RESTONPLANNINGANDZONINGCOMMITTEE

MARCH31,2014MEETINGMINUTESREGULARMEETING
Present:Bruce,Cerny,Cupina,Eckhardt,Hill,Jennings,Kennedy,Moorthy,Murphy,Stein,Straits,
Traylor,Vanell,Walker,Willcox
Absent:Penniman,Weber,Wynands

ProceduralItemsandannouncements:
ChairmanWillcoxcalledthemeetingtoorderat7:31pm.

Presentations,Discussion,andActionItems:

Agendaitem1:ApprovetheJanuary2014meetingminutes.
Mr.KennedymovedtoapprovetheregularmeetingminutesfortheDecember2013
meeting.Mr.WalkersecondedtheMotion.
Themotionpassedunanimously.

Agendaitem2:UpdateonRestonAssociationcollaborationdiscussions.
ChairmanWillcoxprovidedanoverviewofthemeetingonMarch6,2014betweenRestonP&Zand
RestonAssociationduringwhichbothgroupsexploredwaystoworkcooperativelyonlanduse
matters.ChairmanWillcox,RobWalker,andRichardKennedyrepresentedRP&Z.CateFulkerson,
LarryButler(andothers)representedRestonAssociation.Alsoinattendancewaslanduseattorney
JohnMcBride,Odin,Feldman&Pittleman,whohasbeenhelpingRAformulateastrategyandprocess
toenhancecollaborationamongthevariousmajorRestoncommunitygroupsandguidedevelopers
throughtheRestonspecificlanduseapplicationreviewprocess.

LarryButler,RestonAssociationSeniorDirectorofParks,RecreationandCommunityResources,
explainedRAseffortstocreatealandusereviewprocessthatiseasyforboththecommunityandthe
developerstounderstand.RAisalsoworkingonwaystoencouragedevelopmentontheoutside
boundariesofRestontobemoreRestonlike.

Committeecomments
a. Mr.HillnotedthatinthepastdevelopershaveattimesattemptedtobypasstheReston
P&ZreviewprocessbyoncetheyhavereceivedRADRBapproval.
b. Mr.KennedylaudedRAfororganizingallofthelanduseorientedcommitteesunder
theablestewardshipofLarryButler.

Agendaitem3:Committeediscussiontoconsiderallowingthepublictheabilitytoprovide
inputontheLakeAnneRedevelopmentprojectviatheRestonPlanningandZoningwebsite.
WilliamKeefeofWalshColucciLubeleyEmrich&Walsh,PCaskedinwritingwhetherRP&Zwould
bewillingtoacceptpubliccommentsregardingtheLakeAnneRedevelopmentProjectontheRP&Z
website,http://rpz.myreston.org.ChairmanWillcoxposedthemattertothecommittee,whichelicited
muchdiscussion.Concernsexpressedincludedmisuseofthesystembyspecialinterestgroups,Spam
email,proceduresgoverningthemanagementanduseofthesystem,andwhethersuchasystemis
necessaryatallgiventhatthepublicisinvitedtoattendlandusehearingsinperson.ChairmanWillcox
deferredactiononthematterpendingfurtherdiscussionandtestingofaproofofconceptdesignonthe
website.
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Agendaitem4:TownCenterUrbanCoreDPA/PCA/PRCApplication.
1. Presentation:BostonPropertiesproposestoshift250,000squarefeetofsiteplanapproved
officesquarefootagefromBlock4oftheUrbanCoretoBlock5tobedevelopedasa
17storyofficebuildingwithgroundfloorretail.Theproposedofficebuildingwouldreplacethe
lowriseoffice/retaildevelopmentontheeasternhalfofBlock5.Theapplicationalsoproposes
developmentofBlock4with549residentialunitsandapproximately25,000squarefeetof
groundfloorretail.BrianWinterhalterofCooley,LLPledtheoverallpresentationonbehalfof
BostonProperties.RobertSponsellerofShalomBaranesAssociatesspoketothearchitectural
details.

