School Board Work Session

Carolyn PitchesGood evening ladies and gentlemen tonight is Monday September 28th 2026 and this is a work session of the City of Fairfax School Board we are going to begin with a presentation on residential development from Mr. Eric Foreman City of Fairfax CDP planner all the letters stand for community development planning

Eric Formanstaffwe'll try the remote advance okay this is high technology there we go okay residential development summary i think i've provided this to I think it's something that folks find helpful. There's just a lot of new development in the city, and new development is responsible for an increasing share of the student population. So I think it's helpful to summarize just what kinds of new development might be on the horizon for us, both the near term and longer term, and just specifically what magnitude of student generation we might expect from these projects, So that is making some assumptions and really what the big topics are for student generation from new development. And really just the purpose tonight is just helping the school board just stay aware of some of the bigger development-related topics that we're seeing as a city.

And also this melds into our second presentation tonight, which is about cash proffer contributions. And that can come from new development. So these two are related. And there we go. So ordinarily, when we talk about future development, I'd like to start out by talking about our current year enrollment numbers. But today's meeting comes right before the September 30th numbers come out. So we'll bypass that information for now. But I'm awfully curious to see what this year's enrollment winds up looking like. I'll be keeping an eye on it. too. But what I'm really wondering, like it says here, is whether we're seeing a continuation of last year's enrollment trends. And I mean, really for our schools and region-wide. And

what I'm thinking about is last year we saw a membership decline in three of our schools and it declined overall and broadly throughout FCPS, throughout Northern Virginia. And most significantly is those numbers were in a lot of cases much different than FCPS's projections from the previous year. So that's important. We want to take a look at that. We want to look at the incoming kindergarten class since that just has such a significant impact for the future. And just to keep an eye on, like we usually do, what kind of trends we're seeing from new development. We've had some delays in getting our city-specific membership data for the last year, so we hope to be able to get that information soon, and we can continue our city-specific analysis,

membership analysis, for this coming school year, so we're keeping our fingers crossed with that, and hopefully we can talk about that in the spring. So just for a quick refresher, the key to figuring out how new development can turn into potential students is by looking at student generation rates. And these are the most recent rates that we have for the city from 2024-25. But they are largely still accurate. And we discuss this often. You're probably familiar with it. but still just worth going over again and especially, like I said, looking into that second presentation tonight on proffers. This is a major ingredient in the city's fiscal impact estimates that we provide to the city council for new residential development applications.

And we calculate student generation ratios for various housing unit types. units or neighborhoods that share similar characteristics. So ends up in a number. So that number 0.383 on the left says that for houses like that, in that case detached houses in older neighborhoods, that we see on average, let's say 38 students per 100 housing units or .383 student generation. The big thing to take away from this, and again, this kind of folds into the next presentation, is there's a big difference between established neighborhoods and newly built neighborhoods and a big difference between rental apartment complexes and condo developments. So keep that in mind, because, again, we'll be talking about that kind of difference in the next presentation as well.

And this chart here, this shows the major new types of market rate housing that we tend to see and the yield ratios. And these are the yield ratios that we typically use for fiscal impact analysis. And, again, this changes a little bit every year. years and sometimes even project by project one of the most important numbers up there is the apartment ratio because we're seeing so much in new apartment applications and for a typical apartment and by typical i mean market rate apartment complex with a unit composition being one bedroom, two bedroom, and so on, that's roughly normal, we'd look at a .115 student generation rate, so 11 or 12 students per 100 housing units. And that's an average, but that's what we tend to use when projecting enrollment from apartment complexes that have been proposed.

So, we move on to talking about actual new development, and this chart sets the stage for that. I know I've shared versions of this chart with the board before. This is updated with the current information because those two columns on the right change every year, And this shows the number of housing units that have been built in Fairfax City by decade and also by the type of unit, and the type of unit is up there on the key. And that type of unit is important for us because each type of housing unit has a different student generation rate. And what's important for us right now are those last two columns, the ones on the right. right. The one that's the second from the end on the right shows the housing units that

have been built so far this decade. So there have been seven years so far, well, really six years so far in the decade. And on the far right, that's the housing units that are currently either under construction or have already been approved by city council. So So the things obviously that jump out with this is this decade is larger in terms of development than anything that we've seen since the 1960s. So for 50 years. And a very, very strong heavy emphasis on multifamily. So you can see those two right charts are almost entirely orange which is the multifamily housing unit type. And you see that's a big difference from previous years. this kind of sums up recent development and planned development in a nutshell.

