City of Falls Church

Transcription

1 City of Falls Church Meeting Date: Title: RESOLUTION TO GRANT SPECIAL EXCEPTION ENTITLEMENT FOR A MIXED-USE DEVELOPMENT PROJECT WITH A BUILDING HEIGHT UP TO FIFTEEN (15) STORIES ON APPROXIMATELY ACRES OF LAND LOCATED AT 7124 LEESBURG PIKE (PORTIONS OF REAL PROPERTY CODE NUMBER ) ON APPLICATION BY FALLS CHURCH GATEWAY PARTNERS Agenda No.: 10 (b) (1) Proposed Motion: Move to refer to the School Board, Planning Commission, Architectural Advisory Board, Economic Development Authority, Housing Commission, Human Services Advisory Council, Environmental Sustainability Council, Tree Commission, Citizens Advisory Committee on Transportation, Recreation & Parks Advisory Board, Arts and Humanities Council of Falls Church, Library Board of Trustees, Historical Architectural Review Board, Historical Commission, Village Preservation and Improvement Society, and Greater Falls Church Chamber of Commerce for review and recommendations to City Council, and schedule and advertise according to law a public hearing for May 28, Originating Dept. Head: James B. Snyder, Director of CPEDS Paul Stoddard, AICP, Planning Director PS Report Prepared by: Carly Aubrey, AICP WFC Project Manager CA Akida Rouzi, Principal Planner AR Shaina L. Schaffer, CFM, ENV SP, LEED Green Associate, Planner SS Disposition by Council: City Manager: Wyatt Shields FWS City Attorney: Carol McCoskrie CWM CFO: Kiran Bawa City Clerk: Celeste Heath CH REQUEST: Council is requested to refer to appropriate city boards, commissions, and community organizations for review and recommendation to the Council, and to schedule a public hearing and final consideration for May 28, RECOMMENDATION: Staff recommends that Council adopt the proposed motion. BACKGROUND: Council held a work session on February 19, 2019 to discuss the first submission of the SEE. Staff responses to the questions and comments raised at the work session are included in the background section of this report. Additionally, the staff report was updated to include a Comprehensive Plan analysis of the proposed development.

2 Page 2 of The following section of the report provides a complete history and background of the West Falls Church Economic Development Project; from the transfer of 38.4 acres of land from Fairfax County to the City to the recent execution of the Interim Agreement (IA). Boundary Adjustment A boundary adjustment agreement between the City of Falls Church and Fairfax County titled, Voluntary Boundary Adjustment Agreement By and Between the City of Falls Church, Virginia, and Fairfax County, Virginia was adopted by Council (Res ) on April 22, 2013 and approved by voter referendum on November 5, On December 13, 2013, a Special Court appointed by the Virginia Supreme Court approved the voluntary boundary adjustment agreement and transfer of 38.4 acres from Fairfax County to the City of Falls Church. The School-Related Parcels area, the larger of two areas transferred to the City in the adjustment, is acres. The agreement allows 30 percent (or approx acres) of the School-Related Parcels site to be used for economic development. The stipulations of the agreement for the Schools-Related Parcels are as follows: Up to 70% of the acreage of the School-Related Parcels, the composition of which acreage will be determined from time to time solely by Falls Church, shall be used for school purposes for a period of fifty (50) years... Up to 30% of the acreage of the School-Related Parcels, the composition of which acreage will be determined from time to time solely by Falls Church, may be used for any lawful purposes for a period of fifty (50) years... Following the 50-year period the School-Related Parcels may be used in whole or in part for any lawful purpose This boundary adjustment also included 2.40 acres of land that is currently used for the City s property yard and 0.62 acres of land that is part of the Falls Plaza shopping center. Referendum for a New George Mason High School In November 2017, Falls Church voters approved a referendum for the issuance of up to $120 million in bonds for the construction of a new George Mason High School. As part of the strategy for mitigating taxpayer costs for this new high school, the City Council, School Board, Planning Commission, and Economic Development Authority have been jointly planning and marketing approximately acres of the George Mason High campus for private economic development. It is envisioned that a long-term land lease for the site would be granted to a developer, and the value of that land lease and the future tax revenues from such redevelopment would be used to help defray the cost of annual debt service for the new school. A Site Plan application was filed for the new George Mason High School on January 3, 2019 and is currently under staff review. It was reviewed at a Planning Commission work session on February 19 and tentatively scheduled for final action on May 6. Land Use and Zoning Changes In order to create an improved school campus, and to facilitate and support the development of a significant mixed-use project, the City approved the following land use and zoning changes for the 34 acres of land:

