Merrifield Redevelopment Plan Adds Nearly 3,000 Homes Near Metro

MERRIFIELD, VA — A proposal that would more than double the planned residential density at the Merrifield at Dunn Loring Station Apartments moved a step closer to reality Wednesday, as the Fairfax County Planning Commission endorsed a Comprehensive Plan amendment for the 35-acre property near the Dunn Loring-Merrifield Metro station.

The recommendation would amend the county's Comprehensive Plan to allow redevelopment of the aging garden apartment community into a mixed-use neighborhood with up to 2,975 multifamily homes, 25,000 square feet of ground-floor retail, buildings up to 150 feet tall, new parks and an expanded street grid. The Board of Supervisors is scheduled to hold a public hearing on the proposal Sept. 15.

The site, located between Gallows Road and Interstate 495 south of Interstate 66, currently contains 706 apartments built in 1968. A separate rezoning application would still need county approval before redevelopment could begin. Planning staff emphasized that approval of the Comprehensive Plan amendment does not guarantee approval of the rezoning application.

Metro-Proximate Site Proposed For Major Increase In Density

Planning staff recommended replacing the property's existing redevelopment option of 30 to 40 dwelling units per acre with a mixed-use designation allowing development up to 1.9 floor area ratio (FAR) because of the site's location within one-quarter to one-half mile of the Dunn Loring Metro station.

Aaron Klebanner, a public planner who works for the Fairfax County Department of Planning and Development, told commissioners the proposal supports the county's transit-oriented development goals while adding housing close to Metro.

"The proposed density of up to 2,975 dwelling units is more appropriate for a core area," Klebanner said. "Given the proximity to Metro, staff recommends adding the subject site to the core area surrounding the Dunn Loring Metrorail Station."

Under the proposal, high-rise buildings would front Gallows Road while mid-rise buildings would occupy the interior of the site. Staff also recommended preserving an existing 75-foot tree buffer in the northwest corner where feasible and limiting building heights to 50 feet within 75 feet of existing townhomes to the south.

Transportation, Parks Among Key Changes

The amendment includes several transportation and public space improvements intended to support the higher density.

Among the most significant changes is replacing the long-planned four-lane Merrifield Ring Road through the property with a two-lane, multimodal street designed to better accommodate pedestrians and bicyclists. Staff said the redesigned roadway would connect with Park Tower Drive and improve access to the Metro station while creating a more walkable environment.

The proposal also calls for:

• A new street grid connecting the site to surrounding neighborhoods.
• A linear park along the Ring Road.
• Expansion of Hartland Park into a roughly 2.9-acre signature public park.
• Additional pedestrian and bicycle connections throughout the site.
• Ground-floor retail intended to create a more active streetscape.

Existing Residents Remain A Major Focus

Much of the Planning Commission's discussion centered on how redevelopment would affect the approximately 700 households currently living at Merrifield at Dunn Loring Station Apartments.

Staff determined the apartments generally rent at levels affordable to households earning 71 percent to 80 percent of the area median income, meaning the property does not qualify for Fairfax County's Multifamily Affordable Housing Preservation Policy. The owner chose not to voluntarily opt into that program.

Instead, staff recommended Comprehensive Plan language requiring future rezoning applications to address phased redevelopment, advance notice to residents, relocation assistance, opportunities for tenants to remain on-site during construction where feasible, and a process allowing residents to return after redevelopment.

Applicant representative Kelly Posusney of DLA Piper said the redevelopment would likely occur over eight to 10 years and pledged a "very robust proffer" addressing resident relocation.

"We definitely plan to have a very robust proffer," Posusney said. "We want to have upfront information about relocation opportunities on site/off site. We definitely plan to be very respectful about it."

Residents Voice Concerns

Current resident Torie Foss urged county officials to ensure existing tenants are protected throughout redevelopment.

"I want to make sure that that's not lost as these plans move forward," Foss said, describing the apartments as one of the few affordable communities within walking distance of Metro. She also asked the county to preserve meaningful green space as redevelopment proceeds.

The Coalition for Smarter Growth supported the amendment but encouraged the county and developer to exceed the standard affordable housing requirements during rezoning.

Speaking on behalf of the organization, Becca Dedert said nearly 3,000 new homes near Metro would help address Fairfax County's housing shortage but urged officials to maximize the number of committed affordable units so current residents can remain in the community.

Another resident, Neil Hamlett, supported adding housing but suggested Fairfax County should undertake a broader planning effort for Merrifield to address cumulative impacts on transportation, schools and quality of life as multiple large redevelopment projects move forward.

Planning staff said a small area plan update for portions of Merrifield already is included on the county's work program and noted a Gallows Road transportation study is also underway.

If approved by the Board of Supervisors in September, the Comprehensive Plan amendment would establish new land-use guidance for the property. The proposed redevelopment would still require approval of a separate rezoning application before construction could begin.

Also See ...

• Reston Town Center North Redevelopment Advances To Fairfax Board
• Two Major Housing Concepts, Including 350-Unit Northfax Project, Head To Fairfax City Planners
• Fairfax County's History Comes to Life in New LEGO Exhibit at Tysons Corner Center

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