That non-student generating is a few projects that are the flats on university which is college student housing and we have some age-restricted housing as well just built in the North Facts area and a little bit of that is the Beacon Landing supportive housing development, but those are all anticipated not to generate students, so that's hatched out there. Is that the Brightview? Brightview, yeah, and Brightview is leasing up right now, so that I think just in the last month or two. Okay.

Carolyn PitchesIs there anything else new?

Eric FormanstaffAs far as non-student generating? No. What about the affordable housing project

Carolyn Pitchesthat was circled? Is that also included in

Eric Formanstaffthis? Right. Yeah, that's beacon landing.

Carolyn PitchesThat's the beacon.

Eric FormanstaffYeah. So I think that's 54 units of supportive housing. And I think almost all of those are either studios or one-bedroom units. And it's not something that we expect much in terms of student generation.

Carolyn PitchesMs. Sessori. Ms. Sessori, sorry.

Kristina Cecerequestion. I'm looking at last year's slide that's similar to this one. Are my eyes deceiving me? Are the townhouse and the non-student generating portion smaller this year than last year? Or is that just me? I'm looking at my screen, so there's no numbers, but I'm just curious if there's less. In that far

Eric Formanstaffright column? Yeah. Yeah, because some of those have been shifted over into the Oh, that makes

Kristina Ceceresense. Thank you.

Eric FormanstaffOkay. This map here and I think you all have a big version of that. Yeah. Okay. In your packets. This shows what all of these projects are that we're going to be talking about in the next few slides and where they're located. Map is just kind of a helpful reference. We won't be talking about the map in detail, but this shows all of these residential projects that are either under construction or that we've had applications filed for or just talked about. It shows the type of housing unit by the color key and the stars there show where it is in the development process. And keep in mind this doesn't show the details of the project. Sometimes details are important, but for the next several slides we'll look at each one of these individually and I think that'll make

this a lot more digestible, but again the map is a good reference for.

Carolyn PitchesMr. Forman, when you're, you know, reviewing these, when you get to something like Leighton Hall, been at least six or seven. It's been more than

Eric Formanstaffthat. It's been 12 years.

Carolyn Pitches12 years. I knew it was a very long time. Just to give board members a reference point that while it's up there and it was approved, it has been 12 years and it has not moved forward with financing. Just so we know.

Eric FormanstaffRight. And I've got a slide on Leighton Hall. Okay. On that. And the reason that I don't take it off is the development has been entitled. So the property owner has the ability to build exactly what was approved. So it's not quite right to take it off. It's unlikely that anything will happen anytime in the near future. It's getting late enough where if they have an interest in continuing, I think they might come through with a change of their plans instead of building exact, because the market changes.

Carolyn PitchesDo the approvals expire? No. Okay.

Eric FormanstaffSo the way those approvals work is they expire unless the property owner does a certain amount of work. And I think that property owner did a very minimal amount of site grading work just to keep that alive. So that's why 10 or 12 years later that that's still a thing. So it has not expired. And that property owner can sell the property also and the new owners could build it. So that's why it's staying up there but that one's a little bit unlikely to happen in the short term. So projects themselves before we talk about the new projects I think the most interesting ones to talk about actually aren't on that map. These two apartment complexes aren't quite brand new but they're big and they're also representative of the type of development

that we're seeing an awful lot more of right now. So Scalton the Circle and Point at Fairfax, Point at Fairfax used to be called the Moxley. But they're both rental apartments. They're both about 400 units and as of two years ago, as of the 24-25 school year, they were both fully occupied. So we got a glimpse of what enrollment tends to be at these. And, you know, like it says up there in the green, the general rule of thumb that we use is that we're seeing about one student per 10 apartment units. And, you know, this is what it looks like in real life. You know, I should mention, you know, the numbers up here again say 24, 25. Again, that's the most recent numbers we have. we had 53 students from Scout on the Circle at that point. The point at Fairfax that was

the first year that it was fully occupied and we saw 37 students from there. So the yield ratios down there are kind of in line of what we would expect. Generally in line with what we expected before they were built as well what we had said before the developments were approved. We've been tracking this student generation from this kind of project for a number of years. And I think that tracking has paid off because this really didn't come as a huge surprise to us largely aligned with our expectations. But, you know, I've got to add that we've been seeing a lot of demographic shifts and population shifts just in the last few years and there's really no telling what the near term might look like with apartment

buildings like this. It could go in either direction. So we'll see when we get the new data. But these are probably just the most interesting just based on the fact that they're occupied.

