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Council hears staff briefing on Exchange Place rezoning that would add 400 apartments and two parks
Summary
Town staff presented the Exchange Place rezoning (ZMA 2401250), describing a three‑phase redevelopment that would demolish existing office buildings, add roughly 400 multifamily units and 62 stacked townhouses, create two public parks, and construct two new public streets; the public hearing is tentatively scheduled for June.
Herndon councilors received a detailed staff briefing on ZMA 2401250, a proposed rezoning for a roughly 9.5‑acre parcel on the north side of Herndon Parkway intended for transit‑related redevelopment known as Exchange Place.
The proposal, presented by Deputy Director of Community Development Bryce Perry, would demolish five existing office buildings and surface parking and build a three‑phase project that includes a seven‑story multifamily building of about 400 market‑rate units, 62 stacked townhouse units, two new public streets (Fairbrook Drive and a placeholder "Parallel Road"), and two publicly accessible parks. "This application, it is rezoning… ZMA 24 0 1," Perry said during the briefing, summarizing the formal case identifier and review history.
Why it matters: the redevelopment sits inside the town's transit‑related growth area and would substantially change land use and tax base on the site. Staff said the development would add structured parking (529 spaces), 41 on‑street spaces and 124 townhouse parking spaces; a planning commission fiscal analysis included in staff materials estimated roughly a $500,000 annual property‑tax increase when the site is fully built out.
Perry described three phases: an infrastructure phase to build utilities and streets, a multifamily phase and a stacked‑townhouse phase that staff said could be sold to a different developer. He said the application includes typical proffers and some cash contributions but that the transportation work (building public roads) is a major component of the applicants' commitments. "We've gone through… our 5th submission of this project," Perry said, noting the application has been reviewed by planning staff, the planning commission and the architecture review board.
Council members asked detailed questions about zoning modifications, landscaping and utility constraints. Perry said the application includes requests for modifications such as reduced buffers where heavy underground utilities and a Dominion transmission‑line easement run through the site, and that trees cannot be planted in parts of the easement. He also noted a design question still under review about trees on the top deck of the parking garage: the applicant proposed rooftop trees but staff is evaluating whether the current landscape standards can be met.
Members expressed a desire to see workforce or affordable housing woven into major projects going forward. Council member Delagula said the council wants "some form of either workforce or affordable dwelling units" in projects; staff responded the applicant had not identified buyers for the townhouse parcel and that council policy preferences would inform future work sessions and ordinance changes.
Transportation and connectivity also drew questions. Staff said the design includes sidewalks and a two‑way cycle track along the new parallel road that would link the site's linear park to regional trails and Spring Street under the TRG plan. Perry told the council the public hearing for the rezoning is tentatively scheduled for the June regular meeting and that the applicant plans a neighborhood meeting in mid‑May.
The council did not take a final vote on the rezoning at the briefing; staff said it will continue coordinating outstanding review comments and return a finalized application for public hearing. The next formal step will be the scheduled June public hearing and subsequent council action.
