1. Is the proposed reinvestment consistent with the Reston Master Plan?

The proposals under consideration are consistent with the current Reston Master Plan.

Reston, as a "planned community" is not subject to the same types of development control and guidance as other areas of the County. This is intended to allow the "Developer" (Reston Land Corporation) the flexibility to "achieve excellence in physical, social and economic planning" and reflect changing conditions and influences. This means that the County Comprehensive Plan incorporates the Reston Master Plan, which the "Developer" (Reston Land) has the right to amend the Reston Master Plan until the year 2000, as stipulated in the Deed of Dedication.

The Reston Master Plan consists of three maps - Land Use Plan, Community Facilities Plan and Transportation Plan. The Reston Master Plan was initially adopted in 1962, and has been amended a number of times since. Designated uses for the Sheraton site in the various revisions of the Reston Master Plan have included: Town Center; high density housing; "post graduate" high school; Village Center; and, Convention/Conference Center.

The Reston Master Plan doesn't define the specific development rights for the land use designations. These rights, and controls, are spelled out in the various site plans and development plans on file with the County.

2. What are the Current development rights?

The Current Development Plan, approved in 1969, allows Hotel and Conference Center uses, and does not limit FAR or height.

This specific term isn't a category in the current Zoning Ordinance. The closest category is Motel and Conference Center. Therefor, the relevant controls and restrictions are subject to debate.

3. Won't reinvestment of the Sheraton site be a precedent for increasing the intensity all along the Sunrise Valley Drive corridor? Isn't it the nose of the camel under the tent?

Reinvestment of the Sheraton site will not set a precedent for increasing Sunrise Valley Drive intensity.

The subject property has many characteristics which distinguish it from other land in this planning Land Unit (Land Unit F), and other areas of Reston The proposed Comprehensive Plan Amendment recognizes this by describing the site as part of a "Focal Point". The distinguishing characteristics include:

• the visual dominance of the adjoining International Center
• the presence of the hotel/conference center
• a location in a quadrant of Reston's most important intersection. (Reston Land considers it's land on the northeast quadrant it's "gateway" parcel.)
• proximity to the proposed rail station site

4. The proposed intensity (residential density and FAR) exceed everything in Reston, including the Town Center.

The proposed intensity is modest for a focal point and a potential transit oriented development, and is less than allowed in the Town Center.

The measure used in Fairfax County to describe non-residential intensity is Floor Area Ratio, or FAR. It is computed by dividing the square feet of development by the square feet of the site. A 100,000 Sq. Ft. building on a 100,000 sq. ft. parcel results in an FAR of 1.0. A 50,000 sq. ft. building on the same site would have a FAR of 0.5. Residential intensity is typically defined by the number of dwelling units per acre.

The County's Comprehensive Plan Amendment proposes a non-residential intensity up to 0.95 FAR, and up to 280 residential units for the Sheraton site. A couple of the members of the Task Force formed by Supervisor Dix to review the Plan requested that the size of the residential units be estimated, and this translated into a gross residential and non-residential FAR. The gross FAR is 1.21.

The approved non-residential FAR for the Town Center is 0.95, plus a minimum of 1400 residential units. This translates into a gross FAR 1.4. The land area used to compute the FAR in the Town Center includes the right-of-way for all the roads. Subtracting a conservative allocation of 30% of the land for the roads, the effective non residential FAR would be 1.35, and the gross FAR would be 2.7.

Opponents of the Comprehensive Plan Amendment have erroneously compared the gross 1.21 FAR proposed for the Sheraton Reinvestment with the non-residential 0.95 FAR of the Town Center -- without residential units. The truth is that the intensity of the Sheraton Reinvestment Project is considerably less than the Town Center.

6. How will the reinvestment relate to the International Center? The Sheraton Reinvestment Plan will improve the function and value of the International Center.

The Owners of the Sheraton and the International Center have identified several changes that will improve the appearance and function of the entire area. Pedestrian interconnections between the two building will be expanded to connect the Plaza with the hotel entrance level, including provisions for handicap access. The function and appearance of the Plaza will be improved by redesigning the fountain and creating a patio restaurant and entertainment area on the Plaza side of the hotel. A free flowing perimeter roadway will improve vehicle traffic movement through the common parking areas and reduce pedestrian and vehicular conflicts.

7. Why hasn't the traffic analysis considered impacts on Sunrise Valley Drive east of Soapstone?

The County Office of Transportation has determined that the existing signals at Soapstone and Wiehle will control the flow of traffic generated by the Sheraton, and thus not add to the intensity of flow on this segment of Sunrise Valley Drive.

8. The proposed intensity of the reinvestment will generate excessive traffic and congestion.

The projected traffic is well within the capacity of Sunrise Valley Drive. In order for the project to move forward, capital investments will be made to the improve the flow of traffic through the Sunrise Valley Drive/Reston Parkway intersection

The traffic study prepared for ARLTEC by Callow Transportation Consultants, using methods stipulated by Fairfax County's Office of Transportation, estimated the proposed development will generate an estimated 9720 Average Dailey Trips (ADT). The maximum hourly volume of 539 will be in the AM Peak Hour. However, it's important to understand the procedure for computing traffic generation assumed each use to be free standing, and not part of a mixed use environment. The County, and most transportation planners, expect trip generation to decline by at least 25% in a mixed use project. Effective use of the Shuttle and the proposed pedestrian connections will further reduce trips by 10% to 15 %. These reductions result in considerably lower trip generation, which translate into approximately 3200 ADT and a 180 AM Peak Hour trips that will be added to Sunrise Valley Drive.

