms. Kelleher. Overview of the purpose of the committee. Introductions.
97-III-9UP & 97-III-47UP, Plan Amendment, Lincoln/Peterson properties - Ms. Gardner gave a brief introduction to the project. Ms. Mason prepared the staff report. The parcels are part of Land unit A. within the Dulles Suburban Center. Land Unit A boundaries: Dulles Toll Rd - Frying Pan Rd, Centreville Rd - Rt 28. 650 acres are included. Showcase development has been encouraged in this area. In 1993 a special study was conducted that defined land units and language that allowed non-residential, mixed-use, and residential use. There was some standalone residential that had already developed.
This area has become more residential than originally envisioned. There are not enough provisions for public facilities, specifically schools and parks. A 1997 study was done to determine how to alleviate the problem. At that time there was an effort to get sites for parks and schools, but because of the multiple owners and high cost, there was not much success. Residential uses should be compatibly integrated into the commercial development areas, through design standards, buffers, etc.
Ms. Mason gave an overview of current land use in the area, what has already been approved in the area, and what is planned with the current nomination, using maps of current and approved land use. 2850 DU have been approved in Land Unit A, most of which are multi-family (2230).
652 additional units are proposed, 348 on the Lincoln property and 304 on the Peterson property. Staff recommendation - 12 du/acre with conditions - Consolidation of parcels, a buffer between the residential and existing commercial, dedication of the stream valley for parkland, and a school site. These have been met.
The schools are already at or approaching capacity. The downside of the school site is that it will limit the amount of parkland in the area. A community pool will be part of the Lincoln development. Ball fields will be developed under the existing electric wires in the eastern part of the Peterson property. Residential use produces 75% less traffic than office development. Mixing residential with the commercial will increase opportunities for residents to walk or bike to work.
Was a full economic impact study done comparing commercial vs. residential development in this area? No.
Staff supports the plan amendment to allow residential use. It will provide a greater live/work balance.
Gary Chevalier and Stu Gibson of Fairfax County Public Schools (FCPS) - School officials are happy to see a school site offered in this area. The 950-student capacity of a new school on the site will alleviate the current and projected over-capacity problems. The earliest this school will be built is 2007 or 2008. FCPS has no funds to purchase sites.
What effect will the Dulles Station development have on the student population? Has the County studied where those children go to school? They will attend McNair ES.
What we are faced with is a Hobson's choice; there are not many alternatives given the inability of the County to purchase new land for schools. The proposed school would alleviate the stress on McNair.
Will there be money to expand Carson MS and others? Yes.
When is Floris ES due for renovation? Renovations should begin Fall 03 or Spring 04.
We should encourage more students to walk to school, especially since we require developers to construct sidewalks within 1 mile of a school. Why is the pedestrian access to McNair ES so poor? There was resistance to trail connections from adjacent residential areas. The Greg-Roy residential development had not been approved at that time.
We should try to overcome the initial resistance to trails; trails are generally supported and well used once they have been built.
What is the cost of operating a completely new school vs. expanding an existing school? Expanding an existing school is probably less expensive if the school can accommodate the expansion. There is very limited land available at Floris and McNair.
How accurate have the 5-year projections been in the past? They are off by about 3.5% in the 5th year of the projection. Projections are a moving target because of boundary changes and development that is approved in the interim.
How would the new school affect the bus system? We adjust buses all the time.
If 652 units yield 191 additional students, that works out to .3 students per DU? Yes, for multi-family development. Multi-family produces fewer students. [Secretary's note: The estimated number of students is 111, not 191. This works out to approximately .17 students per DU.]
Size of school site? 14.4 acres. Is this a good deal for the schools vs. taking the proffered money under the new development criteria? The value of the property (About $10 million) would significantly exceed the value of the proffer.
Why are we so much over capacity in our schools? In Fairfax County new schools are soon filled with students in part due to cash-flow problems, and late planning. 70% of our schools are over 25 years old and a lot of money is needed to maintain them.
If no residential is allowed and there is no school site, schools will still be over-capacity? What's the best solution? Is the additional residential burden worth the additional school? This is the first land use meeting to which Mr. Gibson has ever been invited to attend, which says something about how the county plans and develops land. Ideally schools would have been planned for earlier. We need to involve the schools in land use meetings. All communities are asking these same questions. The important aspect of this meeting is that we are discussing the cumulative impact on the community. We need the school site whether or not the development is approved. If we don't approve it, where will the kids who are here now go to school?
What happens in the interim between when the residential development occurs and the new school is built? The school's Capital Improvement Program has some funds for adding new classroom capacity with modular units.
Why is the Launder's property zoned R-1 and why is residential planned in this, the showplace commercial location? Launders is R-1 because that happens to be the existing zoning. The Comprehensive Plan recommends .5-1.0 FAR even without transit. There potentially could be a great deal of residential at the Launder's property if Dulles Rail is built. The Route 28 study group recommended the PDH-20 area to the NW of the proposed development because residential use within an employment center was viewed as a good thing. When people live close to work they are able to more easily commute.