3 Page 3 of January 22, 2018 Res amended Chapter 4 of the Comprehensive Plan to create a Special Revitalization District for Education and Economic Development and designated the site as Parks & Open Space with two School Symbols (~24.28 acres) and Mixed-Use (~10.34 acres) within a Special Revitalization District for Education and Economic Development on the Future Land Use Plan Map. August 13, 2018 Ord amended the B-2 zoning district to create new special exception provisions (Special Exception Entitlement (SEE) and Special Exception Site Plan (SESP)) to provide additional flexibility in height and density needed to achieve significant mixed-use development projects and allow for by-right development of an elementary or secondary school up to a height of seven stories. December 10, 2018 Ord amended the Official Zoning District Map to change the existing zoning of the acres from R-1A, Low Density Residential to B-2, Central Business to accommodate the anticipated special exceptions and site plans for the economic development project and to permit additional height for the new urban scale high school. West Falls Church Economic Development RFP Selection Process Between March and November of 2018 the City engaged in a Request for Proposals process (pursuant to the Public-Private Education Facilities and Infrastructure Act (PPEA)) for the West Falls Church Economic Development Project. Ultimately, the development team of Falls Church Gateway Partners (FCGP) (EYA, PN Hoffman, and Regency) were chosen because of the proposed development s long-term and short-term economic value to the City, and a desirable program that features a diverse mix of uses, including strong commercial, civic, and placemaking components. Interim Agreement The City authorized the execution of an Interim Agreement (IA) with the selected developer on November 19, The City subsequently amended the IA on February 11, The IA lays out the review processes through May 2019, approval of the Comprehensive Agreement (CA), the Special Exception Entitlement, and the schedule for land payments. It commits the parties to work diligently and cooperatively to agree upon a CA. The IA includes an Exhibit B, which has material terms that will be included in the CA. Development of the CA is currently underway, and will spell out terms for a 99-year ground lease for the majority of the property and fee simple purchase of the portion of the site designated for residential condominiums. The CA will be executed concurrently with the SEE approval. The material terms in the IA describe the land payments to the City for the site, the development program and uses for the site, and minimum environmental standards that the City and FCGP have agreed to. The material terms provide for: $44.5 million in land value; Options for additional land payments should the City agree to the creation of a Community Development Authority (CDA) and agree to the option for a shared parking garage; Capital event fee that would provide value to the City for the life of the land lease agreement; Real estate tax deferral offset by ground rent increase;

4 Page 4 of Minimum LEED Gold standards for the development, with the exception of the hotel, which has a minimum LEED Silver standard; Limits on overall and unit square footages for residential uses; Minimums and ranges on square footages and types of commercial uses. Comparison of SEE Application and IA: Below is a table of the land uses and square footages described in the IA and a comparison of what is provided in the SEE: Phase 1 Phase 2 Total Use SEE IA SEE IA SEE IA Retail* 127,130 [120,000 min] 120,000 min 9600 [6,400 min] 6,400** 136, ,400 Grocer 43,000 40,000 N/A N/A 43,000 40,000 Civic Unspecified 20,000 min N/A N/A Unspecified 20,000 Hotel Office Multi- Family Senior Housing 80,700 [80,000 min] 128,500 [125,000 min] 550, ,775 [225,000 max] 80,000 min N/A N/A 125,000 min 525, ,000 max 225,000 max 199,750 [150, ,000] 80,700 [80,000 min] 80, ,000** 328, , , ,000** 697, ,000 N/A *Includes retail, grocer, civic **Phase 2 to be master planned and entitled after stabilization of Phase 1 N/A 177,775 [225,000 max] 225,000 February 19, 2019 City Council Work Session Staff responses to the questions and comments raised at the work session discussion on the first submission of the SEE are below. A Comprehensive Plan analysis of the proposed development was also added to the staff report. 1. What type of enforcement mechanisms can be placed on items such as square footage retail and other uses, when uses are built (hotel, office same time as residential)? Response: The materials terms of the IA that will be included in the final CA and commitments outlined in the SEE (page 7 SEE booklet) related to commercial square footages and residential units would become the binding elements of the development proposal. 2. Parking ratios do we have recent parking studies from city s mixed-use developments and/or look at ratios used near transit stations to help determine if what they re proposing is feasible? Response: Discussion on this item is provided in the Staff Analysis section. 3. Fiscal Impact Analysis discuss specifics of the assumptions used to determine pupil projections, and the impact of proximity to school if any on the projections. Response: 4. What can and can t change between SEE and SESP?