2. Committeecomments
a. ChairmanWillcoxaskedwhetherparkingwouldbevisiblefromthestreet.
i. Mr.Sponsellersaidthatalmostalloftheparkingwouldnotbevisiblefromthe
street.Someoftheresidentialandretailparkingslotswillbevisible,butvery
few.
ChairmanWillcoxaskedtheapplicanttodescribetheincursionofdevelopmentintothe
grassopenspace,thegreenspace,betweenthedevelopmentandRestonParkway.
1. Theapplicantshowedthatpartofthegreenspacewouldbeconsumedbythe
development,howevertheamountusedissignificantlylessthanispermittedby
currentFairfaxCountyPlanningOfficeapprovals.Thedeveloperisworking
closelywiththecountyarboristtoensuremaximumtreesavepotential.
b. Mr.Cernyaskedabouttheamountofaffordablehousingincludedintheapplication.
i. Mr.Winterhalterrespondedthatataminimum12%oftheresidentialunitswill
beclassifiedasADU.
c. Mr.Vanellexpressedconcernthattheprojectneedstobescaledbackasitwould
blocktheviewifthecorepartoftheRestonTownCenter.
d. Mr.Jenningsaskedhowtheparkingspaceswouldbeallocatedtothevarioustypesof
uses.
i. TheapplicantrespondedthattheretailonBlock4willbeparkedtoCode,
roughlysevenperthousand,andtheresidentialunitswillbeallocated1.2
spacesperunit,whichisbelowCode,ifthecountyallows.
Mr.Jenningsaskedforclarificationregardingtreepreservationandwhethertreesslated
forremovalareshownintheplans.
1. Theapplicantexplainedhowtointerpretthedrawingstodeterminewhichtrees
wereslatedforremoval.
e. Mr.HillaskedwhethertherewasanymoreresidentialdensityleftinBlock4.
i. Mr.Winterhalterrepliedintheaffirmativeandnotedthatthisprojectwouldbe
thelastoftheundevelopedblocksleftintheUrbanCore.
Mr.Hillaskedtheapplicanttoclarifythesetbackfromthegreenspaceandincursion
intothegreenspace.
1. Theapplicantrepliedthatthedistancebetweentheexistingparkinglot
onBlock5andtheRestonParkwayis180feet.Thedevelopmentplan
wouldreducethedistanceto120feet.Theprojectisexpectedto
intrude60feetintotheexistinggreenspace.
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f. ChairmanWillcoxexpressdismaythattherewouldbeanyintrusionintothegreenspace
betweenRTCandtheRestonParkwayevenifitmeantincreaseheightinoneormore
ofthebuildings.
g. Mr.Walkeraskedforclarificationregardingthedesignationofresidentialunitterraces
asopenspace.
i. Mr.Sponsellerrepliedthatthedesigncallsforagreenspacebuffertogivethe
residentsonthefirstfloorsomeprivacythroughphysicalseparationfrompublic
access.

Mr.Walkerstatedthatalthoughhewouldprefertoseethegreenspacekeptinits
entirety,hewoulddefertothecountyszoningapprovals.

Mr.Walkeraskediftherewasanyprovisiontoconvertthedesignatedretailspaceto
someotheruseinthefutureshouldtherenotbeenoughrevenuegeneratedbythat
property.
1. Theapplicantrespondedthattheretailspacewouldremainretail.

