North County Governmental Center Community Room
Call to order at 7:40 p.m.
Summary of meeting:
PCA-C-696-04, DSV Dulles Fox Mill LP - Committee recommended approval.
RZ/FDP 00-H-044, TST Woodland Park East, 2200/2256 Monroe St - Information only.
Applicant History - There was a brief discussion of applicant history as it relates to complaints about previous developments.
PCA-C-696-04, DSV Dulles Fox Mill LP - Elizabeth Baker of Walsh Colucci, Stackhouse, Emrich and Lubeley and Greg Hamm of DSV Fox Mill LP presented a summary of the phasing of the development that provides a minimum amount of residential, retail, restaurant, commercial and service uses.
The Staff report is available and staff recommend approval. The number of residential units will increase from 250 under the original plan to 750.
Will the retail be in place before residential use permits (RUPs) are issued? Retail is in both the commercial and residential buildings. Bldgs B & D and G & H (multi family) and K. 18 foot ceilings are planned for restaurant space. County changed the Comprehensive Plan on this parcel use about 3 years ago to allow mixed use in anticipation of rail.
Why increase the residential units without the commercial component, requiring people to leave the area to get to work? There is commercial development nearby and there are many jobs in this area. Anticipated growth in jobs in Herndon area is 8 new jobs vs. 1 multifamily unit in next year.
Part of the development is designated as a "Flex Area" - If the retail/commercial uses are not developed, residential use is permitted for up to 4 years. It must then return to retail/commercial use. There was discussion of the implications of moving people after the 4 years.
What is the difference in the amount of tax on residential development vs. the original plan? Rental property is taxed more on a commercial basis.
How many residential units are located in the first 2 buildings? 320-340.
The trail on the frontage of the property along Fox Mill Road will be asphalt not concrete.
Some of the rental properties could be sold as condominiums.
BRT stop will be in same location as the Metro stop.
Mr. Poppe moved to recommend approval, Mr. Cerny seconds motion. Passes unanimously.
RZ/FDP 00-H-044, TST Woodland Park East, 2200/2256 Monroe St - Elizabeth Baker, Walsh, Colucci, Stackhouse, Lubelley - Jim Evans and Rustom Cowasjee of Tishman Speyer, and Mark Coletta and Jay Johnson Fairfield builders.
The overall FAR for Woodland Park is 0.7. It is intended for high quality office park commercial development. The initial development consisted of 6 commercial buildings. The former planning commissioner asked applicant to consider more mixed development with a residential component. No recommendation yet from staff, which had approved the earlier plan. May 2001 transit amendments changed plan for north part of parcel to allow for mixed uses.
Two 13-story office structures are planned with possible retail in lower floor. There will also be two 10-story office buildings, and one retail/office L-shaped building with 600,000 sq. ft. of residential. There will be 42-45 units per acre. Two garages will be built that are structured. There will be some central open surface parking. 1.7M sq. ft. total. Total FAR still .7. Actual FAR for this area is about .98 FAR. There will be about 600 residential units. Not PRM (planned residential mixed-use), which is primarily residential with some commercial. This development is the opposite.
One of the two 10-story buildings could be hotel.
Is there a recreation proffer? Will offer on-site recreation.
Generally there is a lack of school space, and now there is additional residential. Three committee members expressed concerns about increased residential in this area. There was extensive conversation regarding how the committee addresses concerns about the additional stress being placed on the schools.
Wells and Associates are revising the traffic impact statement. It is anticipated that there will be less impact with the residential development.
Can Fairfax Connector access the roads? Good idea.
Where is nearest Metro station and how will tenants get there? What TDMs will be offered? Not sure if there are any changes to previous TDM proffers. Will check. It was suggested that the developer may want to have a shuttle to Metro. Ms. Baker showed a map of a proposed pedestrian connection from the development, through the development to the east across Monroe Street, across the wetlands park, to the Metro and park and ride lot. In order for this to occur, the developer needs to coordinate with adjacent developers.
The development is not as mixed as it could be. Not many residential amenities. Why not have more green space and fewer units? It is similar to the Dulles Station development. Can look into fewer units.
Will units be rental or condo? Rental. Since elevators are not used in the buildings, is it OK to assume that affordable dwelling units (ADU) will be provided? Yes. Developer doesn't plan to change concept of elevators in buildings or to remove ADU.
Developer plans to build both residential and commercial at the same time, but obviously residential would go in first if the commercial space is not leased.
PC date is May 9. Staff report will not be issued by next meeting. Bill Mayland is staff person.
Meeting Minutes: The February minutes were approved as amended.
Applicant History: There was a discussion of previous problems associated with a development by Keystone LLC. How do we ensure that developers live up to their commitments? Site inspectors can evaluate developers. We rely on staff to ensure that proffers are enforced. How do we determine if there have been complaints against developers? We rely on staff.
Recommendation Form: Send recommendation results to PC and BOS. Bruce will send a copy of the form to committee members.
Adjourn at 9:40.