5 Page 5 of Response: Once approved by Council, at a minimum, the binding elements and the commitments outlined in the SEE related to density, height, uses, and parking ratios are not subject to change, except to the extent the applicant seeks an amendment to that special exception entitlement as provided in Sec (b)(3)a. Additionally, the terms of the IA and CA would commit the Applicant to elements contained in the SEE. 5. Phase 2: Specifics of phase 2 related to timing of construction and certainty. Response: The IA includes specifics related to uses and square footage. Phase 2, as described in the IA, comprises two development parcels, one planned for a 154,000 square foot residential condominium building (including 6,400 square feet of retail), and one planned for a 265,000 square foot of office building. Conditions are included that if the Developer and the City conclude that the office component is not viable or financeable, the Developer may proceed to construct the residential condominium upon payment to the City of the higher of a) $10,000,000 or b) the appraised value of that parcel, subject to the Profit Participation provisions outlined in the IA. Additionally, the City may recapture the office parcel if the City and Developer elect to construct only the condominium parcel. The following items discussed at work session will be further evaluated as part of the SEE review process: 1. Retail along SR7/Haycock retail orientation currently feels internally focused; should have retail entrances along perimeter to encourage adjacency to neighboring sites 2. Connectivity to VT site during interim analyze potential interim access locations between the two sites until permanent connection can be made with VT/WMATA redevelopment. 3. Retail plan a retail plan should be provided. Note: a preliminary retail plan may be provided during the SEE while a more refined plan would be provided at SESP. 4. Streetscape is what they re proposing consistent with City streetscape standards? 5. Senior housing extension other options should be provided 6. Block C prefer music venue by plaza 7. Shadow study keep heights low by school 8. Garage façade Give great thought and care to garage façade since it s the entrance to schools. The following items discussed at work session will be evaluated at the SESP phase of the application: 1. Façade materials and composition 2. Can student murals be placed on construction fencing (e.g. Mosaic and FCHS/JEBHS) 3. Will we need a public safety plan for this development? 4. Potential Bike-Share locations 5. Consider other name than kiosk retail APPLICATION:

6 Page 6 of Based on the recent submission materials, the following section of the report provides an overview of the project: Application: An application for a Special Exception Entitlement (SEE) has been filed by the Falls Church Gateway Partners pursuant to Section (c) in conformance with the procedures set forth in Sec B for application requirements. The project will be reviewed through the SEE and SESP process, subject to City Council approval and recommendation by the Planning Commission. Site: The approx acre economic development portion of the current George Mason High School and Mary Ellen Henderson Campus. The Site is located on property acquired by the City through the 2013 Boundary Adjustment Agreement with Fairfax County, addressed 7124 Leesburg Pike, Falls Church Land Owners: The School Board of the City of Falls Church currently own the land. The Comprehensive Agreement is being developed now, and will spell out terms for a 99-year ground lease with the developer for the majority of the property and fee simple purchase of the portion of the site designated for residential condominiums. Existing Land Use: The current use on the site includes the exiting George Mason High school campus and several parking lots that serve the school. Current Zoning: B-2, Central Business. Comprehensive Plan Future Land Use Map Designation: Mixed-Use and within a Special Revitalization District for Education and Economic Development. Proposed Use: Mixed-use development comprised of several buildings under a two phased development proposal. Phase 1 includes office, hotel, senior housing, condominiums, rental apartments, retail, civic/entertainment uses, and a large central open space. Phase 1 provides approximately 800,000 to 1,100,000 GSF of development, or 56% - 77% of the total proposed development. Details of development program are provided under staff analysis. Special Exception Entitlement Process Pursuant to Section (b) of the Zoning Code, properties in areas designated "special revitalization district for education and economic development" and designated for mixed-use development on the future land use plan map may be the subject of a two-step process, as set forth below: (1) a special exception entitlement to determine the layout, heights and general uses; and (2) a special exception site plan which shall function as any other special exception and site plan approved under the zoning ordinance and which will establish final design. When a special exception entitlement has been approved for a property, development on that property can proceed only after a special exception site plan has been approved. STAFF ANALYSIS: Staff reviewed the applicant s materials during pre-submission and provided comments to the applicant prior to their formal submission on February 4, Staff review of the February 4

7 Page 7 of submission is underway and will be completed soon after the first hearing and referral. Board and commission review will occur during the month of March, should the Council refer the project at this meeting. Following is a tentative schedule for the boards and commissions review: March 5: Economic Development Authority, Chamber of Commerce, Human Services Advisory Council March 6: Recreation & Parks Advisory Council, Arts and Humanities Council, Village Preservation & Improvement Society March 7: Historical Commission, Historic Architectural Advisory Board March 11: Housing Commission, Citizens Advisory Committee on Transportation, Library Board March 12: School Board March 13: Planning Commission, Architectural Advisory Board, Tree Commission, Environmental Sustainability Council The Planning Commission public meeting for final recommendation to Council is scheduled for April 1, Staff comments along with recommendations from boards and commissions will be reviewed and incorporated as appropriate within a revised SEE submission prior to City Council work sessions and action hearing in April and May, respectively. Site Characteristics: The acres consist of three parcels. This area is located at the westernmost end of the City, north of the intersection of Leesburg Pike (SR 7) and Haycock Road. It is bordered by Interstate 66 to the north, and is between the Leesburg Pike exit off Interstate 66 and the West Falls Church Metro Station. Feeder roads to and from Interstate 66 and the West Falls Church Metro Station run around the northern edge. The area is surrounded on three sides by Fairfax County. On the north eastern side is the VA Tech/UVA joint campus and a private, entry-controlled surface parking lot. The West Falls Church Metro Station is just beyond, and includes a five story parking structure. To the southeastern side is the West End Shopping Center where Giant is currently located. The 34 acres are currently developed with the George Mason High School and Mary Ellen Henderson Middle School, recreation spaces such as ballfields and a football field, the City s leaf mulch area, and bus parking for the school district. The economic development site contains approximately acres (the site) of total land area at the intersection of Haycock Road and Leesburg Pike. As part of redevelopment of this area under the current SEE application and the George Mason High School site plan, new parcel lines will be created through a concurrent subdivision process.