To put these numbers in perceptive, it's important to know that a four lane road like Sunrise Valley Drive has a daily capacity 28,000 vehicles. The projected addition of 3200 ADT amounts to less than 12% of the capacity. According to a recent computation, Sunrise Valley Drive is experiencing an average of 18,000 trips per day. The traffic generated by the Sheraton Reinvestment is considerably below the available capacity on Sunrise Valley Drive. Thus, the impact on Sunrise Valley Drive will be negligible.

Notwithstanding, most citizens are concerned with the back-ups at the intersections, particularly those connected with crossing and accessing the Toll Road. Although the expected Peak Hour traffic generated by the Sheraton Reinvestment should be accommodated within one signal interval (a signalized intersection interval can accommodate 500 to 700 vehicles per hour per lane) , waiting through even one more interval will be considered intolerable by most drivers.

The proposed Comprehensive Plan Amendment will require transportation improvements that will prevent this from occurring. This can be accomplished several ways, including adding a new right turn lane for Sunrise Valley Drive at the Reston Parkway intersection, thus allowing another dedicated thru lane crossing the Parkway, a "in" or "out" access from Reston Parkway to the International Center parking lot, or a direct access to the Toll Road. The specific solution, and source of funds will be determined in the forthcoming Development Plan Amendment review and approval process.

9. How will the proposed development "improve the quality of life" in Reston? The proposed reinvestment will improve the quality of life in Reston in at least four ways:

• Reestablish and sustain the Tax Base - At one time, the Sheraton was assessed at $25 million. Today, the assessment is $13 million. (The International Center assessment has declined from $23 Million in 1989 to $11 million in 1995.) The proposed Sheraton reinvestment could add $100 million in new assessment value.. This is a general benefit to all County residents. Reston benefits directly from a strong tax base because the Reston Community Center is supported by a special Tax District (Small Tax District 5). Based on the current assessment, the Sheraton pays approximately $12,500 into Special Tax District 5. After reinvestment, this payment could increase to almost $100,000 annually. Tax District 5, or additional special tax districts, may be needed to fund other community serving projects and programs.

• Expand entertainment, recreation, housing, and business location choices for and in South Reston - Crossing the Toll Road is difficult. The community facilities serving south Reston are aging, and not comparable with newer facilities in North Reston. The uses and activities proposed for the site will add to the choices available in South Reston

• Reestablish a Positive Community Identity for South Reston - The Reinvestment Program for the Sheraton includes places for public assembly. These, together with the hotels, activity center, restaurants, and entertainment facilities will reestablish the area as a community focal point.

• Transportation Improvements - Convenient access to and within the area is as important to the owners of the Sheraton as it is to nearby businesses and residents. The Sheraton Reinvestment will include the following transportation and access improvements:
  - Convenient internal access will be accomplished by integrating all of the uses in the sector, from Roland Clark Place to the International Center with a network of pleasant, safe and weather protected walkways and paths.

  - Internal vehicular access will be improved by realigning the drives connecting the various parking areas. Service and deliver access will be separated from other traffic.

  - Vehicular access to the site will be improved by a signal at the hotel entrance and expanded right and left turn lanes.

  - The internal interconnections and the interrelated and suporting mix of uses will reduce trips onto the road system substantially more than free standing independent development. (A 25% reduction is a conservative estimate.)

  - Expanded use of the Sheraton Shuttle for all uses in the reinvestment area will also reduce auto trips.

  - Provisions and/or financial support will be made for a pedestrian bridge connecting the site with the west side of Reston Parkway and/or the Plaza America area, the Sally Mae site, the W&OD Trail, and the Town Center

Yes. However the mix and intensity of proposed uses and activities have been designed to achieve a quality project - with a sufficient critical mass to establish a sense of place, support management efficiencies, and attract the necessary up-scale market. Reducing the scale and intensity will only reduce the balance and synergy necessary to make the project work, and thus, the quality of the project. At this Time, ARLTEC anticipates requesting a 0.84 non-residential FAR

11. Won't this type of development reduce the value of nearby areas?

Maintaining the viability of the Sheraton site will protect or increase the value of surrounding residential and non-residential property.

Numerous studies have proven that market values begin to decline in property more than 20 years old when reinvestment doesn't occur. Conversely, when reinvest begins, surrounding property values increase. The Lake Anne and Hunters Woods areas include many properties now 30 years old, and are both experiencing market resistance and decreasing values. The reinvestment process must be started to protect the quality of Reston.

FOR MORE INFORMATION, CONTACT:

Barney Barnum
ARLTEC
301 656 1047
The proposed reinvestment program for the Reston Sheraton will be the subject of four Fairfax County Public Hearing in the next several weeks.

Proposed Comprehensive Plan Amendment: Planning Commission Wednesday, June 12 - 8:15 PM

Board of Supervisors Monday, June 17 - 5:00 PM

Proposed Development Plan Amendment

Planning Commission Wednesday, July 31 - 8:15 PM

Board of Supervisors Monday, August 3

Speakers are advised to sign up in advance by calling:

Planning Commission - 324 2865

Board of Supervisors - 324 3151

All four hearings will be in the Board Auditorium at the Government Center. A number will be assigned when speakers register. The status of the agenda can be monitored on the day of the hearings by calling the Board Room Clerks at 324 3151 or 324 2865.

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