MEMORANDUM

DATE: 8/20/2018

TO: Distribution List

FROM: Tracy D. Strunk, AICP

Director, Zoning Evaluation Division
Department of Planning and Zoning

SUBJECT: Zoning Application Analysis

REFERENCE: Application No. PRC 86-C-121-06/ CP 86-C-121-15 (NS Reston LLC)

Case Information

Staff Coordinator: Bill Mayland

Pre-Staffing: 10/1 @ Reston Core!Staffing:TBD
Tentative PC: 2/6/2019! Tentative BOS: TBD

NOTE: Reston
Memo Includes Full-Size Development Plans for Noted (0) Addressees: Yes 0 No 0
Attached for your review and comment is the zoning case information for the subject application.
Action addressees are requested to provide written comments to the staff coordinator by (9/3/2018) to be considered in preparing
staffs recommendation on this application. Information addressees may also submit any comments by the same date.
Action Addressees Attn: Abdirazak Hamud Technical Review and
Information Resources DPZ-ZED Asst. Director
O Fairfax County Park Authority Attn: Kevin Wastler Attn: William Mayland
O DPZ Planning Division Planning & Development Div.
Chief, Env. & Dev. Review Br. Plan Review Coordinator Fairfax County Public Schools DPZ-ZED
Attn: Denise James Attn: Lynne Johnson 4th fl. Facilities & Transportation Svcs Attn: Branch Chiefs
Office of Design & Construction
O DPWES Site and Addressing O Northern Va Soil and Water Services DPZ-ZED
Attn: Lori Ramsey Conservation District Attn: Eric Brunner Chief, Proffer Interp. Branch
Attn: Willie Woode Attn: Suzanne Wright
O DPWES Sanitary-Sewer Fire & Rescue Dept.
Attn: Sharad Regmi O Planning Commission Information & Technology DPZ-ZED
O Board of Supervisors Attn: Eric Fisher Admin. Asst., Legal Notices
O VDOT Hunter Mill [District Attn: Rachael Locke
Attn: David Jordan DPWES Site and Dev Svcs
O Office of Community Chief, Urban Forestry Branch DPZ Chief Zoning Inspector
O Fire Prevention Div Revitalization/Reinvestment Attn: Craig Herwig Attn: Mavis Stanfield
Plans Review Section Attn: Barbara Byron
Attn:Dave Thomas/Sandra Ward *CRD/CRA or Tysons only* Information Addressees Dept. of Information Technology
Technology Infrastructure Div.
O Fairfax County Public Schools 0 Fairfax County Water Authority O Economic Dev. Authority Attn: Steve Brundage
Facilities & Transportation Svcs Planning & Engineering Div. Director, Real Estate Services
Facilities Planning Svcs Manger, Planning Dept. Attn: Curtis Hoffman Dept. of Family Services
Attn: Jessica Gillis Attn: Greg Prelewicz Adult Aging Services
Attn: Ross Stilling O Planning Commission AAA, B-3-708
O Dept. of Transportation Executive Director Attn: Jacquie Woodruff
Transportation Planning Dept. of Tax Administration Attn: Jill Cooper
Chief, Site Analyst Section Real Estate Division Director Southeast Fairfax Dev. Corp.
Attn: Jeff Hermann Attn: Tim Shirocky Clerk to Board of Supervisors Attn: Tony Fontana
Attn: Cathy Chianese *MV or LEE only*
O Dept. of Housing & Comm. Dev. Dept. of Health
Housing Development Div. Div. of Environmental Health DPZ-ZED Division Director
Housing Development Officer Attn: Tracy Strunk, AICP

Department of Planning and Zoning

12055 Government Center Parkway, Suite 801
Fairfax, Virginia 22035-5509
Phone 703 324-1290 DIP*TN1NTOF

Excellence * Innovation * Stewardship FAX 703 324-3924 PLANNING

ZONING
Integrity * Teamwork* Public Service www.fairfaxcounty.gov/planning-zoning
 PAc. 86-c-12/-06
COUNTY OF FAIRFAX APPLICATION #: !86- C - 0- is-
Department of Planning and Zoning
Zoning Evaluation Division (Staff will assign)
12055 Government Center Parkway, Suite 801
Fairfax, VA 22035 (703) 324-1290 TTY 711
www.fairfaxcounty.gov/dpzJzoning/application
!
ZONING APPLICATION
RECEIVED
Department of Planning & Zoning
RZ!PCA fl FDP fl CDPAD FDPA D DPAD CP—MI
APPLICATION TYPE(S):
CPA fl PRC K1 PRCAD CSP CSPAD AA fl AFD ARD JUL 17 2018
TO: THE BOARD OF SUPERVISORS OF FAIRFAX COUNTY, VIRGINIA
Zoning Evaluation Division
1]I (We), NS Reston LLC !the applicant(s) petition you to adopt an ordinance amending the
Zoning Map of Fairfax County, Virginia, by reclassifying the below noted property from the PRC! District to the
PRC! District.