Carolyn PitchesScouting on the circles, actually the the student ratio is higher than the .115. Right. Which doesn't seem like a lot when you think of that .115 to .13, but it is when you think about student yield and that type of housing.

Eric FormanstaffYeah.

Carolyn PitchesI would say the point is, you know, what we would think we would get out of.

Eric FormanstaffRight.

Carolyn PitchesSorry, just a clarifying comment.

Eric FormanstaffSo another major development that's been completed, been occupied, is Boulevard 6. So the total development includes 144 condos, 115 townhouses, and some detached homes. There's a few interesting things here. For one, we can see that big difference between apartments and condominiums. And here, you know, we've got 144-unit condo building, but we have very light student impacts. So there were two students in 24. If these were apartments, I think we'd expect at least a dozen students from that size of apartment buildings. So that's an important thing to keep in mind. Townhouses, you know, we had nine students two school years ago. I'd expect that number to rise probably to about 20 in a few years, kind of gradually rise,

but seems to be tracking more or less in line with other recent townhouses. There was one or two as of two years ago, but the numbers are just so small. with just seven units. Overlook at Fairfax Boulevard is another recent development. It's an interesting one. 40 townhouses and then those two over two units stacked condominiums. I'm curious to see what the student generation rate ends up being here because those two they're a unique product and they can go in either direction as far as student generation I've seen examples in Fairfax County that have had really high student yields from these two over twos because they're kind of the lowest cost new housing units that you can buy on the other hand Mount Vineyard which has

been around for a decade now has very low student generation from from those So it's hard to figure out what to experience.

Carolyn PitchesI live two blocks from, and I walk by it every day. They have a playground, and I

Lauren Bartelmetend to count the children

Carolyn Pitchesoccasionally. And I would say there's probably 12 to 15 kids that I can, that I see sort of on a regular basis. So it will be interesting to see what the student yield is. But it feels more family-oriented than Mount Vineyard, which is down the street from me. That seems like more of like an older resident.

Eric FormanstaffYeah, it'll be interesting to see. The condos in Mount Vineyard are definitely skew older.

Carolyn PitchesYeah.

Eric FormanstaffThe townhouses, I think we've gotten about what we would expect as far as student generation. from them. So I'm awfully curious to see how this works out. Yeah, I

Carolyn Pitchesam too. Because like I said, I

Eric Formanstaffcount

Carolyn Pitchesthe children.

Eric FormanstaffSo that's the kind of intelligence that we need. Yeah,

Carolyn Pitchesjust me stalking a neighborhood.

Eric FormanstaffSo there's two other developments that have been completed just in the last year or two. The one on the left is the Northfax development. development. That development itself consists of two parts. One part is that Brightview, senior living which is the big building and then there's a section of 56 townhouses. So again no word yet on how many students we have from here. I'd expect ten or eleven eventually though probably not that much in the first few years. And there's also a small development along West Drive that you see to the right next to Ardmore contains six housing units. It took a long time for that to get built but it is built and occupied. So those are all of the developments that have been built recently. So a lot most of

these in the last year or two are occupied at least in the last year or two. So now we I can switch to talking about developments that haven't been built or have already been approved I guess by city council. So they've the next batch have already gotten the go ahead to be built. And most of these big developments in the city need city council approval. So it's important to keep in mind and especially important when talking about potential projects projects because just because something has been proposed doesn't mean it will actually be built that way. We have seen a few projects kind of bounce back and forth. We have seen the Davies project just up the road here had a few iterations came to city council for

apartments and townhouses and apartments and senior living and then apartments and it finally got approved as apartments. Courthouse Plaza has been another one that's come I think on its second iteration. But these projects here, the next batch here have in fact received city council approval. So this one here was approved by council in 2024. This is on the grounds of the Willowwood office complex. For some reason it's now called the botanist, which is not what it was called when it was approved. I don't know. I don't know what to say. They've been talking about building another building on the other side of Willowwood. Maybe it will be called the anatomist. I don't get that one. We'll see. From everything I

