Sully District Council of Citizens Associations

P.O. Box 230042
Sully Station, VA 20120-0042

Notes from the 20 February 2023 Joint Sully District Land Use and Transportation Committee
by Jeff Parnes, Land Use and Transportation Committee Chair, SDCCA

1. ATTENDANCE: We had a total of six committee members present (5 in person, one virtual(*)), plus multiple presenters (in person and virtual)


• Members:
  
  Stephen Chulick, WFCCA President, Virginia Chase
  Jim Hart, WFCCA, Virginia Run(*)
  Jay Johnson, SDCCA Treasurer, Virginia Run
  John Litzenberger, WFCCA Land Use Chair, Virginia Run
  Jim Neighbors, SDCCA Secretary, Sully Station
  Jeff Parnes, SDCCA Land Use Chair & President, Chantilly Highlands
• Presenters/Guests
  
  Michael D. Van Atta
  John Elcano
  David Gill
  Dick Labbe(*)
  Sara Mariska
  Lynne Strobel(*)


2. CALL TO ORDER:
The meeting was called to order by Jeff Parnes, SDCCA, at 7:00 PM.
3. MEETING ANNOUNCEMENTS:


• Refer to the 20 February 2023 Joint Sully District Land Use and Transportation Committee agenda for meeting announcements.


4. Sully District Council is Social!
   • Sully District Council Tweets! — Follow us at @SullyDistrict!
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4. The July Sully District Council of Citizens Associations meeting is scheduled for Wednesday, 22 February 2023
• Topic: Fairfax County's Strategic Plan
  • Countywide Strategic Plan (https://www.fairfaxcounty.gov/strategicplan/) presented by Lori Epp, Countywide Strategic Plan Communications Manager, Fairfax County Department of Management and Budget
  • The first–ever Countywide Strategic Plan was adopted on October 5, 2021 and serves as a roadmap to help guide our future work together. Focusing on the 10 Community Outcome Areas that represent the issues of greatest importance to the community, the plan sets a clear, unified, community-driven vision for the next 10-20 years. During the first year of implementation, the Strategic Planning team focused on the "right now" state of the county, identifying new ways to align and integrate the work, while building a focused but flexible implementation framework which will allowed us to advance targeted strategies within the Ten Community Outcome Areas. Be sure to keep an eye out for the first annual report in early 2023, which will summarize how we're enhancing the value and vitality of the county for all residents, visitors, and employees through better communication, increased collaboration, and improving our use of data, as we shape the future of Fairfax County together.


5. The Joint Sully District Land Use and Transportation Committee (JSDLU&TC) met on Monday, 20 February 2023..
   • 7:00 — Sully District Site Specific Plan Amendments There are ten Sully SSPAs. County staff previously presented the ten SSPAs in two meetings, each covering five of the SSPAs.
     • SU-001 Centerview Drive
     • SU-002 Dulles Suburban Center, Land Unit L-1
     • SU-003 Dulles Suburban Center, Land Unit D-3 (Centreville & Wall Roads)
     • SU-004 Willard Road
     • SU-005 Park Center
     • SU-006 Wharton Lane
     • SU-007 Route 29
     • SU-009 Route 50
     • SU-008 West Ox Road and Southfield Drive
     • SU-010 Centreville Road
     
     
   • The following table, extracted from the county's SSPA page, provides more information for each of the SSPAs