8 Page 8 of Table 1 Surrounding Properties Direction Jurisdiction Future Land Use Zoning Current Land Use Fairfax County Interstate Hwy 66 & Mixed- Highway & North C-3 Uses Institutional South Fairfax County Office & Mixed Use C-8, C-3 Commercial Falls Church Commercial & Business & High Density B-1, R-M, & East Multi-Family Residential R1-B Residential Fairfax County R-3, R-1, & West Residential Residential PDH-8 SEE Review and Approval process Based on a preliminary review of the SEE application, the following is a list that Planning Staff has identified as key items to address during the SEE review process: 1. Hotel Height/Massing: hotel massing/height changed from the RFDP proposal. Current proposal shows taller height (six stories) for the entire hotel elevation at Block C along the school road. Previous proposal shows a step-down that provided a lower height of three stories at this elevation adjacent to school. 2. Alternate Plan: the alternate plan related to the senior housing and office locations referenced in the current submission should be provided for City review and input. 3. Placemaking and Amenity Plan: To determine the appropriate time for submission of this plan referenced in the current submission, staff needs more clarity on what this document will include. 4. Phasing Plan and Program Summary Sheet: Civic space square footage should be unbundled from the total retail shown for Block C on the Phasing Plan and Program Summary sheet. Residential condo and residential rental apartments should be broken out. 5. Phasing Plan: proposed timing of construction (as related to construction of phases) for each element that ensures that commercial uses will be constructed should be provided during SEE. Required Elements: According to Sec (c) and (B), a special exception entitlement may be sought and approved for a site of five acres or more and shall define land uses, height, transportation, public facilities, utilities, and infrastructure for the project and shall govern future special exception site plan approval(s) for the site. All special exception entitlements shall include elements listed below. A preliminary analysis by staff is provided under each item: Density. Density in the "special revitalization district for education and economic development" will not be limited, per se, but approved densities will be consistent with guidance in the City's Comprehensive Plan. The Comprehensive Plan encourages creative proposals and successful economic development to offset school construction debt service and to provide other community benefits by developing planning and zoning guidelines and

9 Page 9 of standards, such as an appropriate mix of uses, a range of densities and heights within suitable locations. Appropriate standards would include floor area ratios of 2.5 to 4.0 or higher; 1.2 to 1.5 million square feet or higher; and building heights that reflect the site s proximity to transit and transportation facilities. Preliminary Analysis: Total proposed Gross Floor Area (GFA) for both phases of development is approximately 1,421,055 square feet based on the Phasing and Program Summary chart in the SEE booklet. The resulting Floor Area Ratio (FAR) is 3.7 based on the estimated acreage of the overall commercial development minus the shared above ground parking garage, which is within the FAR discussed in the Special Revitalization District for Education and Economic Development. Use. Office, hotel, retail, and multifamily residential uses may be permitted where the City Council finds that significant commercial (retail, office or hotel) uses are included in the project and where the residential uses contribute significant positive net revenue benefits, build community, and help achieve the goals and strategies of the "special revitalization district for education and economic development" and related plans and policies. Preliminary Analysis: This is a proposed mixed-use development comprised of several buildings under a two phased development proposal. Phase 1 includes office, hotel, senior housing, condominiums, rental apartments, retail, civic/entertainment uses, and a large central open space. Phase 1 provides approximately 800,000 to 1,100,000 GSF of development, or 56% - 77% of the total proposed development. Below is a breakdown of uses by building as shown on page 7 of the SEE booklet: Phase 1 GSF (SQ. FT) Units 7 to 9-story residential bldg. 300, to 11-story senior housing 177, to 10-story residential 250, story office 128, story hotel 80, Ground floor and kiosk retail 136,730* story grocery store 43, *Includes grocery and civic GSF 6-story shared garage Below grade garage parking Phase 2 GSF Units 10 to 12-story residential 147, to 15-story office 199, Ground floor retail 9, Above and below grade parking Based on the Interim Agreement and the SEE submission, a fiscal impact analysis was conducted by staff. Preliminary annual net fiscal impact projections for Phase 1 are $4.4 million to $4.9 million. More details on the fiscal impact analysis are provided under the Fiscal Impact section.

