Professional Documents
Culture Documents
Mooney
1400 Church Hill Place
Reston, Virginia 20194
703-477-8460Jmooney7@verizon.net
5) SJW is likely to have negative impacts on Fairfax County Public Schools (FCPS):
a) Traffic impacts [to be detailed later]
b) Student-Enrollment Increase. The comprehensive plan requires that developments
mitigate their impacts on public schools. SJW most recent proffer statement (September 6,
2016) includes no proffer for Fairfax County Public Schools (FCPS) since the most recent
FCPS student-yield analysis showed that the SJW redevelopment would decrease, rather
than increase, the number of students in the school system. My analysis discusses the limits
of the understandably simplified student-yield ratios used by FCPS, plus additional evidence
for a probable student increase due to SJW, possibly a significant increase.
I would welcome your feedback and the opportunity to discuss these concerns with any of you as
soon as possible.
Sincerely,
/S/
John Mooney
703-477-8460 (c)
C:
1. Fundamental Policy and Legal Framework: the SJW proponents, not its opponents, bear the
burden of proof about the proposals conformity with the comprehensive plan.
a. As made clear in the Reston Master Plan, RESTON NEIGHBORHOODS, Subsection 5, pp.
54-55, the underlying comprehensive plan designation for the SJW property remains
Low-Density Multi-Family (13-20 dwelling units/acre), andbarring a change in the
comprehensive planwill remain so in the future. It has not been changed to
Medium-Density Multi-family (21-50 dwelling unit/acres, as mistakenly thought by
some in the community. The right to develop SJW as Medium-Density Multi-family is
not an absolute right but a conditional right, dependent upon the fulfillment of the five
conditions mentioned specifically for SJW in Subsection 5 and the general GUIDELINES
FOR MULTI-FAMILY REDEVELOPMENTS, p. 57. As clearly stated in the Reston
Association Boards letter of September 28, 2016, to Supervisor Hudgins, Commissioner
de la Fe, and SJWs attorney, those conditions have not been met. This has also been
the consistent position of the 645 signers of the petition begun by Susanne AnderssonTosado (http://www.ipetitions.com/petition/st-johns-wood).
b. The Reston Master Plan clearly articulates the primacy of protecting existing residential
communities:
As a land use planning policy, Fairfax County views these neighborhoods in
Reston, as well as suburban residential neighborhoods throughout the county, as
the foundation of community structure. The Reston neighborhoods are stable
areas planned for little or no change. (Reston Master Plan, p. 53; see also pp. 10
and 20.)
c. This reflects the frequent language of the Fairfax County Comprehensive Plans Policy
Plan for the county as a whole, though two sections of the Policy Plan merit explicit
mention:
As land values increase due to decreasing supply, the pressure to redevelop
existing lower density neighborhoods, as well as nonresidential acreage, will
increase. While in selected instances this may be desirable, the practice of
redevelopment must be carefully controlled so as to not undermine stable
neighborhoods and the provision of public services and facilities. The loss of
neighborhoods can quickly lead to a loss of a sense of community: a basic facet
of a high quality of life. (Fairfax County Comprehensive Plan, Policy Plan, Land
Use, Introduction, p. 1).
The architecture and massing of development should feature context sensitive design
that fits into the natural and architectural character of the surrounding area. (Reston
Master Plan, Reston Neighborhoods, The St. Johns Wood apartment property, p. 54).
I believe the following analysis demonstrates that the SJW redevelopment proposal falls
far short of those criteria.
i. The most recent (July 19, 2016) version of the SJW proposal would more than
double the total number of dwelling units, from its current 250 (all apartment
units) to 513 (467 apartment units, 46 townhouses). The resulting massing and
architecture proposed for the site will make a strong and jarring visual impact
on the surrounding neighborhoods, especially in the 5 leafless months of the
year. Though not directly related to massing and architecture, it is important to
note (as detailed in Table 5, p. 13 below) that the SJW developers forecast a 581
(110%) increase in residents, from its current 525 to 1,106.
This negative impact can be seen from examining the vertical, horizontal, and
areal dimensions of the SJW proposal and their visual impact on the surrounding
neighborhoods. Since this analysis makes frequent references to the
redevelopment plans submitted by SJW to Fairfax County, it should be noted
that these plans are available online at
http://www.reston.org/Portals/3/2016%20Development/SJW.PlanSet8.31.16.pdf
Length on W
Face (N-S)
306
337
Length on E
Face (N-S)
282
337
Length on N
Face (E-W)
385*
398
Length on S
Face (E-W)
385*
357
Building A
Building B
Courtyard
between A & B
337
337
80
80
*Only 281 of the 385 width was labeled on Sheet C-20. I scaled the remaining
104 from the drawing.
