Residential Conversion at Kingstowne Receives Planning Commission Support

Transcription

1 Your Real Estate News and Research Resource Since 1955 Volume 61, Number 7 April 22, 2016 Residential Conversion at Kingstowne Receives Commission Support A proposal to replace four unbuilt office buildings originally planned as part of the Kingstowne s 48-acre town center with four residential buildings received the support of the planning commission a week after the April 13 th public hearing. James Migliaccio, Lee Commissioner, at the April 20 th meeting moved for approval of the series of applications all amendments to the approved proffers and development plans to permit replacement of 1.2 million square feet of office space with approximately 800 multi-family units and 68,000- square feet of ground-floor retail space. The community is excited for this parcel to be built to give us the last piece of the town center, Migliaccio said. The new residential buildings and urban plaza will be developed on a 5.46-acre site the majority of which is currently used as a surface parking lot located on the south side of Kingstowne Village Parkway, north of the Kingstowne Town Center. The center is currently developed with 305,000- square feet of office space, 254,000-square feet of retail and restaurant uses, and a 70,000-square foot movie theatre. plans provide a number of benefits. The four residential buildings proposed will result in a decrease in the amount of square footage and reduce the height significantly to the delight of the residents who live north of Kingstowne Village Parkway, Calabrese said. The overall square footage of 954,000 for the residential buildings falls well below the 1.9 million-square feet of approved office space; the height drops from 200 feet to between 85 and 150 feet, according to the plans. Construction of the residential buildings in lieu of the approved office structures results not only in a reduction in density, but also a decrease in the amount of parking and daily car trips, Calabrese noted. Kingstowne Residential Street View; Source: Cooley LLP Speaking at the hearing on behalf of the applicant, attorney Antonio J. Calabrese (Cooley LLP) pointed out that the revised Virginia Newsletters, LLC Circulation and News: (Phone), (fax) gina@virginianewsletters.com 2016 Virginia Newsletters LLC All Rights Reserved The information contained in this document is for general information purposes only. While Virginia Newsletters, LLC endeavors to provide accurate and up-to-date information, we make no representations or warranties of any kind, expressed or implied, about the completeness, accuracy, or reliability with respect to the information provided herein.

2 A major feature of the proposed change to the plans is the upgraded public plaza, featuring seating, movable tables and chairs, a pergola, street trees and landscaping, and the ice rink and water feature. The major amenity the community was focused on and I know county staff has been focused on was the urban plaza, Migliaccio remarked. And that urban plaza has most importantly a seasonal ice skating rink and an interactive water feature which everyone seems to be excited about. The staff s analysis concluded that the comprehensive plan recognizes the need for residential areas to be located in the Towne Center, further mentioning that improvements to the existing public plaza along with additional on-site recreational amenities in the residential buildings will assist in addressing Comprehensive Plan guidance for residential open space needs. The Lee district commissioner pointed out that in addition to the on-site amenities and the plaza improvements, the applicant agreed to the full fair-share contribution for off-site park improvements equating to $1.2 million. I m hoping this gets built in the very near future, Migliacco remarked. That may not be a problem. At the hearing, Calabrese said that there has already been demand for the retail space beyond the 68,000-square feet planned at the project. The proposed buildings will also provide amenities for the residents, with each one including a minimum of 5,000-square feet of amenity space that may include swimming pools, seating areas, sundecks and lounge areas, off-leash dog parks, and grills and fireplaces, according to the staff report. Kingstowne Residential Building Elevation; Source: Cooley LLP Of the four planned residential buildings, two or three are likely to be developed as apartments and one as condominiums, Calabrese told the commission. The applicant has the option of providing one of the buildings as a senior living facility containing medical care and independent living uses. In addition to the support of the staff and planning commission, the applications (PCA 84-L , CDPA 84- L , and FDPA 84-L ) have the backing of the Kingstowne Residential Owners Corporation and the Lee Land Use Committee. -2-

3 Fairfax Forward Comprehensive Plan Process Undergoing Review The county s comprehensive plan review process called Fairfax Forward is undergoing its own review, with hearings on both the process and the 2016 work program scheduled before the planning commission and board of supervisors over the next couple of months. On April 20 th, the planning commission held a hearing devoted to evaluation of the Fairfax Forward process, with the commission deferring decision (with the record remaining open) until May 25 th. At the hearing, Department of and Zoning staff highlighted issues that have surfaced since Fairfax Forward was initiated two-plus years ago and presented suggestions for improvements based on feedback solicited from county agencies, citizens, and land use agents via surveys and interviews. In 2013, the county replaced the decades-old Area Plan Review (APR) site-specific process that offered an open season on nominations for plan amendment proposals that rotated on a biennial basis between submissions focused on sites in the five south county districts (Braddock, Lee, Mason, Mount Vernon, and Springfield) and four north county magisterial districts (Dranesville, Hunter Mill, Providence, and Sully). The Fairfax Forward process was aimed at providing a more proactive, systematic approach to reviewing the comprehensive plan and addressing the county s goal of plan monitoring and maintenance. But, as Aaron Klibaner with the Department of and Zoning noted at the hearing, the transition from the Area Plans Review process to the Fairfax Forward process was not as smooth as it could have been. Fairfax Forward, Klibaner explained, has been perceived as staff-driven and not transparent to the general public. He added that the staff did not anticipate the substantial cultural shift in moving away from APR and the education needed about the comprehensive plan in general and about ways for the community to be involved in the new process. Another issue that surfaced is the large number of boardauthorized plan amendments that have been added to the work program. The amendments often referred to as out-of-turn plan amendments - have had a substantial effect on the timeline for other work program items and impacted the ability to perform plan monitoring and maintenance, according to the staff. The average number of board-authorized amendments has risen over the last couple of years, according to the analysis. The addition of new plan amendments authorized by the board (including a major study of the Richmond Highway corridor) has pushed other studies on the program for areas not reviewed since the early 1990s like the Lorton-South and Centreville suburban centers to a back burner. By March 1, 2016, the Pilot Work Program included 36 amendments accounting for the addition of 32 new studies through Board authorization, the staff report states. The majority of the amendments authorized have been sitespecific, reflecting interest in considering market opportunities that may serve to implement overarching Comprehensive Plan goals and policies in a timely manner, the report notes. Meanwhile, since July 2013, 37 amendments have been adopted or rescinded. It is not just board members putting forward plan amendment proposals. The open submission period for suggested amendments for the 2016 work program, which closed on January 29 th, resulted in 24 proposals. While two were subsequently withdrawn, 22 remain on the list; however, only a handful of them have received preliminary backing from the staff. See charts on pages 5 through 8. On April 27 th, the planning commission is scheduled to hold a workshop on the 2016 work program, at which the public may provide comment. Potential Process Changes Recommended. During the public hearing, the common thread running through remarks from the speaker s podium and from the dais was the need for more public information about the Fairfax Forward process. This is the first time in two years that I ve heard they are discussing Fairfax Forward again, remarked Carol Turner of Falls Church, a Mason district resident. I don t know what the process is. I don t know how you submit a proposal.i don t know what the process is and I m pretty active. There could be some improvements in terms of publicizing the areas of the county and the timeframes for submitting suggested text amendments, land use attorney Andrew Painter (Walsh, Colucci, Lubeley & Walsh) stated. While he acknowledged that the APR process was cumbersome and lengthy, there was predictability and publicity with regard to procedures and hearings and deadlines. -3-