     Nomination Number	Parcel ID Number(s)	Parcel Address(es)	Nominator Name	Current Plan Map Designation	Current Comprehensive Plan Recommendation for Nominated Property	Proposed Land Use	Summary of Proposed Comprehensive Plan Change
     CPN22-SU-001	34-4 ((12)) C7	3870 Centerview Drive	Mike Van Atta	Mixed Use	Campus-style office and industrial/flex use up to a maximum FAR of .35 to be compatible with existing development (see attached excerpt).	Mixed Use, Residential, Other	As an option, Parcel 34-4 ((4)) 12 C7 may be developed with independent living use, continuing care facility use, and/or other senior living uses to include up to 250 senior living apartment units and supportive amenities and services, which may include but not be limited to an adult day care center. The senior living apartment units should be made affordable such that all of the units are reserved at 60% AMI or lower. Please see attached narrative for more information.
     CPN22-SU-002	33-2 ((1)) 1	No address	Mike Van Atta	Mixed Use	High-quality campus-style office and industrial/flex use up to a maximum of .35 FAR, consistent with the type and character of development established in adjoining land units. See attached excerpt.	Industrial	As an alternative, Tax Map Parcel # 33-2 ((1)) 1 may be developed with warehouse, distribution, vehicle parking, or other similar industrial uses at a maximum intensity of .35 FAR provided the limits of disturbance do not extend into the RPA or floodplain. See attached narrative for more information.
     CPN22-SU-003	24-4 ((1)) 6C1	N/A	Potomac Land Group III, LLC by Sara V. Mariska, Attorney/Agent	Office	Area III, Dulles Suburban Center, Land Unit D-3. Planned for campus-style office uses from 0.50 to 1.0 FAR. Option for mixed-use up to 0.70 FAR. Full site-specific recommendations are included as a Supplemental Document.	Mixed Use	Mix of townhouse, live/work, and commercial uses. Nominator proposes up to 29,000 square feet of commercial use and approximately 50 townhouses and 4 live/work units.
     CPN22-SU-004	44-1 ((1)) 2C	14600 Willard Road, Chantilly, VA 20151	Thos. Somerville Co. (Authorized Agent: DLA Piper LLP)	Comprehensive Plan Base: Industrial, Private Open Space	1. Land Unit H is planned for industrial, research and development, and industrial/flex uses at an intensity up to a maximum of .35 FAR. (Additional text in supplemental documents section)	Office, Retail Other, Commercial Other	The Nominator seeks to allow the development of this vacant Property with a high-quality, coordinated corner of service uses. More specifically, the Nominator seeks to establish uses that may include, but are not limited to, office, medical office, gas station and associated commercial uses, and drive-through restaurant. Importantly, the Nominator does not seek to amend the recommended .35 FAR on the site.
     CPN22-SU-005	43-2((2))39C	4850 Stonecroft Blvd., Chantilly, VA 20151	Scott Adams, McGuireWoods LLP	Mixed Use	Land Unit J, Dulles Suburban Center Land Unit J is planned at the baseline and approved for office, conference center/hotel, industrial/flex and industrial use at an average of .50 FAR except as noted in the options that follow. Note that the options that follow are for the residential and retail options in the land bay. Full plan language is attached as a supporting document.	Office	16
     CPN22-SU-006	54-4 ((4)) 4	N/A - Vacant	Eastwood Properties, Inc. (Lynne Strobel, Agent/Attorney)	Residential	1-3 dwelling units per acre. Density above one dwelling unit per acre is contingent upon consolidation with properties under the redevelopment option for Centreville Farms Land Unit F. The property is part of the Centreville Historic Overlay District and is subject to its requirements.	Residential	The Nominator proposes an option to permit a planned density of 2-3 dwelling units per acre on the Property without the requirement of consolidation.