El (PCA) This application proposes to amend the proffers approved pursuant to

(case) in order to permit

Is this a partial PCA?!(Y/N) If Yes, please identify affected acreage:

TAX MAP PARCEL(S):

017-1-((17))-4

!
TOTAL ACREAGE: 36,553 Square Feet (0.839 AC.) CURRENT ZONING DISTRICT: PRC

LEGAL DESCRIPTION:!Deed Book: 22025 Page No.: 2034

POSTAL ADDRESS OF PROPERTY (INCLUDING ZIP CODE):

None

ADVERTISING DESCRIPTION: (Ex.:North side of Lee Highway approx. 1000 feet west of its intersection with Newgate Blvd.)
North side of Dominion Parkway (Route 6363) approximately 300 feet west of Fountain Drive (Route 8502)
EXISTING USE: Vacant PROPOSED USE: Multiple Family Dwellings
t!
MAGISTERIAL DISTRICT: , Hunter Mill OVERLAY DISTRICT(S): None

Waiver/Modification of Submission Requirements Requested: El

The name(s) and address(es) of owner(s) of record shall be provided on the affidavit form attached and made part of this application.
The undersigned has the power to authorize and does hereby authorize Fairfax County staff representative on official business to enter
on the subject property as necessary to process the application.

Applicant Contact Name: Agent Name:

Michael W. Scott John C. McGranahan, Jr., Esquire / Hunton Andrews Kurth LLP
Address: Address:
Street: 1420 Beverly Road, Suite 240 Street: 8405 Greensboro Drive, Suite 140
City: McLean! State: VA , Zip:!
22101 City: Tysons! State: VA!Zip: 22102
,
Phone Number: Phone Number:
(W):! (C): (W): 703-714-7464! (C):
E-mail: E-mail:
jmcgranahan@hunton.com

Signature: Date: C- y- 20/ 8

DO NOT WRITE IN THIS SPACE 12A'C 20/8-C / 98
Cio 26/8 -D/63
Date Application Accepted: Application Fee Paid: $ /4!OV
 June 12, 2018

STATEMENT OF JUSTIFICATION
RESTON SECTION 89-4
RESIDENTIAL
CP/PRC 86-C-121-X

BACKGROUND INFORMATION

NS Reston LLC (the "Applicant") seeks approval of this Conceptual Plan/Planned

Residential Community application (the "CP/PRC Plan Application") to permit construction of a
multifamily residential building to be located on the north side of New Dominion Parkway
approximately 300 feet west of its intersection with Fountain Drive. The property is identified as
Fairfax County Tax Map Parcel 17-1-((17))-4 (the "Subject Property") and consists of
approximately 36,553 square feet. The Subject Property is zoned to the PRC District pursuant to
RZ 86-C-121 approved by the Board of Supervisors on March 9, 1987 (the "Rezoning"). The
Subject Property is located within Part 5 on the Development Plan approved with the Rezoning.
That Development Plan permits residential use at a maximum density of 50 dwelling units per
acre ("du/ac"). This CP/PRC Plan Application implements the residential use approved for the
Subject Property with the Rezoning and associated Development Plan, at less than the maximum
permitted 50 dwelling units per acre.

The Reston Regional Library is located immediately to the north of the Subject Property.
A child care center and a 15-story high-rise residential condominium building are located to the
west and east of the Subject Property, respectively. Reston Town Center is located to the south
of the Subject Property, across New Dominion Parkway. An existing 8-foot wide sidewalk
located along New Dominion Parkway provides connectivity to the extensive network of trails
and sidewalks within Reston and to the Reston Town Center Transit Station which is located less
than one mile from the Subject Property.