4 With Fairfax Forward, there isn t a formal nomination period as there had been with the APR process. As At Large Commissioner Jim Hart stated it, anyone can nominate anything at any time. In fact, an open submission opportunity for the 2018 work program is currently underway, with on-line forms available for any interested party suggesting a change to the comprehensive plan. Until such time as the 2018 work program is adopted, the submissions will be held in a parking lot and it is likely that only a limited number will be moved forward to the program. At Large Commissioner Tim Sargeant urged the staff to seek more opportunities for outreach to citizens and called on citizens and developers to suggest ideas for improving the process, saying put some positive recommendations forward because this is a collective process. County staff did bring forward a number of suggested changes to the program to make Fairfax Forward a more transparent and inclusive process. Among the recommended changes: Shift from a 3-year program to a 2-year review cycle to provide a shorter turn-around time for scheduling review of amendments and to correspond with the county budget process allowing the county to plan resources more efficiently. Encourage property owners or community members to propose site-specific plan amendment requests through the regular submission process rather than through board-authorized out-of-turn proposals to amend the plan. Encourage submission of site-specific amendments that are not attached to concurrent rezonings or considered to be an emergency circumstance through the regular submission tool for scheduling on the work program. At the same time, continue to prioritize review of concurrent plan amendments and associated rezoning applications so review can take place expeditiously. Meet with property owners and developers who seek to propose plan amendments to provide feedback prior to submission (similar to a rezoning pre-application meeting). Monitor the work program and provide information to the planning commission and board of supervisors on the program, including any negative effect of the addition of the board-authorized amendments to the review program. Work with the commission and board to develop additional guidance for board-authorized plan amendments. The three-year Fairfax Forward pilot program adopted by the board of supervisors in July 2013 included 37 items organized into four categories: activity centers in the county s development nodes such as mixed-use centers and industrial areas; neighborhoods in the county s suburban and lowdensity residential areas; site-specific proposals involving individual properties or small consolidations; and countywide amendments focused on county policies such as green building or affordable housing. The items on the current work program and plan amendments adopted since Fairfax Forward was established can be viewed am/adopted_work_program.pdf. Fairfax Forward Workshop and Hearing Schedule Part 1 Process Evaluation April 20 th Commission hearing on proposed process changes (decision deferred to May 25 th ) June 7 th Board of Supervisors Action Item on process changes Part Work Program Development April 27 th Commission workshop on submissions for the 2016 work program (with public comment) June 15 th Commission hearing on 2016 work program (with public comment) July 26 th Board of Supervisors Action Item to adopt 2016 work program -4-

5 Submissions for 2016 Fairfax Forward Work Program DRANESVILLE DISTRICT Work Program Number WP WP WP (also in Sully ) Address/ General Location McLean and Great Falls along the Potomac River 1350 Beverly Drive Frying Pan Road WP , 2450 Centreville Road Submitted By David S. Houston Greg Riegle Greg Riegle Lynne J. Strobel Area; or Special Area Area II; McLean Area II; McLean; McLean CBC Area III; Upper Potomac; Dulles Suburban Center Area III; Upper Potomac; Dulles Suburban Center Tax Map Parcel Acreage Current Plan Countywide ; N/A Planned stream valley 14-3; 14-4; 20- trails along the 2; 21-1; and 21- Potomac River 2 between Scott s Run Nature Preserve and Great Falls Park B 4.27 Residential use at 20+ du/ac Office use up to 0.15 FAR, and public parks use, w/ option for office, hotel, recreational facilities, and support retail uses up to a 0.40 FAR A, 6B, and Mixed-use office or hotel, and retail uses at 0.50 to 1.0 FAR Proposed Amendment Remove planned stream valley trail Add option for mixeduse up to 3.0 FAR; retain amendment on current work program Option for townhouse residential use Allow a variety of community-serving retail uses Staff Preliminary Recommendation Not recommended for 2016 work program Not recommended for 2016 work program unless an areawide review of CBC is undertaken Incorporate into the Dulles Suburban Center study Recommended for 2016 work program HUNTER MILL DISTRICT Work Program Number Address/ General Location WP , 1825, 1850 Samuel Morse Drive; Sunset Hills Road WP Pinecrest Road Submitted By Scott Adams Brian Winterhalter Area; or Special Area Area III; Upper Potomac, Wiehle-Reston East TSA Area III; Upper Potomac Tax Map Parcel Acreage Current Plan Office use at an 0007A, 7B, 7C, intensity of 0.50 FAR and B 7.59 Light industrial/ research & development up to 0.25 FAR Proposed Amendment Transit Station Mixed- Use up to 1.5 FAR Residential use at du/ac Staff Preliminary Recommendation Not recommended for 2016 work program Recommended for 2016 work program with modification to include