10 Page 10 of Building height. In accordance with the required elements of the SEE, building heights and massing should vary over the site, be compatible with adjacent schools or other uses and allow for higher building heights adjacent to arterial roads and nearby commercial development, up to a maximum height of 15 stories, not including mechanical penthouses. Penthouses may exceed the height limits provided they are set back from the building edge a distance equal to their height. Preliminary Analysis: Proposed building heights vary over the site, with tallest heights proposed at Haycock Road and New Street B, and decreasing heights as the development approaches the school campus with the exception of the senior housing at 11 stories. Up to six stories are shown adjacent to school for the proposed shared garage and the hotel building. Details of massing and architecture are subject to further staff review at SESP phase when more architectural details are available. Overall, proposed heights are within the maximum height of 15 stories allowed under the SEE, and are generally consistent with the recommendations provided in the site specific studies, particularly in the 2017 Urban Design Guidelines. Parking. As part of SEE approval, minimum parking requirements may be reduced or modified, provide for shared parking arrangements and off-site parking agreements. Additional reductions may be approved for provision of exemplary non-motorized vehicular options or other transportation demand management elements. Above ground structured parking must be wrapped or otherwise screened from view. Preliminary Analysis: A parking ratio tabulation for the overall parking is provided on page 12 of the SEE project booklet. Applicant intends to request a parking reduction at Special Exception Site Plan (SESP). A draft TDM outline is provided in their submission package subject to staff review, and to be finalized at SESP. A shared parking analysis will be provided at that time. Overall, proposed parking includes below and above-grade parking for retail, residential, grocery store, and office uses proposed in Block A and Block D. Additionally, an abovegrade parking garage is proposed between Block B and the MEHMS. It is planned for 187 dedicated parking spaces for the schools, and shared parking between the office, retail, senior housing uses on Block B and Block C and surge parking for school events. A Parking Ratio and Locations sheet is provided on page 12 of the SEE booklet. City staff has requested additional information related to parking counts based on City Code requirements to be provided at SEE. Based on preliminary information provided by the Applicant in terms of ratios and unit mix projections, it is estimated that there would be approximately 1,500 to 2,100 parking spaces. This represents an approximately 21% - 30% reduction in parking code requirements. These numbers will continue to be updated as the project moves forward and detailed programming is refined. Additionally, staff will review mixed-use parking survey data conducted within the City, as well as transit-oriented development studies to determine if the ratios proposed in the SEE are sufficient.

11 Page 11 of Review The special exception entitlement review process will include review by staff and, concurrently, circulation to the Planning Commission and specific boards and commissions, who will provide recommendations to the City Council for its consideration. Review of the SEE shall consist of: 1) referral of the application by City Council to boards and commissions; 2) staff review and review by the Planning Commission and any other boards and commissions to whom the City Council refers the application; and 3) approval by Council. Approval The City Council has the authority to approve a Special Exception Entitlement and may modify the requirements to allow height above the limits set forth in the Zoning Code, and residential uses within a mixed-use development project. The approval and any modifications to Zoning Ordinance requirements shall be based on a finding that the project substantially achieves the goals of the "Special Revitalization District for Education and Economic Development" and is consistent with the Comprehensive Plan and with the recommendations of any site-specific studies. The City Council may adopt conditions as part of its approval to ensure that the project will meet these standards. Effect of Special Exception Entitlement Approval Once approved by City Council, the Special Exception Entitlement will govern all uses on the site, and the height, location, uses, transportation, utilities and infrastructure to be allowed under Special Exception Site Plans approved for the property. No other use shall be permitted on the site after such approval, including uses permitted by-right in the B-2 zoning district, except those expressly permitted by the Special Exception Entitlement. Special Exception Site Plan (SESP) The SESP process is intended to result in approval that is equivalent to the City s usual site plan as called for in Section The elements of the SESP shall comply in all respects with the Special Exception Entitlement, as approved, except to the extent the applicant seeks an amendment to that special exception entitlement. A SESP may be sought and approved for all or any phase identified in the approved SEE. Similar to the SEE process, review of the special exception site plan shall consist of: 1) referral of the application by city council to boards and commissions; 2) staff review and review by the planning commission and any other boards and commissions to whom the city council refers the application; and 3) approval by council. The elements approved through the special exception entitlement are not subject to reversal or modification through the SESP process, except upon application by the applicant and approval by city council. Comprehensive Plan Analysis: Special Revitalization District for Education and Economic Development As discussed earlier in the report, approval of the proposed development will be based on a finding that the project substantially achieves the goals of the Special Revitalization District for Education and Economic Development and is consistent with the Comprehensive Plan. The Applicant s narrative on how the project meets these goals is provided in the SEE booklet.