PROPOSED USE

The details of the proposed multifamily building are provided on the CP/PRC Plan dated
April, 2018, as revised through June 12, 2018. The building will be 13 stories in height (180 feet
+ penthouse) and will consist of approximately 127,855 square feet of gross floor area. The
proposed number of multifamily dwelling units is 59, which equates to a population of 124
persons. The overall density for the Subject Property will be 49.8 dwelling units per acre, which
includes the 15,042 square feet of density credit reserved from a prior street dedication for New
Dominion Parkway. Access to the Subject Property is provided from two entrances located
along New Dominion Parkway. Parking for residents and visitors will be provided in a 3-level
underground garage with 131 parking spaces with 6 surface parking spaces located near the main
entrance to the residential building for a total of 137 parking spaces on the Subject Property. The
entrance to the garage is located on the west side of the multifamily building.
 June 12, 2018

Recreational facilities and amenities for the residents include a rooftop terrace with a
swimming pool as shown on Sheet 11 of the CP/PRC plan. In addition, a fitness room for
residents will be provided within the building. Bike parking within the parking structure will
also be provided. Public trails will be provided on-site with connections to Reston's extensive
public trail network.

Approximately 10,890 square feet or thirty (30) percent of the Subject Property will
remain in open space. Landscaping consisting of deciduous trees will be provided. Stormwater
Management/Best Management Practices ("SWMJBMPs") for the Subject Property will be
provided by the existing Town Center Parkway and Reston Section 43 wet pond that is part of a
regional stormwater management system that was designed and constructed with Fairfax County
Plan 5734-PI-01. An off-site SWM waiver will be required to utilize this off-site facility which
has been granted in other cases nearby, along with maintenance agreements with the owners.

ARCHITECTURE, BULK AND LANDSCAPING

The architecture for the proposed residential building, structured parking and rooftop
terrace will be designed to complement the existing architectural design prevalent within the
Reston Town Center Urban Core. The CP/PRC Plan illustrates the architectural concepts and
bulk of the building. The proposed building will be comparable in bulk and two stories shorter
than the residential condominium to the east of the Subject Property and are illustrated on Sheets
10 and 11 of the CP/PRC Plan.

The building will be composed of metal, glass, masonry and/or stone, and siding
materials. The subtle articulation of materials and plane changes will create a playful and
visually striking pattern of solid and void/light and shadow across the façade's surface.
Balconies and terraces will provide extended views that take advantage of the sights both of
locally and regionally while providing relief from repetition. The exposed walls of the garage
and loading dock will be filtered with careful articulation to further evoke a more natural edge to
the adjacent sidewalks and streets. The lower levels will use these materials to create an elegant
experience as one traverses the sidewalks or enters the building.

Elevated plazas and terraces will feature landscaped elements, resident amenities, outdoor
seating and gathering areas, and other programmed spaces that will activate the building.
Landscaping for the proposed development will be compatible with the landscaping within the
Reston Town Center Urban Core. Specifically, landscaping will consist of a mixture of
deciduous trees as shown on Sheet 9 of the CP/PRC Plan. There are no transitional screening
and barrier requirements for the Subject Property. The landscape plan on Sheet 9 is conceptual
in nature and subject to change with final engineering and design, but the landscaping will
comply with all applicable requirements of Article 13 of the Zoning Ordinance and Chapter 12
of the PFM, including, without limitation, applicable tree conservation provisions.

-2-
 June 12, 2018

NO NECESSITY FOR STUDIES OF OFF-SITE EASEMENTS

No floodplain, drainage or soil reports or studies are required for the development of the
residential use approved for the Subject Property with the Rezoning and associated Development
Plan. Nor does the Applicant anticipate needing any easements or letters of permission to allow
construction outside of the Subject Property in connection with development of the proposed
multi-family building.

APPROVED DEVELOPMENT PLAN AND COMPREHENSIVE PLAN

The Subject Property is located within Part 5 of the Development Plan for Reston Town
Center approved with the Rezoning, which contained a total of 14.92 acres. The use and
intensity limitations depicted on the approved Development Plan are as follows: (1) a maximum
non-residential floor area of 455,000 square feet with a maximum building height of 15 stories or
180 feet, and (2) a maximum residential density of 50 dwelling units per acre or a total of 746
units. The residential building shown on the CP/PRC Plan conforms with the approved
Development Plan.

Since the proposed building does not exceed 50 du/ac, this Applicant is not relying upon
nor utilizing the density from any other portions of Part 5. Accordingly, consistent with the
determination made in the May 15, 2009 letter from the Director of the Zoning Evaluation
Division to David R. Gill, Esquire, the Applicant does not need the written concurrence from any
other owners in Part 5, just as none of those other owners obtained the written concurrence of the
owner of the Subject Property for their applications.

