Lerner Enterprises has tweaked some elements of Parkview, a massive, mixed-use project at the door of the Herndon-Monroe Metro Station.
The developer plans to build three mixed-use buildings on a nearly 5-acre site at 593 Herndon Parkway. Plans were already pared down significantly over previous proposals, which maxed out on the maximum allowable density for the areas.
At a Herndon Planning Commission work session last night (Monday), town staff noted that Lerner Enterprises was able to beef up some aspects of the development to ensure that it provided an inviting and activating entrance into the town from the Metro station.
“Staff views the concerns raised for this objective are largely satisfied,” staff said in a presentation provided to the planning commission.
Overall, Lerner agreed to increase the minimum square footage of restaurant and retail space from 5,000 to 7,500 square feet and ensure that mostly restaurant and retail space will take up the ground floor of the promenade, a proposed gateway that would extend from Metro’s pavilion to Herndon Parkway.
Town staff want to make sure the ground floor space activates the area. Lerner says that retail leasing will create a lucrative environment, with possible tenants like a coffee shop, bagel shop, dry cleaners and other service-related tenants.
The tallest of the three planned buildings is 170 feet and will feature a mix of mostly retail and housing, while the remaining two are 85 feet.
Still, staff said they are concerned about the timing of the Worldgate Drive extension, which would provide a new connection from the existing road at Van Buren Street to Herndon Parkway. In most situations, land is dedicated as needed before final site plan approval, but the date of construction is unknown at this time.
“For funding purposes, however, the dedication may need a specific trigger during the planning phase of the extension. Staff is still evaluating this and expects further coordination with the applicant to be necessary,” staff said.
Lerner has no plans to include any affordable housing units within the development. That’s largely because the town does not have a formal Affordable Dwelling Unit (ADU) program, policies or guidelines.
“The town does not have an ADU program, a policy for implementation or guidelines as to specific needs,” Lori Greenlief, a senior land use planner with law firm McGuire Woods, said.
The application will go before the planning commission for a public hearing on June 27.
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