6 SULLY DISTRICT Work Program Number WP WP (also in the Dranesville ) Address/ General Location Westfield Corporate Center Frying Pan Road Submitted By Greg Riegle Greg Riegle Area; or Special Area Area III; Bull Run; Dulles Suburban Center Area III; Upper Potomac; Dulles Suburban Center Tax Map Parcel Acreage Current Plan Office, conference center/hotel, industrial/flex and industrial use at an average of 0.50 FAR and private open space Office use up to 0.15 FAR, and public parks use, w/ option for office, hotel, recreational facilities and support retail uses up to 0.40 FAR Proposed Amendment Add option for residential use Option for townhouse residential use Staff Preliminary Recommendation Withdrawn Incorporate into the Dulles Suburban Center study MOUNT VERNON DISTRICT Work Program Number WP WP Address/ General Location Vacant; no address. South of Fordson Road, east side of Richmond Highway 6001 Richmond Highway Submitted By Jane Kelsey Lynne J. Strobel Area; or Special Area Area IV; Mount Vernon; Richmond Highway Corridor Area IV; Mount Vernon; Richmond Highway Corridor Tax Map Parcel Acreage Current Plan Residential use at A and 79B du/ac, retail and other Residential at 5-8 du/ac w/ option for public park use Proposed Amendment Retail uses and a martial arts school for special education Replan for selfstorage facility up to 1.94 FAR Staff Preliminary Recommendation Recommended for consideration as part of the ongoing Embark Richmond Highway study; or, contingent on filing of a rezoning, an accelerated review could be undertaken Not recommended for the 2016 work program COUNTYWIDE Work Program Number WP Address/ General Location Human Services element of the Policy Plan Area; Submitted By or Special Area Tax Map Parcel Acreage Current Plan Lee Ann Pender Countywide Countywide N/A Current policy, regulation, and existing and anticipated future human services facility needs Proposed Amendment Review/update the Human Services element of Policy Plan, and the Area Plans, including public facilities tables Staff Preliminary Recommendation Recommended for the 2016 work program -6-

7 PROVIDENCE DISTRICT Work Program Number Address/ General Location WP , 0315 Williams Drive; 8300, 8332 Professional Hill Drive WP , 3022 Williams Drive WP , 6326 Arlington Boulevard WP WP Lee Highway 2743 Gallows Road WP Westpark Drive WP , 2931 Eskridge Road Submitted By Sandra L. Hughes Sandra L. Hughes Area; or Special Area Area I; Jefferson; Merrifield Suburban Center Area I; Jefferson; Merrifield Suburban Center David Gill Area I; Jefferson; Seven Corners CBC Tax Map Parcel Acreage Current Plan Proposed Amendment D 3.26 Office use at 0.7 Adjust mixed-use option FAR w/ options for including but not limited parcel consolidation to residential and/or hotel and redevelopment use up to 1.2 FAR w/ property to the north B and 3C and Office use up to 0.70 FAR 3.15 Neighborhoodserving retail uses at existing intensities, w/ option for retail and/or office uses up to 0.50 FAR; 2 nd option for retail/office mixed-use up to 0.70 FAR David Gill Area II; Vienna F Community-serving retail use up to 0.35 FAR David Gill Area I; Jefferson; Merrifield Suburban Center Greg Riegle Brian Winterhalter Area II; McLean; Tysons Corner Urban Center Area I; Jefferson; Merrifield Suburban Center , 40, 48, and Residential use at du/ac, w/ option for residential redevelopment at du/ac A 7.9 Office use per existing use U and 2931A-H 3.23 Industrial and office uses up to 0.50 FAR, w/ option for office and retail uses up to 0.65 FAR; alternative option for residential and/or hotel mixed-use up to 1.20 FAR Add subject property to mixed-use option including but not limited to residential and/or hotel uses up to 1.2 FAR Initiate a land use study to consider planning tools to encourage redevelopment, including mixed-use development Add option for residential mixed-use Add option for residential mixed-use up to 1.45 FAR, w/ option to increase to 1.85 FAR Increase office use up to intensity of 3.0 FAR and height up to 200 feet Increase alternative option for mixed-use up to 1.90 FAR Staff Preliminary Recommendation Not recommended for 2016 work program; any amendments should occur through an areawide process Not recommended for 2016 work program; any amendments should occur through an areawide process Not recommended for 2016 work program Not recommended for 2016 work program Not recommended for 2016 work program; any amendments should occur through an areawide process Withdrawn Not recommended for 2016 work program; any amendments should occur through an areawide process -7-

8 MASON DISTRICT Work Program Number Address/ General Location WP , 5252 Cherokee Avenue WP , 5321 Shawnee Road WP , 5415 Industrial Drive WP , 2991, 2993 Aspen Lane, 6415, 6421, 6425, 6429, 6435, 5439, 6443, 6455, 6461 Arlington Boulevard; 6519 South Street; 6420 Spring Terrace WP Parkwood Court WP Industrial Drive Submitted By Area; or Special Area Tax Map Parcel Acreage Current Plan Proposed Amendment Nazir Bhagat Area I; Lincolnia Office use Multi-family and 2 residential with ground-floor retail use Thomas D Industrial use up to Cafferty 0.30 FAR Mark Eisenberg Area I; Annandale; Beltway South Industrial Area , and 17E Area I; Jefferson and 54 Albert Riveros Area I; Jefferson A; 7B, 8, 9, 10, 11, 12, 13, 14, 14A, 15, 16, and 30; A and 13B David Gill Area I; Jefferson B, 5C, and 5D Greg Riegle Area I; Annandale; Beltway South Industrial Area 1.89 Industrial uses up to 0.5 FAR Residential use at 2-3 du/ac. Commercial encroachment discouraged Residential use at du/ac Public park and office uses up to 0.30 FAR along Edsall Road (northern portion); Carolina Place is planned to extend to Industrial Road Multi-family residential use up to 50 du/ac, and may include a small retail component Public storage and neighborhoodserving retail uses up to 1.0 FAR Low-rise mixed-use, and/or residential or commercial townhouses, and/or institutional uses Provide new planning tools that could encourage reinvestment and more appropriate transition to single family neighborhood to the north Add industrial uses along Edsall Road; delete Carolina Place extension to Industrial Road Staff Preliminary Recommendation Recommended for inclusion of the scope of the Lincolnia Study, Phase II Not recommended for inclusion in 2016 work program Recommended for 2016 work program (limited to public storage use with consideration for future use on parcel Not recommended for 2016 work program Not recommended for the 2016 work program Not recommended for the 2016 work program -8-