12 Page 12 of Staff s preliminary analysis based on the Comprehensive Plan, particularly the goals of the Special Revitalization District for Education and Economic Development is provided below: 1. Goal: Recognize the requirements set forth in the Voluntary Boundary Adjustment Agreement between the City of Falls Church and Fairfax County requiring that 70% of the area is used for school purposes and 30% for economic development purposes, while encouraging revitalization and further development. Review: The current programing of the site as proposed under the GMHS site plan and the SEE conceptual plan is being designed to meet the 70/30 percent split in accordance with the Voluntary Boundary Adjustment Agreement. 2. Goal: Encourage creative proposals and successful economic development to offset school construction debt service and to provide other community benefits by developing planning and zoning guidelines and standards, such as an appropriate mix of uses, a range of densities and heights within suitable locations, and explore options for a special tax district. Review: As discussed earlier in the report, as part of the strategy for mitigating taxpayer costs for this new high school, the City planned and marketed approximately acres of the George Mason High Campus for private economic development. In the process, the City initiated several land use and zoning changes for the entire 34 acres of land in order to effectively facilitate and support the development of a significant mixed use project. It is envisioned that a long-term land lease for the site as outlined in the Interim Agreement (IA), and the value of that land lease and the future tax revenues from redevelopment will be used to help defray the cost of annual debt service for the new school. With regard to suitable densities and heights, the Comprehensive Plan calls for building heights and massing compatible to the adjacent schools, while allowing for higher building heights adjacent to arterials and nearby commercial development. Recommendations for density include floor area ratio (FAR) of 2.5 to 4.0 or higher, with 1.2 to 1.5 million square feet or higher, and building heights that reflect the site s proximity to transit and transportation facilities. Total proposed Gross Floor Area (GFA) for both phases of development is approximately 1,421,055 square feet based on the Phasing and Program Summary chart in the SEE booklet. The resulting Floor Area Ratio (FAR) is 3.7 based on the estimated acreage of the overall commercial development minus the shared above ground parking garage, which is within the FAR discussed in the Special Revitalization District for Education and Economic Development. As stated earlier the proposed heights are generally consistent with the recommendations of the Comprehensive Plan. 3. Goal: Promote environmentally-responsible development that is supported by sustainable systems of green infrastructure and utilities and that integrates educational and

13 Page 13 of environmental stewardship opportunities for the students of George Mason High School and Mary Ellen Henderson Middle School. Review: The applicant has committed to the following environmental sustainability measures under the latest Interim Agreement: LEED Neighborhood Development: Gold Office: LEED Gold Core and Shell, or equivalent green building standard. Residential and Senior Housing: Gold or equivalent green building standard, secured by bond or letter of credit, not to exceed $50,000 per building, which can be used by City if the Developer is only able to achieve to LEED Silver. Hotel: will be constructed to LEED silver, or equivalent green building standard. 4. Goal: Encourage collaboration between economic development uses and the educational programs anchored by the Virginia Tech and University of Virginia Northern Virginia Center and Falls Church City Public Schools. Review: The planning of the 34 acres is discussed in more detail in the Background section. Recognizing the importance of the collaboration between economic development uses and the surrounding educational programs, the planning process entailed aggressive community outreach in the form of town hall meetings, stakeholder meetings, campus coordinating committee meetings, and ongoing biweekly campus infrastructure meetings with the GMHS site plan team, City staff and the development team for the 10- acres.presently, there is continued dialogue between the Virginia Tech, WMATA, Falls Church City Public Schools, the City of Falls Church and Fairfax County that occur on a regular basis for the proposed Comprehensive Plan Amendment related to WMATA and Virginia Tech properties. 5. Goal: Provide an inclusive process in the plan development and implementation for the site. Review: The planning process for the development of this site includes monthly town hall meetings, monthly campus coordinating committee meetings, upcoming presentations to boards and commissions, and regular updates to the City s West Falls Church Economic Development webpage: Development-Project. City staff has, and will continue to attend stakeholder meetings held by Fairfax County on the Comprehensive Plan Amendment related to WMATA and Virginia Tech properties. The Comprehensive Plan recommends ongoing planning for the site, such as zoning district designation, special exception criteria and zoning standards, and development of the small area plan incorporate recommendations presented in previous site-specific studies, as well as input from city stakeholders. The process for planning and marketing of the school related parcels, discussed earlier in this report, were guided by recommendations of the site-specific studies, and received input from Falls Church Public Schools as well as the general public at public meetings that occurred over the last two years. Some of the general concepts and recommendations