Planning guidance for the Subject Property is provided in the portion of the Fairfax
County Comprehensive Plan for the Reston Town Center Transit Station Area (the "Reston TSA
Plan"). The Subject Property is located in the West Fountain Drive subdistrict of the Town
Center North District in the Non-Transit Oriented Development ("Non-TOD") portion of the
Reston Town Center Transit Station Area. It is planned for mixed use development. The
proposed multifamily building will be an attractive addition to the perimeter of the Town Center
Urban Core and provide additional residential units to reinforce the live, work, play environment
of the Town Center and surrounding area.

Figure 46 in the Reston TSA Plan depicts a conceptual street network for the area in
which the Subject Property is located. It is at a scale that makes it difficult to see if the plan for a
potential new grid street extends through the Subject Property to New Dominion Parkway. The
Subject Property appears to be under the label for New Dominion Parkway on that Figure. In
addition, Figures 56 and 57 do not identify a road extending through the Subject Property. In
any event, any such future conceptual road connection is not necessary to provide adequate
access for the residential use of the Subject Property consistent with the Rezoning and approved
Development Plan. Furthermore, the approved Development Plan does not show a public road
running through any portion of the subject property from New Dominion Parkway.

-3-
 June 12, 2018

The Comprehensive Plan does not show any trails on the Subject Property. Nevertheless,
the Applicant is providing a trail connection from New Dominion Parkway to the adjacent
Reston Regional Library property to the north. The existing eight (8) foot trail along the New
Dominion Parkway will also be maintained with this PRC Plan Application. Finally, a standard
bike lane is shown along the New Dominion Parkway frontage as recommended with the
Countywide Bicycle Master Plan. The full frontage improvements recommended in the Reston
TSA Plan for the New Dominion Parkway frontage will be provided with this CP/PRC Plan.

With respect to the ongoing consideration of a potential redevelopment of the adjacent

Town Center North Mixed Use Area, the Subject Property is not included within that
redevelopment area as depicted on Figures 56 and 57 of the Reston TSA Plan. It borders that
potential redevelopment, and the proposed building is designed with four sided architecture such
that it can open toward any future redevelopment of those properties, should it occur. This
CP/PRC Plan shows a trail connection from New Dominion Parkway to the Town Center North
area, which will connect the Subject Property as well as the Reston Town Center Urban Core to
any potential future redevelopment of that area. The building proposed with this CP/PRC Plan
Application can be integrated into any future plans for the Reston Regional Library property
immediately north of the Subject Property, through architecture, landscaping and pedestrian
access.

The Applicant requests a modification of the three (3) loading spaces required pursuant to
Sect. 11-203 of the Zoning Ordinance in favor of the two (2) loading spaces shown on the PRC
Plan.

Respectfully submitted,

94.e. "A•rdiQ
John C. McGranahan, Jr.
Attorney/Agent for Applicant

-4-
!

Planned Residential Community Comprehensive Plan

PRC 86-C-121-06 CP 86-C-121-15

Applicant: NS RESTON LLC Applicant: NS RESTON 1,I,C

Accepted: 08/17/2018 Accepted: 08/17/2018
Proposed: MULTIFAMILY DWELLING Proposed: MULTIFAMILY DWELLINGS

Arca: 0.839 AC; DISTRICT - HUNTER MILL Area: 0.839 AC; DISTRICT - HUNTER MILL
Zoning Dist Sect: Zoning Dist Sect:
Located: NORTH SIDE OF NEW DOMINION Located: NORTH SIDE OF NEW DOMINION
PARK WAYAPPROXIMATELY 300 FEET PARKWAYAPPROXIMATELY 300 FEET
WEST OFFOUNTAIN DRIVE WEST OFFOUNTAIN DRIVE
Zoning: PRC Zoning: PRC
Overlay Dist: Overlay Dist:
Map Ref Num: 017-1-117/ /0004 Map Ref Num: 017-1-/17/ /0004

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Planned Residential Community Comprehensive Plan

PRC 86-C-121-06 CP 86-C-121-15
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PR EL.2117
FOR INFORMATION PURPOSFS ONLY.
32nd Addition to the 1st PRC
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SHEET 25 OF 28 tam irm C616INEVI.L6 166TIOCT
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FREW' 17 ::IIIrrenret'nrIfet.t.,:treAtttr:rtrt rta7V:1"'
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SHEET 28 OF 28 OM V... LAIC Alq•ILATS LAND 04101710115
PREL-2 II? 000 1041 Fuer AVIAAFELO , LAMY ZAN AN 30-9516 ' 4......- ... .
FOR INFORMATION PURPOSES ONLY. : ...,
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