9 Amendment Number/ Authorization Date PA 2015-III-FC1 06/23/15) PA 2016-III-FC1 02/16/16) PA 2014-III-FC2 06/17/14) PA 2015-I-J1 01/27/15) PA 2016-I-A1 01/12/16) PA 2014-IV-MV3 12/02/14; expanded on 03/24/15) PA 2015-IV-MV5 11/17/15) Location Fair Lakes, Fairfax Center, Land Units G, H, and I (concurrent with larger Fairfax Center Area Study Phase II) Fairfax Center, Land Unit O, Sub-unit O1 (part of Fairfax Center Area Study Phase II) Fairfax Towne Center Sub-unit J1 Graham Park Plaza (formerly Loehmanns Plaza) Heritage Mall Huntington Transit Station Area, Land Units C, D, and G Huntington Transit Station Area, Land Unit G (pt.) Fairfax Forward Board Initiated Plan Amendments (since adoption of the Pilot 2013 Work Program) Magisterial ; Area Adopted Plan Proposed Plan Springfield ; Fairfax Center Area Springfield ; Fairfax ; Fairfax Center Area Springfield ; Bull Run ; Fairfax Center Area Mason ; Jefferson Braddock ; Annandale Mount Vernon ; Huntington Transit Station Area; Mount Vernon Mount Vernon ; Mount Vernon Office mixed-use at an intensity of 0.25 FAR at the overlay level; options for office, hotel, retail, and residential uses exist above the overlay level Office/mixed-use p to 0.45 FAR at the overlay level with an option for residential and retail mixed-use on a portion of the subject property Community-serving retail uses up to 0.35 FAR Existing neighborhood and community-serving retail center with an office component; an option for mixeduse up to 0.70 FAR with retail, office, and residential uses (with conditions) Planned and zoned for 200,000-square feet of office use Plan recommends redevelopment to office use with an intensity up to 0.30 FAR and max. height of 40 feet, and public space Board requests staff consider allowing greater flexibility for the options in the plan text for Fair Lakes to enable a quicker response to market demands Amendment to consider residential density of up to 12 du/ac (which will be evaluated as part of Phase II of the Fairfax Center Area Study PA 2013-III-FC1(B) Consider mixed-use redevelopment of the shopping center that may include multi-family, retail/commercial, hotel, and office uses up to a maximum intensity of 1.2 FAR, concurrent with any rezonings, development plans, or site plans Consider a mix of residential and non-residential uses up to 0.50 FAR (with analysis paying attention to transportation while planning for high-quality design) Consider an option on the western portion of the site with 68 single family attached dwellings and associated residential amenities and improved pedestrian connectivity, a community center, and addl. enhancements to the shopping center parking lot and plaza area Consider plan recommendations and evaluate residential development for parcels and 49A in line with the community s and county s vision for development near transit stations; Consider mixed-use redevelopment including residential and/or hotel and office uses up to a 3.0 FAR, with consideration given to parcel consolidation and the expansion of the adjacent Transit Development Area Tax Map Parcel A , 5A, 5E, and 5G D1, 2A, 2C , 45, 45A, 35B Acreage Hearing Dates (if scheduled) PC Public Hearing: May 18, 2016 BOS Public Hearing: June 21, 2016 PC Public Hearing: October 20, 216 BOS Public Hearing: December 6, PC Hearing: 06/15/16 BOS Hearing: 07/12/16-9-

10 Amendment Number/ Authorization Date PA 2015-IV-MV4 10/20/15) PA 2016-II-M1 04/05/16) PA 2016-IV-MV1 03/01/16) PA 2015-IV-T1 07/28/15) PA 2015-IV-MV3 07/28/15) PA 2016-III-T1 02/02/16) Location Huntington Transit Station Area, Land Unit I Langley Fork Historic Overlay Expansion North Hill Newington Road Penn Daw CBC, Land Unit G (pt.) Shirley Gate Road Extension Magisterial ; Area Adopted Plan Proposed Plan Mount Vernon ; Mount Vernon Dranesville ; McLean Mount Vernon ; Mount Vernon Mount Vernon ; Springfield Mount Vernon ; Mount Vernon Springfield ; Pohick Recommends du/ac with option for transit-oriented mixed use development up to 3.0 FAR with conditions related to consolidation and mixture of uses Public park for passive recreational use Plan recommends widening Newington Road to 4 lanes from Loisdale Road to Cinderbed Road (improving the underpass under CSX tracks) and improving the 2-lane segment from Cinderbed Road to Telegraph Road Plan recommends community-serving retail up to 0.50 FAR for tax map and residential use at 3-4 du/ac for parcels and 19 Consider transit-oriented mixed-use development up to an intensity of 4.0 FAR, with a focus on an increased proportion of residential units and office use Consider expansion of the historic overlay district to two adjacent properties (including the Mackall-Hall House site and adjacent vacant lot) Consider a mix of approximately 278 multifamily units and 195 townhouses, as well as limited community-serving retail uses; evaluate approached to provide affordable housing; mitigate transportation impacts; use building form, height, and orientation to create a vibrant active community, create a larger public park, and address impact to public facilities and schools Consider removal of all planned improvements for Newington between Cinderbed and Telegraph roads Consider redevelopment for multi-family use with up to 375 units and/or live/work units with up to 7,500-square feet of supporting retail uses Consider alternative alignment of the extension of Shirley Gate Road from Braddock Road to the Fairfax County Parkway, as recommended by the Shirley Gate Road Extended Study, which refines the alignment and evaluates the interchange configurations at the Fairfax County Parkway Tax Map Parcel , ALL and A (pt.) , 19, and Acreage Hearing Dates (if scheduled) PC Hearing: 12/03/15 (commission deferred indefinitely) BOS Hearing: Date to be set 56-4 and 67-2 PC Hearing: 06/23/16 BOS Hearing:07/26/16-10-