Note that, for associations of clusters, condos, and apartments: 1) when the association spanned more than one
band, the entire association was assigned to the band nearest SJW; 2) all the units of such a cluster or condo were
counted, on the principle that, if some units of such association were affected by SJW, the entire association would
be affected.
203 (scaled
from Google
Earth)
154 (scaled
from Google
Earth)
306
62 (scaled
from Google
Earth)
96 (scaled
from Google
Earth)
385
50
(assumed)
626,300
50
(assumed)
739,200
69
8,128,890
337
398
66
8,852,316
863
398
69
23,699,706
The analysis in Table 3 reveals that both SJW Building A and Building B have a
bulk more than 10 times greater than the largest buildings in either the North
Point or the Harbor Park apartments. If computed from the perspective where
SJW Building A, Building B, and its courtyard appear as one mass, SJW have a
visual mass more than 30 times larger than the largest building in either North
Point or Harbor Park.
From all these considerations, I conclude, finally, that the proposed SJW
redevelopment would be seriously out of scale with its surrounding
neighborhoods and, by sheer visible mass alone, would become the defining
architectural structure in the North Point area of Reston. Table 3 quantifies
how, both singly and jointly, SJWs buildings A and B would dwarf the two next
largest residential buildings in the North Point District. However, that difference
pales in comparison with how SJWs mass would overwhelm the cluster, condo,
and single-family dwellings in the area.
c. Tree Preservation. Trees are a central, almost defining, feature of Reston. The tree is
the official emblem of the Reston Association. But not just any trees: from its inception,
Reston has prized and tried to preserve, as much as possible, the original wooded
inheritance of Reston. This tree-centeredness is found in many sections of the Fairfax
County Comprehensive Plan. A few citations, from the most general to the most SJWspecific, illustrate this priority and how far short the proposed SJW falls.
Encourage fulfillment of the tree cover requirements through tree preservation
instead of replanting where existing tree cover permits. Commit to tree
preservation thresholds that exceed the minimum Zoning Ordinance requirements.
(Fairfax County Comprehensive Plan, Policy Plan, Environment, Objective 2, Policy
k, p. 8).
7
Trees provide numerous environmental and human health benefits and should be
considered an essential element in the vision for development and redevelopment
within Reston. (Reston Master Plan, p. 47)
Maintain the existing mature tree canopy. Exceptions may be considered if they
advance other planning objectives. (The 4th of the three criteria in Guidelines for
Multifamily Redevelopment, Reston Master Plan, p. 57.)
In the section specifically about the possible redevelopment of SJW:
Redevelopment should embody an organic, natural design to achieve a build
environment that is compatible with the propertys wooded setting. This objective
should by accomplished by preserving the existing mature tree canopy and natural
areas around the perimeter of the property that provide a buffer with the adjacent
communities. In addition, redevelopment should maintain, through a combination
of tree preservation and tree planting, the same overall amount of natural areas
as the existing conditions of the property. (Reston Master Plan, p. 54, my
underlining)
The following observations detail how the proposed SJW redevelopment would
significantly fail to comply with those policies.
i. As noted on Attachment E to this analysis, and confirmed in my October 4
meeting with FC Urban Forester Hugh Whitehead, SJWs most recent drawings
(Sheet C-13, August 31, 2016) propose the removal of 60.1% of the existing
tree canopy.
ii. Along Center Harbor Road, by my visual estimate from Sheet C-13, about 40% of
the existing trees would be removed. Moreover, a significant section of existing
trees would be removed along the southern edge of SJW adjacent to Reston
Parkway.
iii. This proposed amount of tree removal is technically consistent with the
requirement of the Fairfax County Public Facilities Manuel only if the SJW
redevelopment qualifies for a mid-density multifamily comp plan designation
instead of the underlying low-density multifamily designation. See Attachment
E again. As I have stated in Section 1.a above, I join the RA Board and the 636
signatories to Susanne Andersson-Tosados petition, all of whom insist that SJW
does not so qualify.
d. Traffic. The Fairfax County Comprehensive Plan requires proof that a neighborhood
redevelopment will not create a traffic impact that cannot be adequately mitigated.