14 Page 14 of shared across these studies (listed below) were evident in the following guiding principles of the planning process: 1. Recognize the importance of a collaborative planning process that includes input from all stakeholders; and formulate a public-private partnership to plan and develop the area; 2. Create a higher-density mixed-use development to ensure economic development that helps offset the cost of constructing a new school; and to provide a critical mass of activity to activate the site and to support the commercial component; 3. Create a school campus and mixed-use center not conflict, but instead can work together to benefit each other synergistically. 6. Goal: Provide a gateway to the City which instills a sense of place through the use of high quality urban design, a flexible and connected street grid, multi-modal access within and to adjacent sites, appropriate buffering between the educational and economic development uses, and green space and plazas to serve both the educational and economic development uses. Review: The Comprehensive Plan recommends utilizing the site-specific studies when reviewing proposed development projects. These include the pending Small Area Plan, Urban Land Institute (ULI) Technical Assistance Panel (TAP) 2014 report, the Urban Design Guidelines and Small Area Plan POA 8 Mobility and Accessibility 2017 study. Staff s analysis of the development proposal based on these studies is provided below. The project will continue to be evaluated based on recommendations presented in these studies as more design details are available at the site plan phase. Urban Design Guidelines In August 2017, Rhodeside and Harwell conducted a site planning study for the POA 8 School-Related Parcels that resulted in the Urban Design Guidelines that recommended a Preferred Urban Design Concept for the area. Under this concept, the economic development site is envisioned as a mixed-use urban center and special place for Falls Church. Through elements such as a flexible and connected street grid, a central green space, green buffers, and higher-density mixed-use buildings, the development anchors the City s western gateway and establishes a singular character and modular development pattern. A connected grid of streets creates a strong urban blocks ideal for a range of higher-density mixed-use buildings. The resulting development patterns are designed to provide a critical mass of activity to activate the site and support revenue generation and economic development. The underlying concept for the urban design framework relies on several important elements specific to this site including, public amenities, gateway features, connected grid of streets, central green and promenade, sidewalks and streetscapes, and green design. The West Falls Church Development proposal at a conceptual level successfully demonstrates some of these elements towards the following goals: 1. Create a special place and mix-use center for Falls Church 2. Establish a welcoming gateway and transition to the rest of Falls Church 3. Forster a connected, multimodal and transit accessible neighborhood

15 Page 15 of Create a dynamic central open space and community gathering place 5. Create an attractive and distinctive public realm 6. Create an environmentally-responsible district that is supported by sustainable systems of green infrastructure and utilities. Applicant should continue to utilize the Urban Design Guidelines as they develop their design and architecture in more detail during the SESP phase with a focus toward the following urban design elements and principles: 1. Massing, building height, building façade and frontage design 2. Ground floor storefront design, glazing and programming 3. Treatment of building corners 4. Gateway features that offer a sense of arrival and express the special qualities of West Falls Church 5. Appropriate placement of service and loading access 6. Streetscape and public art 7. Signage, wayfinding and lighting 2014 Urban Land Institute (ULI) Technical Assistance Panel Report (TAP) In October 2014, the ULI conducted a TAP to explore land development options for the school-related parcels. The participants of the TAP collaborated over two days to create a vision for the area that includes concept plans, site plans, development program, financial analysis, as well as suggested best practices for implementation. The overall concept envisioned is a state-of-the-art high school campus that is co-located with complementary commercial uses that successfully combine residential, dining, retail, office, residential, public space, and hospitality uses. The TAP also recommended a public-private partnership for the development with land lease as a viable option. The overall concept of the current development proposal by FCGP and the collaborative process that led to the final selection of the development partner is in line with the recommendations provided in the TAP. Small Area Plan Planning Area 8 Mobility & Accessibility With funding from the Metropolitan Washington Council of Governments (MWCOG) Transportation/Land-Use Connections (TLC) program, national transportation planning consulting firm Nelson Nygaard conducted a study of the transportation network in the West Falls Church area. The study concluded in several important recommendations for an improved transportation network for the area, and the current development proposal begins to demonstrate some of those elements by: 1. Improved street connectivity through the site and the potential for enhanced connections to adjacent properties; 2. Introduce new traffic signals at added intersections and median breaks on Haycock Road and Route 7, and coordinated them with existing signals to improve safety and efficiency; 3. Establish high quality bicycle network within the site on both interior streets and perimeter of the site along Haycock Road, Route 7, and School Road; 4. Provide safe and efficient pedestrian circulation within and around the site;

16 Page 16 of The Applicant should continue to explore transportation strategies as they develop their TDM and further refine the project during SESP. The Nelson Nygaard Study offers several strategies for improving transit access and circulation within the site and surrounding areas that should be considered. FISCAL IMPACT: Preliminary annual net fiscal impact projections for Phase 1 have been conducted. These are based on an estimated unit mix that is subject to change depending on the ultimate development plan that will be decided during the Special Exception Site Plan phase. Between $4,880,275 and $4,899,536 per year is estimated as the probable range of net annual fiscal revenue when using current FCCPS pupil ratio data per unit types projected. Between $4,443,536 and $4,490,275 per year is estimated as the probable range of net annual fiscal revenue if the projected number of pupils, using the FCCPS pupil ratio data results, are increased by 50%. TIMING: Special Exception Entitlement schedule is as follows: SEE Submission February 4, 2019 City Council Work Session February 19, 2019 City Council 1 st Hearing and Referral February 25, 2019 Boards and Commissions First two weeks of March, 2019 Planning Commission April 1, 2019 City Council 2 nd Hearing May 28, 2019 ATTACHMENTS: 1. SEE Booklet, dated February 4, Arial Map of the West Falls Church Economic Development Project and GMHS Campus 3. SEE Process Quick Guide and Flow Chart 4. Resolution : Comp. Plan Text Amendment and Future Land Use Map Designation 5. Ordinance 1992: Campus B-2 Rezoning and Ordinance 1989: B-2 Zoning Text Amendment 6. Interim Agreement, signed February 12, GMHS Site Plan Layout Sheet, dated January 3, 2019

