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Herndon council previews mixed‑use redevelopment at 575 Herndon Parkway
Summary
Town staff gave council a preview of a rezoning/general development plan that would replace a vacant office and surface parking with a stick‑over‑podium mixed‑use building adjacent to the Herndon Metro. Staff said the full fiscal and traffic analyses will appear in next week’s public hearing packet.
Herndon — The Herndon Town Council received a staff preview on April 21 of Development Plan DP‑2401, a proposed mixed‑use redevelopment at 575 Herndon Parkway that would replace an existing office building and surface parking with residential, retail and commercial space near the Herndon Metro station.
Bryce Perry, deputy director of community development, told council the application is a rezoning/general plan submission and “is right at the metro station — you can't get any closer in Herndon.” He described a stick‑over‑podium building form that would demolish the roughly 140,000 square‑foot office building and construct new retail, office and multifamily units that help complete the planned Herndon Metro Promenade.
The project program described by staff includes about 125 market residential units, roughly 9,200 square feet of retail, about 6,000 square feet of office/flex commercial space, resident amenity areas, two private interior courtyards and a roughly 1,200‑square‑foot interior space that the town could use in the future for an office or community programming. The applicant proposes a fully lined structured garage with 638 parking spaces, plus on‑street parking in the build‑out scenario; staff said the applicant is providing more than the required number of retail/commercial parking spaces.
Perry said staff has worked with the applicant on landscape and design details intended to activate ground‑floor frontages. He noted the Architectural Review Board reviewed elevations and perspective renderings and recommended a warmer color palette and integration of local design elements. Materials called out in the staff presentation include masonry and fiber‑cement with substantial glass storefronts.
Councilors asked about construction staging and transit access. Perry said the existing bus bays will be maintained through construction, though the applicant may need to provide a temporary configuration; a signal warrant analysis will accompany the site plan to determine whether a traffic signal is warranted at the project’s single shared entrance with the adjacent property. Perry also confirmed several zoning modifications are requested — six in total — including streetscape relief where bus bays constrain standard treatments, reduced loading‑space counts typical for mixed‑use developments, utility screening adjustments to accommodate utility‑company standards, and modified planter sizing for trees on a garage deck because of structural limitations.
Town Manager Dan Hoffman reminded council that a recent town resolution promoting affordable housing is not mandatory and does not apply retroactively; he urged council to evaluate DP‑2401 under the existing code and the town’s applicable review framework. Staff told council the full staff report, including a traffic impact study, fiscal/tax‑revenue analysis and details on proposed work on town property, will be distributed for the regular meeting and the item will proceed to public hearing and vote next week.
The council did not act on DP‑2401 at the work session; staff said more detailed analyses and the formal public hearing will be on the agenda for the upcoming regular meeting.