The proposal must provide a traffic impact analysis, consistent with standard county
traffic analysis procedures, which demonstrate [again, burden of proof language] that
the proposal with appropriate mitigative measures will not result in an adverse traffic
The FCPS memo, dated August 5, 2016, was from Aimee Holleb, Office of Facilities Services, to Barbara Berlin,
Director of the Zoning Evaluation Division, Fairfax Department of Planning and Zoning. The latest countywide FCPS
update of that student-yield methodology can be found at The latest general FCPS update of that student-yield
methodology can be found at https://www.fcps.edu/sites/default/files/media/pdf/attachmenta_0.pdf
I believe FCPS schools typically leaves traffic-impact analysis to the Fairfax County
Department of Planning and Zoning. The above-mentioned FCPS student-yield analysis
concluded that the redeveloped SJW would actually yield fewer students than the
current SJW and thus that no offsetting proffer could be required from SJW.
My following analysis details why I believe that 1) the redeveloped SJW would likely
have a negative traffic impact on BAES and 2) it would probably yield more students that
the current SJW, contrary to the FCPS assessment by its standard methology.
i. Pre-construction Impact
1. According to ACPSs August 2016 memo, about 49 (about 7%) of BAES
students lived in SJW in 2013-2014, a number Principal Wolfe estimates
now to be about 25 due to the continuing pre-construction non-renewal
of leases at SJW. The total loss of the original 49 would probably cause
the loss of three classroom teachers, and possibly other support
positions, due to the decreased enrollment.
2. Demolition/construction traffic would add to the traffic-safety concerns
detailed below.
ii. Impact after construction and occupancy of the proposed SJW redevelopment
1. Traffic safety. The traffic safety of three main groups would be
negatively affected by the additional traffic from SJW. Currently, BAES
has only one crossing guard assigned to help with traffic control.
a. Walkers. Given the loss already of about half the original SJW
students, the number of students walking to and/or from BAES
is reduced. Clearly, the re-population of SJW would increase
the numbers again. Principal Wolfe estimates the following
number of walkers for October 2016:
i. Eastbound: 10 students walk home (and some to
school) across Wiehle Avenue.
ii. Westbound and northbound: 80 walk home (and some
to school) across Center Harbor Road and/or North
Village Road.
b. Parental Pick-up. Though parental drop-off in the mornings is
challenging, the most difficult situation is the big back-up
created by parents backing up on Center Harbor (4:05 is the
most difficult time), awaiting their turn to come to the main
entrance to pick up their students. This is already exacerbated
by the number and speed of cars on Center Harbor Road.
Principal Wolfe wrote an email to all BAES families on
September 21, 2016, about these and related concerns.
c. School Buses. Though less problematic than the walkers and
parental pick-ups, school buses add to the school traffic
situation.
10
.252
.062
.194
.046
.056
.016
3.46:1
2.85:1
.127
.085
.028
3.04: 1
11
American Planning Associations Information Report No. 210: School Enrollment by Housing Type (May 1960).
See http://www.freddiemac.com/blog/rental_housing/20150727_apartment_property_types.html.
12
13
14
Attachment A:
% of Entire SJW Site Covered or Visually Defined by Major Structures
Based on SJW Sheet C-14, August 31, 2016
(sf)
2.04
SUB-TOTAL
4.04
0.08
0.1
0.1
0.12
0.12
0.15
0.08
0.08
0.08
SUB-TOTAL
0.91
4.95
14.33
34.5%
(Acres: 43,560 sf =1 A)
(S.F.)
0.33
14,400
0.09
4,050
0.14
6,075
0.28
12,150
E: courtyard (80'x330')
0.61
26,400
0.22
9,450
0.36
15,750
2.03
88,275
6.98
% Total site area covered or defined by major structures (line 36/Line 22)
15
48.7%
Attachment B
Streets
North of SJW
Woodbrook
Bright Pond Lane
North Subtotal
0
0
0
2
0
2
6
2
8
8
2
10
South of SJW*
Greenwich Point Rd.
North Village Rd.
Lake Newport Rd.
Old Eaton Rd.
Harpers Cove Lane
Newport Cove Lane
South Subtotal
0
0
0
0
0
0
0
4
0
0
0
0
0
4
22
7
23
4
10
0
66
2
11
0
0
0
5
18
28
18
23
4
10
5
88
East of SJW
Longwood Grove Drive
East Subtotal
0
0
0
0
0
0
1
1
1
1
West of SJW
Quail Ridge Ct.
Quail Ridge Drive
Forest Rd.