Mr.WalkeraskedwhethertheRestonDRBweighedinontheoverallmassingand
heightoftheprojectinanegativeway.
1. TheapplicantstatedthattheRestonDRBhadnoconcernsaboutmassingor
heightoftheproject.
h. Mr.Moorthylikedtheoveralldesign,butechoedChairmanWillcoxsconcernsabout
incursionintothegreenspace.Healsostatedthathewouldliketoseemoregreen
spaceintheinterioroftheproject,especiallyclosetotheresidentialunits.Hewould
liketoseelessofaglassboxlookontheexteriorsofthebuildingsandgreenspaces
ontheroofsoftheunits.
i. Theapplicantrespondedthatthedrawingsdonotproperlyshowthearticulation
ofthesurfacesofthebuildingsandthattheprofferscallforgreenroofsonboth
blocks,butthefinaldetailshavenotyetbeendetermined.
i. Mr.Cupinaexpressedconcernaboutthegreenspace,askingwhethertheplazaon
Block4couldbereducedinsizeinordertolimittheintrusionintothegreenspace.
i. Theapplicantrespondedthattheissuehadbeenstudied,butthattherewasnot
enoughtoswap.

Mr.Cupinaaskedtheapplicanttoclarifywhatappearstobeadiscrepancyinthe
drawingsregardingtheamountoftreecanopyinthegreenspacebeforeandafter
development.Thedrawingsindicatethatthetotalamountoftreecanopyafter
developmentwillincreasesignificantly.
1. Theapplicantnotedthatthedrawingsprovidetocommitteewereinerrorand
thatthetreecanopywouldbereducedafterdevelopment.

j. Mr.Eckhardtexpressedconcernthatthecafeseatingproposedalongsomeofthe
streetscapeinthenewprojectwouldblockthroughtrafficalongthesidewalksasis
nowthecaseatAmericanTapRoom.
i. Theapplicantrespondedthatthearchitectisawareoftheissuesandthatthe
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sidewalksinthenewprojectwillbeconsiderablywiderthaninthearea
adjacenttotheAmericanTapRoom.
k. Mr.Bruceaskedwhethertherewillbecarchargingstationsaswellascarandbike
sharingservices.Hewouldliketobeabletoworkwiththeapplicanttoexpandon
theseareas.
i. TheapplicantstatedthattheyarelookingatallofthoseTDMfriendlymeasures
butthattheyarestillfairlyearlyintheplanningprocess.Theprojecthasa35%
TDMrequirement.

Mr.Bruceexpressedconcernabouttheenduranceofthearchitectureoftheproject
insuchstarkcontrastwiththeexistingiconicarchitectureofmanyoftheexisting
structuressuchastheHyatt.
l. Mr.Kennedyalsoexpressedconcernsaboutthearchitecturaldesign,theimpactonthe
greenspace,andtheminimalofferingofaffordablehousing.
m. Ms.Straitslaudedthedesign,butaskedforgreenroofsandlessintrusionintothegreen
spacewithoutincreasingthebuildingheight.
n. Mr.Murphystatedthatthedrawingsaremisleadingandneedtoshowthattherewillbe
carsparkedonthetopoftheretail.Heaskedtheapplicanttoelaborateonthefrontage
oftheresidentialtownhouseunits.Helaudedtheoveralldesign.
3. Publiccomments
a. JohnBowmaninquiredastothenetamountofincreasedparkingduetotheproject.
i. Theapplicantrespondedthattherewillbeapproximately1,000newparking
spaces.

Agendaitem5:RestonFellowshipHouseUpdate
Itemdeferredtoafuturemeeting.

Agendaitem6:JBG/RESTONExecutiveCenter
1. Presentation:JBG/RestonExecutiveCenter,L.L.C.(theApplicant),seeksaSpecial
Exception(SE)toallowfortheestablishmentofretailsales,eatingestablishments,fastfood
restaurantsandquickservicefoodstores.Theparcelsareidentifiedastaxmapnumber
173((1))0028A,0028Band0028CandarezonedI5.Specifically,theApplicantseeksthe
followingSpecialExceptiontoestablishupto65,000squarefeetofretailsales,eating
establishments,fastfoodrestaurantsandquickservicefoodstores.BenThompkinsfromReed
Smithledthepresentationonbehalfoftheapplicant,JBG.