     CPN22-SU-007	55-3 ((03)) 14	13309 Route 29, Centreville, VA	Aaron Frank	2-3 du/ac	This sub-unit is planned for single-family residential use at 3 dwelling units per acre at the overlay level. Visual buffering should be provided in any development plan for parcels fronting on Lee Highway. Existing spot commercially-zoned parcels along Lee Highway should not be expanded or intensified. Redevelopment to uses which are more compatible to the adjacent planned residential areas should be encouraged.	Residential	Townhouse development at approximately 11du/ac.
     CPN22-SU-008	1. 35-4 ((1)) 11A 2. 35-4 ((1)) 12A 3. 35-4 ((1)) 13 4. 35-4 ((2)) 24A 5. 35-4 ((2)) 29A 6. 35-4 ((2)) 30A1	1. 3155 West Ox Road, Herndon, VA 20171 2. N/A 3. 3205 West Ox Road, Herndon, VA 20171 4. 3152 Southfield Drive, Herndon, VA 20171 5. 3143 West Ox Road, Herndon, VA 20171 6. N/A	3155 W Ox, LLC by Sara V. Mariska, Attorney/Agent	1. 35-4 ((1)) 11A - Retail and Other 2. 35-4 ((1)) 12A - 0.5 - 1 dwelling unit/acre 3. 35-4 ((1)) 13 - 0.5 - 1 dwelling unit/acre 4. 35-4 ((2)) 24A - 0.5 - 1 dwelling unit/acre 5. 35-4 ((2)) 29A - 0.5 - 1 dwelling unit/acre 6. 35-4 ((2)) 30A1 - 0.5 - 1 dwelling unit/acre	Area III, Upper Potomac Planning District, West Ox Community Planning Sector (UP7), no site specific plan text.	Residential	Nominator proposes an option for up to 2 dwelling units/acre.
     CPN22-SU-009	0463 01 0014A 0463 01 0014B2	12306 LEE JACKSON MEMORIAL HWY, FAIRFAX VA 22033 12310 LEE JACKSON MEMORIAL HWY, FAIRFAX VA 22033	David S. Houston	2-3 DU/AC	Low intensity office, service station, community-oriented retail. Tax Map Parcel 46-3((1))14A contains an existing service station, a community-oriented retail use. Modernization and/or reconstruction of this service station may occur on Parcel 14A and Tax Map Parcel 46-3((1))14B2 between Parcel 14A and Fair Ridge Drive provided that the existing amount of gross floor area is not increased and at least four service bays are retained. A mini-mart and/or car wash could also be included, as long as the entire complex does not exceed the existing gross floor area.	Mixed Use	The current land use recommendations have proven to be too restrictive and borderline prohibitive of any other uses beyond the existing service station, which may not have been the original intention. The restrictive veil the language places on the Property will likely impede redevelopment for years to come if the current recommendation remains in place. The SSPA update could allow for a mixed-use development given the Property’s proximity to other mixed-use development and community-serving retail. The Property borders Lee Jackson Memorial Highway and is positioned well for greater intensity of development. With more flexible recommendations in place, the Property could develop under a range of scenarios and uses. Assuming changes to the land use recommendations are made, the Applicant proposes a multi-story multifamily building with 100 dwelling units, and 14,500 SF of ancillary retail serving the residents and nearby workforce.
     CPN22-SU-010	1) 024-4 ((01)) 0006F 2) 024-4 ((01)) 0006E	3078 Centreville Road, Herndon, VA 20171	David Gill	Office use	This land unit is planned and approved for high-quality, campus-style office uses in the range of an intensity of .50 to 1.0 FAR to promote development that is compatible with similar existing and approved development in this area.	Residential	a. Residential use, with a mix of townhouses, and stacked townhouses. b. 177 total units (93 townhouse, 84 stacked) c. Approximately 17 dwelling units/acre i. R-20 Zoning District proposed d. 37% open space proposed i. 31% required e. Centrally located open space f. 461 parking stalls i. 93 x 2.7 = 251 ii. 84 x 2.3 = 193 iii. 251 + 193 = 444 (REQUIRED) iv. Rear alley-loaded garages v. Each townhouse has 2 garage stalls, no driveway stalls vi. Each stacked townhouse has 1 garage stall, 1 driveway stall vii. On-street visitor parking