11 Amendment Number/ Authorization Date PA 2015-IV-RH1 10/20/15) PA 2014-IV-MV2 10/28/14) PA 2015-IV-MV1 05/12/15) Location Topgolf Site, Kingstowne Area Woodlawn Community Business Center Embark Richmond Highway Magisterial ; Area Adopted Plan Proposed Plan Lee ; Rose Hill Mount Vernon ; Mount Vernon Mount Vernon and Lee s Plan recommends residential at 3-4 du/ac Generally planned for community-serving retail at the baseline level with options for higher-intensity mixed-use development Consider a mix of residential uses up to approximately 275 units, and up to 20,000 gross square feet of retail uses (or up to 70,000-gross square feet to accommodate an appropriate retail anchor such as a grocery store Consider a plan amendment for the CBC based on recommendations found in the 2010 Virginia Tech and 2012 Urban Land Institute studies Assess and refine recommendations for the Route 1 Multimodal Alternatives Analysis from Huntington to Accotink Village, Fort Belvoir to consider: (a) land use density and mix for the areas within a one-half mile radius of proposed stations, corridor-wide transportation systems, urban design, public facilities, and other elements supportive of Bus Rapid Transit (BRT); and (b) policy guidance supporting future Metro extension from the Huntington Metro station to Hybla Valley, including broad plan language that supports Metrorail in terms of urban design and grid of streets, and anticipates future planning for Metrorail stations Tax Map Parcel A, 36B Acreage Hearing Dates (if scheduled) Briefly Noted The Fairfax County Board of Supervisors at the April 26 th meeting took the following actions of interest: Authorized advertisement of public hearings on proposed zoning ordinance amendments to the Planned Development Commercial (PDC) and Planned Residential Mixed-Use (PRM) districts to implement recent changes to the comprehensive plan in Transit Station Areas (TSA), Commercial Revitalization s (CRDs), Commercial Revitalization Areas (CRAs), and Community Business Centers (CBDs). The proposed amendments will increase the maximum allowable FAR overall for the PDC and PRM districts, with additional potential increases available for properties located in a TSA, CRD, and/or CBC when such intensity is recommended by the comprehensive plan. The proposed amendment will also clarify and update terminology, add uses to the PDC and PRM districts, codify current practices relating to parking reductions, require the inclusion of cellar space in the calculation of FAR, and other changes. The planning commission hearing is scheduled for May 25 th ; the board hearing for June 21 st. Approved a series of applications (PCA-A , PRCA-A-936, and DPA-A ) to permit development of independent living and assisted living facility on 4.33 acres zoned PRC (Planned Residential Community) on the east side of Reston -11-

12 Parkway and west side of Colts Neck Road, north of Glade Drive and south of South Lakes Drive in Reston in the Hunter Mill district (tax map ). Approved plans (PRC 86-C ) for a Chick-Fil-A fast food restaurant on approximately 33,505-square feet of land zoned PRC in the North Point Village Shopping Center on the west side of Reston Parkway, north of Lake Newport Road in Reston in the Hunter Mill district (tax map B p/o). Approved a proffer condition amendment (PCA ) application submitted by DRW, Inc. to permit modifications to the proffers and site design to permit 99 single family attached homes on 10.7 acres zoned R-12, located on the south side of Edsall Road, east of its intersection with Bren Mar Drive in the Mason district (tax map A). Building Permits Issued April 11 through 21, 2016 Residential New Single Family Detached 1519 and 6460 Linway Terrace LLC, Parke Long Court, Suite R, Chantilly, VA 20151; for 1 $300,000 SFD at 7540 Burnside Court, tax map (contractor: Premier Homes Group LLC, 8020 Fordson Road, Alexandria, VA 22306); Ajay Miglani, 2841 Fairmont Street, Falls Church, VA 22042; for 1 $350,000 SFD at 2841 Fairmont Street, tax map A (contractor: New Dimensions Inc., Balls Ford Road, Suite 101, Manassas, VA 20109); Alabama Ave LC, 618 South Alfred Street, Alexandria, VA 22314; for 1 $250,000 SFD at 7121 Burtonwood Drive, tax map (contractor: Federal City Group Inc., 2417C Mount Vernon Avenue, Alexandria, VA 22301); Brian Kennealy, 8221 Bucknell Drive, Vienna, VA 22180; for 1 $250,000 SFD at 400 Echols Street, tax map (contractor: Dunhill Builders LLC, 2512 Drexel Street, Vienna, VA 22180); Brian O hara, 7302 Hughes Court, Falls Church, VA 22046; for 1 $300,000 SFD at 5834 Valley View Drive, tax map Y1 (contractor: Stanley Martin Custom Homes LLC, Sunset Hills Road, #200, Reston, VA 20190); CRT Builders Inc., 1886 Massachusetts Avenue, McLean, VA 22101; for 1 $700,000 SFD at 1886 Massachusetts Avenue, tax map A (contractor: CRT Builders Inc., 6929 Hector Road, McLean, VA 22101); Gasper Christine Marie, 2100 Wilkinson Place, Alexandria, VA 22306; for 1 $120,000 SFD at 1017 Cottage Street, tax map (contractor: TCR Construction Inc., 7535 Little River Turnpike, Suite 310B, Annandale, VA 22003); Jay Purvis, 5244 Mitchell Street, Alexandria, VA 22312; for 1 $350,000 SFD at 5244 Mitchell Street, tax map (contractor: New Dimensions Inc., Balls Ford Road, Suite 101, Manassas, VA 20109); L14l Rockingham LLC, 6045 Wilson Boulevard, Suite 200, Arlington, VA 22205; for 1 $2,100,000 SFD at 2039 Rockingham Street, tax map A (contractor: JL Albrittain Inc., 1019 North Nelson Street, Arlington, VA 22201); Mark Shaffer, 6873 Colonel Taylor Lane, Centreville, VA 20121; for 1 $425,000 SFD at South Springs Drive, tax map D (contractor: SV Homes LC, Darby Brooke Court, Woodbridge, VA 22192); McShay at Ox Road Estates LLC, 6212B Old Franconia Road, Alexandria, VA 22310; for 1 $285,000 SFD at 8915 Kiger Street, tax map (contractor: McShay at Madison Lane Inc., 6212B Old Franconia Road, Alexandria, VA 22310); Mimi Dinh, 7837 Old Dominion Drive, McLean, VA 22102; for 1 $365,000 SFD at 7629 Lisle Avenue, tax map (contractor: New Dimensions Inc., Balls Ford Road, Suite 101, Manassas, VA 20109); NVR Inc., Plaza America Drive, #500, Reston, VA 20190; for 1 $200,000 SFD at 7204 Bull Run Post Office Road, tax map ; NVR Inc., Plaza America Drive, #500, Reston, VA 20190; for 1 $200,000 SFD at 1386 Bishop Crest Court, tax map ; Neighborhoods VI LLC, Sunset Hills Road, Suite 200, Reston, VA 20190; for 1 $159,000 SFD at 6518 Manor Ridge Court, tax map (contractor: Stanley Martin Companies LLC, Plaza America Drive, Suite 1100, Reston, VA 20190); Neighborhoods VI LLC, Sunset Hills Road, Suite 200, Reston, VA 20190; for 1 $159,000 SFD at 2137 Crimmins Lane, tax map (contractor: Stanley Martin Companies LLC, Plaza America Drive, Suite 1100, Reston, VA 20190); Paul Leighton, 502 Alma Street, SE, Vienna, VA 22180; for 1 $675,000 SFD at 502 Alma Street, tax map A (contractor: BLNJ LLC, 601 Glyndon Street, SE, Vienna, VA 22180); Sunshine Homes LLC, 1932 Anderson Road, Falls Church, VA 22043; for 1 $250,000 SFD at 1932 Anderson -12-