It's a typical apartment building, so typical as far as unit mix and it has 6% affordable units which is pretty much standard throughout Northern Virginia. We would apply our typical ratio, that .115, so that winds up from 260 units winds up at about 30 students. So this is under construction right now. And this is the Davies project, the one that I just mentioned kind of bounced back and forth between a whole bunch of things. This is the two-acre property just up the road here that currently contains a big white house. And the current plan that got approved is for just an apartment complex. I think it has 10,000 square feet of commercial space at the bottom. But from the 276 apartment units, we'd expect around 30 or so students.

And again, this seems to be kind of a typical mix. This one is an interesting contrast. So this was approved three years ago. There hasn't been much progress on this development, which is why I'm calling it delayed down here. So So this may or may not see fruition. I think the developer is proposing some changes. And this was a case where they proposed ultra high end condominiums, you know, selling for a million or two million dollars a piece. And they were really large units. And I think they're coming back for smaller units. So more units but smaller ones. So that is what I have heard. What is interesting here is this is a condo. So 79 units we would not anticipate much in the way of student generation at all.

And we can move on to some townhouses. The one on the right, Park Road. This was approved approved in 2023. So building 13 townhouses on about an acre of land in Westmore. So pretty much standard for townhouses we would expect two or three students or so from this. The one on the left this was approved by city council just last week. This is similar in size to the park road development so it's 14 townhouses. This one is on two acres of of ground near just off of Pickett Road. It's right next to the enclave condo development. And standard townhouse ratio of .215, these are market rate units and affordable townhouses. They're uncommon but they do tend to generate a lot more in terms of student generation

and we do have an approved affordable townhouse development. So this one is affiliated with Habitat for Humanity. It's on the Fairfax Presbyterian church property, and construction has actually started on this. So it's 10 committed affordable units. Several years ago, we had talked about student generation from committed affordable units. The issue actually came up at city council last week as well. So we would expect I think student generation rate I say here two times. I think for townhouses it would probably be more than two times market rate. We will see when it's built. Ten units I wouldn't be surprised if we get seven or eight students from there. They are marketed to families which is the

Dr. Wrightstaffpoint of them. So

Eric Formanstaffwe will see about that. before we moved on to the ones that have not yet been approved.

Amit HickmanDo you want to ask them now? Oh, yeah, if

Eric Formanstaffthere's any questions on.

Carolyn PitchesMs. Susserey and then Ms. Hickman.

Amit HickmanOkay. So I have a, we will, I'll wait a little bit until they end, but I do have a question. that went out in the mail that the city residents received that um was saying that there's a plan over the next 15 years for 4 700 residential units so

Eric Formanstaffluckily i've seen that postcard

Amit Hickmangreat and

Eric Formanstaffactually i i saw it today okay and those

Amit Hickmannumbers seem accurate to you because i just did a quote calculation i'm seeing 3 300 if that's all approved but that is right like leighton hall that like you said has been 12 years so

Eric Formanstaffas far as i know that postcard is looking at the small area plans so there's four so-called small area plans which are development plans for various parts of the city so camp washington old town north facts and fairfax circle and they're very detailed plans and in each plan there's a summary of how much development could be seen if the plan is fully implemented and adding all of those up gets to whatever that is 4700

Carolyn Pitchesso

Eric Formanstaffadding adding that up gets to 4700 and i'm not sure i i shouldn't say what if the plan is fully implemented i think it had i think they were couched as a likelihood for 10 or 15 years or something so that doesn't mean that it's fully built out it kind of means the first phase of it but i think that's where

Amit HickmanIt did imply there was a question on the back and implied impact on schools, but obviously that could be, right, that doesn't mean that for 4,700 units we're going to have 470 students, right? The understanding is that that could adjust and change based on what sort of buildings or anything like that. Right.

