A proposed redevelopment of an office building near Herndon into 98 townhouses needs a few tweaks before it can clear Fairfax County planners’ review.
At its meeting last week (June 24), the Fairfax County Planning Commission unanimously postponed a decision on a proposed rezoning by Arlington-based Felice Development Group for the project.
Felice wants to rezone the five-story Coppermine Commons III office building at 13851 Sunrise Valley Drive in the McNair area south of Herndon from industrial use to planned housing. The redevelopment would include 40 conventional townhouses and 58 stacked townhouses.
“[We] hope that this begins to correct what has largely been a vacant office park and begin to take those first steps to creating a real community out here,” said David Gill, an attorney with Wire Gill LLP representing the developer.
The existing building was constructed in 2001 and is separated from two other office buildings by a parking garage.
Cannon Hill Capital Partners purchased the entire complex in 2016 and completed a $10 million renovation in 2019, but occupancy has remained low. Cannon Hill then sold off the 4.7 acres that include the Coppermine Commons III building to Felice Development for $12.5 million in 2024.
The commission decided to table the vote until July 8 because the Fairfax County Department of Transportation was concerned that the planned sidewalks aren’t all linked and don’t include Americans with Disabilities Act-compliant curb ramps at pedestrian crossings.
County staff said it should be an easy fix and would be better to address now, rather than waiting for site plan review. Commissioners preferred to have everything cleared up for the Board of Supervisors.
“Our preference is to go to the board with a clean recommendation,” said Commission Chair Phillip Niedzielski-Eichner.
The developer is making 12.5% of the homes, or 12 units, available as affordable housing for people making 60% or less of the area’s median income. Fairfax County’s AMI for 2025 was $163,900 for a household of four people, as calculated by the U.S. Department of Housing and Urban Development.
Because the units meet the county’s affordable housing goals, Felice Development would be allowed a higher density for the property. The zoning district’s normal density is 20 units per acre, and the proposal is for 21.39 per acre.
Roughly 35% of the property will be open space, including a .3-acre park. The park will feature seating, a playground and a bocce court. The housing will be served by 282 parking spaces.
The developer is also proposing to contribute $687,976 to Fairfax County Public Schools to offset the costs of 46 new students expected from the development.