2. Committeecomments
a. Mr.Murphyaskedwhathappenstotheinteriorspaceinthebuildingbehindeachofthe
proposednewadditions.
i. Theapplicantrespondedthattheadditionsarenotjustexterioraddons,butare
builtoutallthewaytotheinteriorofthebuilding.
Mr.Murphynotedthatthereareasignificantnumberofwellestablishedmaturetrees
thatwouldbeaffectedbytheprojectandheimploredthedevelopertoexplorewaysto
savethem.
b. Ms.Straitsexpresseddisapprovalofthearchitecturalstyleasoutofcharacterwith
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Reston.
c. Mr.Kennedynotedthehodgepodgenatureoftheexistingsite.Heexpressed
concernthattheapplicantwasseekingtodevelopsolittledensityonthesitewhenthe
sitelocationcalledforsomuchmore.
i. Mr.Thompkinsrespondedthattheproposalisonlythefirstphaseofa
multiphasedevelopmentprocessthatwilleventuallyachievea3to4FAR.
Thedensitywillrampupasdemandincreases.
Mr.Kennedynotedthepoorconditionoftheparkinglotandaskedwhethertherewas
goingtobeenoughparkingforthenewdevelopment.
1. Theapplicantrespondedthatthesiteisoverparkedasitis.
d. Mr.Eckhardtdeploredthedesignoftheproposedenhancementstotheexisting
buildingsandexpresseddismaythattheexistingbuildingswouldstayinplacewhenthe
siteisfullydeveloped.
i. Theapplicantrespondedstatedthatthenewlaterphasehighdensity
developmentwillbeinadifferentpartoftheoverallproperty.Thereisvaluein
theexistingbuildingsandtheyhavemanyyearsofusefullifeleftinthem.
e. Mr.Moorthyaskedformoredetailedinformationregardingtheplanningprocessforthe
site.
f. ChairmanWillcoxnotedthattheapplicantseeksexemptionfromtwocounty
ordinances,minimumplantingwidthandtransitionalscreening.
i. Theapplicantrespondedthattheyareseekingtoincreasethewidthofthe
sidewalksalongtheretailextensiontopermitmoreofanurbanfeelandafford
greateropenairusebytheretailestablishments.
g. Mr.Walkeraskedtheapplicanttoclarifytheindicatedinterconnectpathwaysthatwill
jointheW&ODandMetroaccessandwhethertheapplicantisworkingwithadjacent
propertyownerstofacilitatemutualaccess.
i. Theapplicantrespondedthatthefuturetrailnotedonthedrawingshas
alreadybeenbuiltbyFairfaxCountyandthattheyareworkingcloselywith
BostonPropertiestofacilitateaccess.
h. Mr.Hillexpressedconcernthattheproposedenhancementsdonotfitintoeitherthe
existingorsurroundingenvironment.
i. Theapplicantdisputedthatnotionandfeltthatthisfirstphaseofredevelopment
willcomplementtheadjacentheavilyusedretailarea.
i. Mr.Vanellexpressedconcernthatthedevelopmentwasgoingtobelowend.
i. Theapplicantassuredthecommitteethatthereisnointerestinpursuinglowend
development.Theyareseekingfullservicefirstclassrestaurantsandretail
establishments.
3. Publiccomments
a. LarryButleraskedwhethertherewillbeadirectconnectiontotheW&ODTrail.
i. TheapplicantrespondedthattheywantaW&ODconnection,howeverthey
needtohavecooperationwithadjacentlandholdersinordertoachievethis.
Theyintendtopursuethematterwiththecounty.
b. JohnBowmanechoedLarryButlersconcernaboutensuringadirectconnectiontothe
W&ODTrail.

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Closeofmeeting
Mr.Cupinamovedtoadjournthemeeting.Mr.MoorthysecondedtheMotion.
Themotionpassedunanimously.
Themeetingadjournedat10:36pm.
NextscheduledP&Zmeeting:MondayApril21,2014,7:30pm,NorthCountyGovernmentCenter.

Respectfullysubmitted,
JimTraylor,P&ZMemberandCommitteeSecretary
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