13 Road, tax map (contractor: Green Valley Construction LLC, 7520 Diplomat Drive, Suite 201, Manassas, VA 20109); Swan Homes LLC, 125 Church Street, NE, Suite 204, Vienna, VA 22180; for 1 $400,000 SFD at 920 Ninovan Road, tax map (contractor: American Remodeling Enterprise, 910 Ninovan Road, SE, Vienna, VA 22180); Ta-Chung Chang, 8380 Greensboro Drive, McLean, VA 22102; for 1 $475,000 SFD at 8717 Brook Road, tax map (contractor: SV Homes LC, Darby Brooke Court, Woodbridge, VA 22192); Weilong Wang, 2394 Dakota Lakes Drive, Herndon, VA 20171; for 1 $590,000 SFD at 6446 Divine Street, tax map (contractor: Artifact LLC, Robert Paris Court, #103, Chantilly, VA 20151). New Single Family Attached NVR Inc., Plaza America Drive, #500, Reston, VA 20190; for 7 $200,000 TH at 3188, 3194, 3198, 3202, 3206, 3210, and 3214 Yeager Drive, tax map ; NVR Inc., Plaza America Drive, #500, Reston, VA 20190; for 7 $112,000 TH at 3190, 3192, 3196, 3200, 3204, 3208, and 3212 Yeager Drive, tax map New Apartments JBG Companies, 4445 Willard Avenue, Chevy Chase, MD 20815; for 1 $5,000,000 Apt. Building, footing and foundation at Sunrise Valley Drive, tax map A (contractor: Balfour Beatty Construction, 3100 McKinnon Street, 7th Floor, Dallas, TX 75201). Residential Totals New Single Family Detached: 21 New Single Family Attached: 14 New Apartments: 1 building Commercial Allure Nail Bar, 5721 Burke Center Parkway, Burke, VA 22003; for 1 $30,000, new tenant layout at 5721 Burke Centre Parkway, tax map ; Amazon Corporate LLC, 410 Terry Avenue South, Seattle, WA 98109; for 1 $2,836,683, new tenant layout at 5617 Industrial Drive, Suite A, tax map B (contractor: Korte Construction Company, U.S. Highway 40, Highland, IL 62249); Amazon Corporate LLC, 410 Terry Avenue South, Seattle, WA 98109; for 1 $729,924, new tenant layout at 5617 Industrial Drive, Suite A, tax map B (contractor: Korte Construction Company, U.S. Highway 40, Highland, IL 62249); Boston Properties, 2200 Pennsylvania Avenue, NW, Suite 200W, Washington, DC 20037; for 1 $322,434, new tenant layout at Freedom Drive, Suite 100, tax map A (contractor: Vantage Construction Corporation, Davis Drive, Suite 125, Sterling, VA 20164); C-T Shenandoah LLC, P.O. Box 3646, McLean, VA 22103; for 1 $85,963, future tenant layout at 7901 Jones Branch Drive, Suite 300, tax map (contractor: Balfour Beatty Construction, 3100 McKinnon Street, 7th Floor, Dallas, TX 75201); CESC Skyline LLC, 210 Route 4 East, Paramus, NJ 07652; for 1 $234,430, ADA upgrade - floors at 5107 Leesburg Pike, tax map D; CGI, Fair Lakes Circle, Fairfax, VA 22033; for 1 $88,940, interior alteration to existing tenant at Fair Lakes Circle, Suite 900, tax map A (contractor: Sanbur Construction Inc., East Richardson Lane, Suite B, Purcellville, VA 20132); Carefirst FEP, Parkridge Boulevard, Reston, VA 20191; for 1 $39,550, new tenant layout at Parkridge Boulevard, Suite 300, tax map F (contractor: Hitt Contracting Inc., 2900 Fairview Park Drive, Falls Church, VA 22042); Commerce Executive, Commerce Park Drive, Reston, VA 20191; for 1 $49,822, new tenant layout at Commerce Park Drive, Suite 210, tax map D8 (contractor: E Construction Group Inc., 1300 Pennsylvania Avenue, NW, Suite G, Washington, DC 20004); Cushman Wakefield, 9302 Lee Highway, Suite 775, Fairfax, VA 22031; for 1 $88,233, new tenant layout at 8300 Boone Boulevard, Suite 320, tax map ; Digital Globe, 2325 Dulles Corner Boulevard, Herndon, VA 20171; for 1 $50,000, interior alteration to existing tenant at 2325 Dulles Corner Boulevard, tax map ; EPD Forest Glen 1 LP, 125 John Roberts Road, Suite 12, South Portland, ME 04106; for 1 $60,000, interior alteration to existing tenant at Woodmere Court, tax map E (contractor: Wolverine Building Group, 4045 Barden Drive, SE, Grand Rapids, MI 49512); Fairfax County Board of Supervisors, Government Center Parkway, Suite 533, Fairfax, VA 22035; for 1 $35,800, interior alteration to existing tenant at 6800 Industrial Road, tax map H (contractor: Hitt Contracting Inc., 2900 Fairview Park Drive, Falls Church, VA 22042); -13-