Is there any coordination between FCPS and DPZ re: needs in given areas? Yes, we coordinate every day. We have been coordinating for many years. We know the current capacities of schools and the projected impact of a new development. The Facilities Planning Department has estimates of additional enrollment requirements for new developments in the County on the Web site (http://www.fcps.edu/DFaS/impacts/). FCPS provides the facts but does not make judgement calls. That is left to the DPZ staff.
Even when very bad development is proposed, schools don't say no? No, County staff make the recommendations for the Planning Commission and the Board of Supervisors.
Fred Seldon - Mr. Seldon gave a brief historical perspective on this area. In the early 90's the Route 28 task force, composed of 60 citizens, met to discuss 6000 acres in the corridor. The planning philosophy in the 60s and 70s had been that most development that would occur in this area would be warehousing and distribution uses due to the proximity of Dulles Airport.
That zoning also allowed office use by-right at high density, which occurred along the Route 28 corridor. Office use generates much more traffic, but enhances the tax base as well. Land unit A allowed 20M office, more than what is in the Tysons Corner area. In 1979 a County study showed a shortage of multi-family housing near commercial areas. Land Unit A had the least noise impact of other Route 28 corridor areas and was viewed as an appropriate location for residential use.
It is important to note that the County, through the Comprehensive Plan, can suggest changes in land use, but has no control over the timing and pacing of development.
Commissioner de la Fe - At this stage, we are discussing just a change in the Plan. Usually the analysis for a Plan change (school estimates, etc.) is not as deep as this. We have a process that allows the Plan to be changed every 4 or 5 years.
Jim Graham - He represents 1600-2000 people as the Mt. Pleasant Baptist Church pastor. This area is very segmented, and a more comprehensive look at the area needs to be taken. He interacts with current residents, who say they want more parks and retail. Someone needs to take a more global approach.
Ralph Duke is the pastor of Beacon Hill Missionary Baptist Church, adjacent to the proposed development. He supports the development. There is now a deficit of church space for providing all of the services required of the community such as the food bank, classes for Hispanics, and other services. He was not contacted by DPZ, and feels there will be an economic impact on his church. He is concerned about the Coppermine Road frontage that will be taken for new roads. The walking conditions in the area are very dangerous, and some thought needs to be given to pedestrian circulation.
DPZ: Coppermine Road is planned for 4-lane expansion. DPZ sent letters of notification about the plan amendment, staff report, etc.
Larry Horton - Lions Gate apartments resident. What is the impact on traffic in this area? Even with by-right development, there would be more traffic trips.
Were future public transit options addressed in 1993? Yes
Ms. Baker gave a brief commentary on the proposed development. She represents both companies involved in the application. The total number of residential units proposed was lowered to 636 units from the original 652. The developer contends that the estimate of new students is higher (111) than estimates based on similar developments elsewhere (74).
Will FCPS be responsible for removing the foundation located on the site? No, it will either be reused if possible, or removed by the owner.
Is this a good deal for the County financially? Under the new development criteria, the County would receive just under $1 million. The property is estimated to be worth $10 million.
A trail connection is planned to the residential development to the west.
According to the applicant, there is a 64% reduction in traffic with residential development vs. commercial.
Motion - Mr. Kennedy moved that the committee recommend approval of both Comprehensive Plan change amendments. Mr. Hill seconded the motion. Even though this is not an ideal application given the historical development pattern, the school site is needed. It is recommended that the school system be represented during the rezoning meeting before the Land Use Committee.
Ms. Newman stated that the new school site would open the floodgates for new development in this area. The new capacity will allow for more residential development.
Mr. Hill stated that without the dedication of land for the school, he would not support the application.
Mr. Jaeschke stated that he has concerns about the traffic generated by this application, which he will raise during the rezoning application.
Mr. Cerny stated that he supports the application. He would like to see more affordable housing provided. He thinks that this is smarter growth than other alternatives. Bus Rapid Transit (BRT) would be very appropriate in this area, as it is very flexible vs. rail.
Mr. Wright stated that he supports the application for the reasons cited by Mr. Cerny. He feels that additional residential development near commercial areas is generally a good thing. More retail is needed so that residents could avoid driving across the street to the Clocktower shopping center.
Mr. Gibson does not support the application. He feels that we should not approve an application to correct what he feels were poor zoning decisions in the past. He also was concerned that inadequate attention was given to study of a comprehensive traffic planning solution for the project.
Ms. Kelleher called for a vote. The motion passed by a vote of 6 for, 3 against.
Meeting minutes - Mr. Wright moved that the November meeting minutes be approved. Mr. Hill seconded the motion. The motion was approved unanimously.
Ms. Kelleher asked for a motion to adjourn. Mr. Gibson asked for an opportunity to present new business, but because it was late, the chair suggested deferring the discussion until the next meeting.
The meeting was adjourned at 10:00 p.m.