Auburn Grove Lane
Auburn Grove Court
Golden Eagle Drive
Wiehle Ave.
West Subtotal
0
0
0
0
0
0
0
0
4
23
3
0
3
10
0
43
24
0
0
0
8
17
0
49
2
0
0
0
0
0
5
7
30
23
3
0
11
27
5
99
TOTALS
47
117
34
198
16
Attachment C:
Dwelling units within 1/2 mile of perimeter of SJW, sorted by distance, type, and number of units
Note: Prefix numbers (e.g., 128: Windsor Park) are keyed to the association numbers in the map listed in Source 1) below.
0 - 1/8 Mile
NA
7
1
0
8
0 NA
357
140
0
497
2 Single Family
23 111: Vintage Place (Cluster)
58
8
122
37 Single Family
32 79: Newport Shores (Cluster)
4 8: Belcastle Court (Cluster)
191
66 Single Family
32 15: Bromley Village (Cluster)
18 9: Bennington Square (Cluster)
6: Bayfield Station (Cluster)
31: Concord Green (Cluster)
18
21
34
50
101
3
5
2
8
# Units
49
99
43
106
168
Single Family
1: Arbor Glen (Cluster)
130: Woodcrest (Cluster)
80: Newport Springs (Cluster)
47 NA
322
467
240
1076
8
1
0
9
Single Family
2: Arbor Wood (Cluster)
23: Chestnut Ridge (Cluster)
103: Summit Chase (Cluster)
117 NA
319
126
0
562
7
36
57
90
10
0
0
10
1) The list of associations cited above is from "Reston Associations: Cluster, Condo, and Apartment Associations in Reston, Virginia," Map Prepared by the
Fairfax County Department of Planning and Zoning, June 2009, retrieved on 10/14/16 from
http://www.fairfaxcounty.gov/dpz/projects/reston/maps/reston_association_cluster_map_6-22-2009.pdf. Distances from SJW scaled by John Mooney.
2) All cluster information is from https://www.reston.org/LinkClick.aspx?fileticket=6ENW5PqTmkc%3D&tabid=308&mid=896
3) All condo information is from https://www.reston.org/Portals/3/2015%20PROPERTY/Condos%20PUBLIC%209.1.16.pdf
4) All apartment information is from https://www.reston.org/Portals/3/Property%20Owner%20Resources/UPDATED%20Apartment%20Contact%20List.pdf
5) All single-family dwelling information is from John Mooney's visual count from Source 1 above.
17
34
63
36
1
34
644
0
0
678
TOTAL
ALL
TOTAL ALL
TYPES UNITS
198
198
28
1,642
7
733
2
240
NA
2,813
18
Attachment E
Key parameters of SJW Tree-Preservation Proposals
JRM, 4 October 2016
"Development Plan
Proposal"
Powerpoint, 8 April
2015, p. 3
Gross (and adjusted gross) site area (s.f.)
Area Existing Canopy (s.f.)
Area of Preserved Canopy (s.f.) by actual preservation
Additional Area of "Preserved" Canopy (s.f.) through 1.25 Credit
Total area of "preserved" canopy
10-Year Canopy provided by Tree planting
Total combined "tree canopy" claimed (including 1.25 credit)
Total actual tree canopy (actual preservation + planting)
195,000
140,000
19
Sheet C-13,
7/8/2016
Sheet C-13,
% of Adjusted Gross
8/31/16
% of Existing Canopy
Site Area
624,183
100.0%
216,963
216,104
100.0%
34.6%
85,202
86,296
39.9%
13.8%
21,574
10.0%
3.5%
107,870
49.9%
17.3%
96,804
44.8%
15.5%
204,674
94.7%
32.8%
183,100
84.7%
29.3%
StudentYield Ratio
for that Type
Number
of Proposed
SJW Units
of that Type
Resulting
StudentYield
School Level
Dwelling Type
Buzz Aldrin
Herndon MS
Herndon HS
SF Attached (TH)
SF Attached (TH)
SF Attached (TH)
0.252
0.062
0.127
46
46
46
11.6
2.9
5.8
Buzz Aldrin
Herndon MS
Herndon HS
Low-Rise MF
Low-Rise MF
Low-Rise MF
0.194
0.046
0.085
467
467
467
90.6
21.5
39.7
Buzz Aldrin
Herndon MS
Herndon HS
SUBTOTAL
SUBTOTAL
SUBTOTAL
TOTAL
102.2
24.3
45.5
172.1
20