17 Page 17 of RESOLUTION TO GRANT A SPECIAL EXCEPTION ENTITLEMENT FOR A MIXED-USE DEVELOPMENT PROJECT WITH A BUILDING HEIGHT UP TO FIFTEEN (15) STORIES ON APPROXIMATELY ACRES OF LAND LOCATED AT 7124 LEESBURG PIKE (PORTION OF REAL PROPERTY CODE NUMBER ), ON APPLICATION BY FALLS CHURCH GATEWAY PARTNERS WHEREAS, on August 13, 2018, City Council adopted Ordinance 1989, which amended Chapter 48, Zoning, of the Code of the City of Falls Church to amend Section , Principal Uses Permitted by Right within B-2 Central Business District in order to allow additional uses; and to amend Section , Special Exceptions for development projects on sites designated as Special Revitalization District for Education and Economic Development and designated for Mixed-Use on the Future Land Use Plan Map; and WHEREAS, an application for a Special Exception Entitlement to allow a mixed-use development project up to a maximum height of fifteen (15) stories has been submitted by Falls Church Gateway Partners ( the Applicant ) pursuant to Section (c) in conformance with the procedures set forth in Section B of the City Code; and WHEREAS, the application proposes a mixed-use development comprising a total building/floor area of approximately 1,421,055 gross square feet on approximately acres of land and a building height up to 195 feet and 15 stories (instead of the B-2, Business district seventy-five (75) foot height maximum). The development includes XXX multifamily residential rental apartment units, XXX residential condominium units, senior housing units, hotel rooms, approximately 328,000 gross square feet of office, 25,500 square feet of music venue, and approximately 136,730 square feet of retail; and WHEREAS, the application for the Special Exception Entitlement has been referred to various citizen boards and commissions for public review and comment; and WHEREAS, the application for the Special Exception Entitlement has been referred to the Planning Commission, which conducted a public hearing and recommended to the City Council, and this recommendation has been received and considered; and WHEREAS, City Council has duly advertised and conducted, on [DATE], a public hearing to receive comments on the application for the Special Exception Entitlement; and WHEREAS, City Council has considered the application, the requirements of Section and Section B of the City Code, the recommendation of the Planning Commission, comments from boards and commissions, and public comments; and

18 Page 18 of WHEREAS, the City of Falls Church is embarking on a project to address a critical need for construction of a new high school to serve the City and its students; and WHEREAS, approximately 34 acres of land located on the west end of the City became part of the City of Falls Church as a result of a Boundary Adjustment Agreement with Fairfax County, which was negotiated as part of the sale of the City s water system; and WHEREAS, in keeping with the terms of the Voluntary Boundary Adjustment Agreement, of the 34 acres of land, all but approximately acres located at the current George Mason High School Campus must be used for school uses; and WHEREAS, the revenues from development of the acres of land available for noneducational purposes are needed to defray the cost of constructing a new high school; and WHERAS, the City Council finds that the property allocated to the mixed-use development meets the requirements of the VBAA that at least 70 percent of the acreage of the school-related parcels be used for school purposes; and WHEREAS, the City has elected to use the Public-Private Education Facilities Infrastructure Act (PPEA) process to find a partner with whom it can work to achieve its goals for revenue and its vision for the West End of the City; and WHEREAS, on May 1, 2018, after issuance of a Request for Conceptual Proposals, the City received six high-quality conceptual proposals for development of the acres; and WHEREAS, during September through November of 2018, a nine-member Evaluation Committee reviewed the RFDPs on the basis of the value offered for the site, the quality of the development program, civic space, and the up front and long term financial benefits for the City; and WHEREAS, the City Council has chosen the top-ranked development team of Falls Church Gateway Partners, whose proposed development provide long-term and short term economic value to the City, a strong program that features diverse mix of uses and a vibrant commercial and place-making components; and WHEREAS, the City and Developer entered into Interim Agreement dated December 5, 2018, which describes the land payments to the City for the site, the development program and uses for the site, and minimum environmental standards that the City and the Developer have agreed to; and WHEREAS, City Council considered the subject properties unique characteristics and the community benefits derived as a result of the proposed development, and