   • The Joint Committee reviewed each of the ten SSPAs. Several proponents made presentations as shown. Our recommendations and comments for each SSPA are included.
     • SSPA CPN22-SU-001 — Agape House Chantilly presented by Michael D. Van Atta presentation justification
     Comments:
     • Ensure more than minimum parking
     • Ensure assisted living facilities are available for folks to stay in their environment and with friends they’ve established
     • Will the development include Memory units?
     The applicant provided these additional responses in writing after the meeting:
     • The required parking for the proposed use is 146 parking spaces and our current design provides 165 parking spaces.
     • The Applicant will continue to consider the mix of Independent Living versus Assisted Living units to ensure there is a an ability for residents to remain at the facility as they progress through the continuum of senior care. The proposed SSPA is for a range of senior living uses to accommodate this flexibility. Our proposed zoning application is specifically for an Independent Living facility, which does permit up to 15% assisted living units.
     Recommendation:
     The JSDLU&TC supports this SSPA
     • SSPA CPN22-SU-002 — A & A Contracting presented by Michael D. Van Atta presentation justification
     Comments:
     • Q: Parking option — how do you control runoff? A: to be discussed at rezoning
     • Q: What would be stored here A: no hazardous chemicals
     • Q: What trigger warehouse versus parking A: the market
     The applicant provided these additional responses in writing after the meeting:
     • To determine whether the Applicant would ultimately pursue the warehouse versus parking options, they would be gauging the market and interest from others once the site is approved for development.
     • Confirmed that the warehouse option would not contain any hazardous materials.
     • In either the warehouse option or the parking option, stormwater management would need to meet PFM requirements and expectations per the Dulles Suburban Center as demonstrated through the zoning and site plan processes. Given that we had already filed a zoning application for this property a few years ago, we actually have most of those details. We had previously proposed a series of stormwater management facilities including jellyfish filters, compost amended filter path, permeable pavement, and a series of underdrains.
     Recommendation:
     The JSDLU&TC has no objection to this SSPA
     • SSPA CPN22-SU-003 — Discovery Square South presented by John Elcano presentation
     Comments:
     • Development start next year — break ground in 2027
     • We would prefer to see concurrent residential with retail development
     Recommendation:
     The JSDLU&TC has no objection to this SSPA
     • SU-004 Willard Road
     Comments:
     • Perfect location for commercial retail
     Recommendation:
     The JSDLU&TC has no objection to this SSPA
     • SU-005 Dulles Suburban Center Land Unit J
     Comments:
     • We support additional secure campus expansion
     Recommendation:
     The JSDLU&TC has no objection to this SSPA
     • SSPA CPN22-SU-006 — Wharton Lane off Pickwick Road presented by Lynne Strobel and Dick Labbe presentation pptx pdf
     Comments:
     • Provide continuing ten foot buffer along the southeast boundary
     Recommendation:
     The JSDLU&TC has no objection to this SSPA
     • SU-007 Route 29
     Comments:
     • The JSDLU&TC felt that it would be inappropriate to shoehorn additional housing in this site
     Recommendation:
     The JSDLU&TC does not recommend this SSPA
     • SSPA CPN22-SU-008 — West Ox presented by Sara Mariska presentation pptx pdf
     Comments:
     • Decrease planned units from 8 to 7
     • Runoff baed on height difference
     • Western parcel on West Ox may have a natural spring
     Recommendation:
     The JSDLU&TC has no objection to this SSPA
     • SU-009 Route 50
     Comments:
     • The JSDLU&TC felt that it would be inappropriate for multi-story multifamily building with 100 dwelling units on this site
     Recommendation:
     The JSDLU&TC does not recommend this SSPA
     • SSPA CPN22-SU-010 — Lincoln Park presented by David Gill presentation
     Comments:
     • Improve the east/west access road from Eds Drive to Centreville Road
     • Provide through pedestrian walkway from Eds Drive to Centreville Road
     • Increase the size of the lateral recreation areas, possibly be removing one residential structure one each side
     • As this parcel is under the Dulles EastWest access runway approach during adverse weather conditions, any structures should be built with noise mitigation in mind.
     Recommendation:
     The JSDLU&TC has no objection to this SSPA

• The next Sully District Council meeting will be held on Wednesday, 22 March 2023.
  Topic: Fairfax County and Public Schools FY 24 Budgets
• Next month's Joint Sully Land Use and Transportation Committee is scheduled for Monday, 20 March 2023.
  Tentative: Rajdhani Mandir Religious Center which abuts the Pleasant Valley Subdivision. The Center is currently in the process of amending the Special Permit (SPA 87-S-012-03) currently associated with the Center located 4525 Pleasant Valley Road (Lot 5A) and with obtaining a Special Permit (SP-2022-SU-00161) for property located across from the Center on Pleasant Valley Road (Lot 13) to construct a community center associated with the Center.

Respectfully submitted,

Jeff Parnes
Land Use and Transportation Committee Chair
Sully District Council