14 Fallfax Center Associates LP, 115 Park Street, SE, #200, Vienna, VA 22180; for 1 $30,000, new tenant layout at 7640 Lee Highway, tax map B; Five Below Inc., 1818 Market Street, #1900, Philadelphia PA 19103; for 1 $250,000, new tenant layout with new storefront at 7678D Richmond Highway, Suite 212, tax map A; JBG/Reston Executive Center LLC, 4445 Willard Avenue, Suite 400, Chevy Chase, MD 20815; for 1 $919,520, interior alteration to existing garage, stairs, and elevator at Sunset Hills Road, tax map A (contractor: LF Jennings Inc., 407 North Washington Street, Suite 200, Falls Church, VA 22046); JBG/Reston Executive Center LLC, 4445 Willard Avenue, #400, Chevy Chase, MD 20815; for 1 $43,900, new tenant layout at Sunset Hills Road, Suite 100, tax map B; Joie, 5301 South Santa Fe Avenue, Vernon, CA 90056; for 1 $97,491, new tenant layout at 1758G Galleria at Tysons I, tax map C1 (contractor: Renova Contracting LLC, Flushing Meadows Court, Ashburn, VA 20147); Mitre3, 7594 Colshire Drive, McLean, VA 22102; for 1 $50,000, interior alteration at 7594 Colshire Drive, tax map A3 (contractor: The Whiting-Turner Contracting, 9210 Arboretum Parkway, Suite 190, Richmond, VA 23236); Mitre3, 7594 Colshire Drive, McLean, VA 22102; for 1 $140,500, interior alteration to existing tenant at 7594 Colshire Drive, tax map A3; Prosperity Plaza Limited Partnership, 3020 Hamaker Court, Suite 301, Fairfax, VA 22031; for 1 $250,000, new tenant layout - phase 2 at 3020 Hamaker Court, Suite 400, tax map (contractor: Vista Design Build LLC, 8120 Woodmont Avenue, Suite 900, Bethesda, MD 20814); Software AG, Plaza America Drive, Reston, VA 20190; for 1 $107,333, interior alteration to existing tenant at Plaza America Drive, Suite 800, tax map (contractor: James G. Davis Construction, Parklawn Drive, Rockville, MD 20852); Software AG, Plaza America Drive, Reston, VA 20190; for 1 $107,333, interior alteration to existing tenant at Plaza America Drive, Suite 600, tax map (contractor: James G. Davis Construction, Parklawn Drive, Rockville, MD 20852); Software AG, Plaza America Drive, Reston, VA 20190; for 1 $107,333, interior alteration to existing tenant at Plaza America Drive, Suite 700, tax map (contractor: James G. Davis Construction, Parklawn Drive, Rockville, MD 20852); Target Corporation, 33 South Sixth Street, CC-2765, Minneapolis, MN 55402; for 1 $1,643,653, interior alteration to existing tenant at 6100 Arlington Boulevard, tax map ; Tysons Corner Holdings LLC, 1961 Chain Bridge Road, McLean, VA 22102; for 1 $42,200, interior alteration for future tenant at 7860L Tysons Corner Center, Suite KSK9L, tax map A (contractor: Teel Construction Inc., 768 Walker Road, Great Falls, VA 22066); Vienna Shopping Center LP, 8405 Greensboro Drive, Suite 830, McLean, VA 22102; for 1 $40,000, new tenant layout for restaurant at 176 Maple Avenue, tax map (contractor: Battino Contracting Solutions, Leesmill Square, Leesburg, VA 20176); World of Diamonds LLC, 6906 Security Boulevard, #801, Baltimore, MD 21244; for 1 $52,000, new tenant layout at 6660 Springfield Mall, Suite 13006, tax map A1. Commission Actions April 13, 14, and 20, 2016 CSPA-85-C-088 (apprl. recommd. 04/14/16) - Reston Town Center Comprehensive Sign Amendment (Reston Town Center Property LLC, c/o Boston Properties, 2200 Pennsylvania Ave., NW, Suite 200W, Washington, DC 20037); planning commission recommended approval to amend the approved comprehensive sign plan for a portion of the Reston Town Center Urban Core to account for existing signage and to permit additional building mounted, freestanding, and wayfinding signs on acres zoned PRC, located at 1871 Fountain Dr., 1746 & 1800 Presidents St. 1763, 1810 & 1814 Liberty St., Freedom Dr., 1861, 1885 & 1888 Explorer St., Bluemont Way, Democracy Dr., 1818 Discovery St., & Town Sq., tax map A, A, A, -0010, - A2, -B1, A, -0013, A, -B2, -0017, A3, , , , B, , , , & , Hunter Mill. FDP-2014-LE-008 (PC Approved 04/13/16) - Long Branch Partners Final Development Plan (Long Branch Partners, L.L.C., PO Box 1067, Lorton, VA 22199); planning commission approved final development plan on acres zoned PDH-4, located on the east side of Cinder Bed Rd., north of terminus of Thomas Grant Dr., tax map , Lee, (agent: Inda Stagg, 2200 Clarendon Blvd., Suite 1300, Arlington, VA 22201, (703) ). FDPA-84-L (PC Approved 04/20/16) - Kingstowne M&N LP & Kingstowne Towne Center LP Final Development Plan Amendment (Kingstowne M&N -14-

15 LP & Kingstowne Towne Center LP, 2900 Linden Lane, Suite 300, Silver Spring, MD 20910); planning commission approved a final development plan amendment for mixed use on 5.46 acres zoned PDC, located at 5920 Kingstowne Towne Center, tax map B & G, Lee, (agent: Antonio J. Calabrese, Freedom Dr., Reston, VA 20190, (703) ). FDPA-84-L (deferred 04/13/16) - Kingstowne M&N LP & Kingstowne Towne Center LP Final Development Plan Amendment (Kingstowne M&N LP & Kingstowne Towne Center LP, 2900 Linden Lane, Suite 300, Silver Spring, MD 20910); planning commission deferred until 4/20/16 a final development plan amendment for mixed use on 5.46 acres zoned PDC, located at 5920 Kingstowne Towne Center, tax map B & G, Lee, (agent: Antonio J. Calabrese, Freedom Dr., Reston, VA 20190, (703) ). PCA (apprl. recommd. 04/13/16) - Meridian Science 7980 Proffer Condition Amendment (Meridian Science 7980, LP, 3 Bethesda Metro Ce., Suite 610, Bethesda, MD 20814, (703) ; planning commission recommended approval for a proffer condition amendment for an office and quasi-public athletic field on acres zoned I-3, located at 7910 & 7980 Science Applications Ct., tax map D & E, Providence, (agent: David R. Gill, 1750 Tysons Blvd., Suite 1800, McLean, VA 22102, (703) ). PCA-84-L (apprl. recommd. 04/20/16) - Kingstowne M&N LP & Kingstowne Towne Center LP Proffer Condition Amendment (Kingstowne M&N LP & Kingstowne Towne Center LP, 2900 Linden Lane, Suite 300, Silver Spring, MD 20910); planning commission recommended approval for a proffer condition amendment to amend proffers and conditions associated with RZ-84-L- 020 on 5.46 acres zoned PDC, located at 5920 Kingstowne Towne Center, tax map B & G, Lee, (agent: Antonio J. Calabrese, Freedom Dr., Reston, VA 20190, (703) ). PCA-84-L (deferred 04/13/16) - Kingstowne M&N LP & Kingstowne Towne Center LP Proffer Condition Amendment (Kingstowne M&N LP & Kingstowne Towne Center LP, 2900 Linden Lane, Suite 300, Silver Spring, MD 20910); planning commission deferred until 4/20/16 a proffer condition amendment to amend proffers and conditions associated with RZ-84-L- 020 on 5.46 acres zoned PDC, located at 5920 Kingstowne Towne Center, tax map B & G, Lee, (agent: Antonio J. Calabrese, Freedom Dr., Reston, VA 20190, (703) ). PCA-87-P-109 (apprl. recommd. 04/20/16) - David & Karen Peete Proffer Condition Amendment (David & Karen Peete, Jr., 2954 Palmer St., Oakton, VA 22124); planning commission recommended approval for a proffer condition amendment to modify the proffers associated with RZ-87-P-109 on 42,892 sq. ft. zoned R-4 & R-2, located at 2948 & 2952 Palmer St., tax map & , Providence, (agent: Frederick R. Taylor, 2300 Wilson Blvd., Floor 7, Arlington, VA 22201, (703) ). PCA-89-D-007 (apprl. recommd. 04/13/16) - Fairfax County School Board Proffer Condition Amendment (Fairfax County School Board, 8115 Gatehouse Rd., Suite 3500, Falls Church, VA 22042, (571) ; planning commission recommended approval for a proffer condition amendment to amend previously approved RZ-89-D-007 for increase in gross floor area to permit site modifications and building addition on acres zoned R-3, located at 700 Bennett St., tax map A, Dranesville, (agent: John C. McGranahan, 1751 Pinnacle Dr., Suite 1700, McLean, VA 22102, (703) ). RZ-2014-DR-022 (deferred 04/14/16) - Basheer/Edgemoore-Brooks Rezoning (Basheer/Edgemoore-Brooks, LLC, 2071 Chain Bridge Rd., Suite 510, Vienna, VA 22182); planning commission deferred until 5/12/16 application to rezone acres from R-A to R-E for cluster subdivisions, located at 439 & 439A Springvale Rd., tax map & , Dranesville, (agent: Lori Greenlief, 1750 Tysons Blvd., Suite 1800, McLean, VA 22102, (703) ). RZ-2014-LE-008 (apprl. recommd. 04/13/16) - Long Branch Partners Rezoning (Long Branch Partners, L.L.C., PO Box 1067, Lorton VA 22199); planning commission recommended approval for application to rezone acres from R-1 to PDH-4 for single family attached dwelling, located on the east side of Cinder Bed Rd., north of terminus of Thomas Grant Dr., tax map , Lee, (agent: Inda Stagg, 2200 Clarendon Blvd., Suite 1300, Arlington, VA 22201, (703) ). SE-2015-MV-019 (deferred 04/13/16) - Charles County Sand & Gravel Company Special Exception (Charles County Sand & Gravel Company, Inc., 2410 Evergreen Rd., Suite 201, Gambrills, MD 22079); planning commission deferred until 5/5/16 a special exception for a concrete batching plant on 5.23 acres zoned I-6, located at 9520 Gunston Cove Rd., tax map A, Mount Vernon, (agent: Kyle Murray, 2410 Evergreen Rd., Suite 201, Gambrells, MD 21054, (301) ). SE-2015-MV-033 (apprl. recommd. 04/13/16) - Lee's Daycare Special Exception (Olethea Gilmore/Lee's Daycare, 8652 Bent Arrow Ct., Springfield, VA 22153, -15-