Eric FormanstaffYeah, and I mean, there could be a big variation if, you know, first of all, 4,700 units might not wind up getting built. but let's say that they are, if a lot of them are condos, that would be a much less, much lower student generation than apartments. You know, if you have the unit mix, because we've seen a few projects come forward that are very heavy on one bedroom and efficiency units, so that would decrease the student yield. So there are things that could.

Amit HickmanThat's what I was not understanding. I just wanted to make sure that we have

Eric Formanstaffpublicly

Amit Hickmandiscussed it, that it's not a direct correlation between what could happen versus the school populations. And then I'll ask my other questions at the end.

Carolyn PitchesMs. Sessori?

Kristina CecereYeah, the property that is, I just had it for a second. There we go, the Point at Fairfax. Yes. I know that ratio is under the calculated ratio that we've seen the last few years. but I did see like their move-in date really wasn't until mid-2026, right? So like they're not, is it my

Eric Formanstaffassumption that they're not- Oh, the point at Fairfax?

Kristina CecereYeah, I did a Google. Is it fully, is it fully, like

Eric Formanstaffis

Kristina Cecereit close to capacity, I guess

Eric Formanstaffis what I wonder. 2024, the 24-25 school year is when that was fully occupied. Okay. It became fully occupied during the 24 calendar year. and I wouldn't be surprised if that 37 number went up just because it leasing was still it fluctuates absolutely

Kristina Cecereyeah

Eric Formanstaffis that that's what we saw with Scout that it Scout held you know to 40 or so in the first year that it was fully occupied and then gradually cracked up

Kristina Ceceredo we tend to notice like I'm assuming you probably don't get a sense of like the age of students when they come like Is that?

Eric FormanstaffWe do. I mean, we have the grade level. And, you know, I'd say we had a heavier proportion of elementary students from these complexes, which isn't surprising. I mean, you tend to see that with rental apartments anyway. But it wasn't overwhelmingly so.

Kristina CecereOkay. Thank you.

Dr. WrightstaffI would just add that you're bringing up a great point around these complexes and when they're actually fully occupied. And then typically with this work, we monitor it over the years because there's a stabilization period. Mr. Foreman might say five years or ten years, but it's going to settle into that typical generation rate. We might see fluctuation over the first several years.

Eric FormanstaffYeah, and the one thing that really surprised us with this is that stabilization rate tended to come much quicker than we had expected. I really had expected a much more gradual ramp up to that stabilization rate, you know, lasting like 10 years. But we tended to see, you know, very early enrollment. So I don't know if that's something that was specific just to the early part of this decade or if that's something that's just changed.

Carolyn PitchesYep. Do we have, I know this is a bizarre question of sorts, but Glebe View, do we have a price point on that affordable housing? Do they know what?

Eric FormanstaffI don't. I think the closest thing that I would peg it to, there's a handful of affordable townhouses at the Sutton Heights development on Pickett Road. So there were I think there are 50 townhouses total and five of them are committed affordable. And I don't know what they sold for, but the assessed value for those is about 275,000 or so. So that should give some kind of indication.

Carolyn PitchesYeah, no, that does. And also when we talk about student yield, are we ‑‑ I know we do not track home school or private school students. So that's not part ‑‑ so it is possible if, you know, somebody is home schooled or if they are in a private school and they are not counted as part of this yield that they will end up in public school at some point?

Eric FormanstaffYes, that's correct.

Carolyn PitchesOkay. All right. Thank you.

Eric FormanstaffWe can move on from approved and actually before we get to the filed here's the Layton Hall that we just talked about so it's up there filed under delayed it'll probably be filed under delayed next year but again the reason I keep it up here is that development has been entitled and also it would have just a big impact on student enrollment because if the Layton Hall if the current Layton Hall apartments close down that's a hundred students yeah it

Carolyn Pitcheswould be greatly

Kristina Cecerereduced.

Eric FormanstaffYeah. If anything happens with that, we'll let the schools know for sure, but unlikely in the near future. Okay, so these are the projects that have been filed. So filed in this term means that the developer has actually submitted a formal development application to the city, and just in In the ways of the development process, filing can be thought of as kind of the end of the long process. It sounds like it should be the beginning, but it's really the end because the developer and frequently City Council and Planning Commission has done a lot of work to get up to that point. But these projects have not been approved yet by City Council, so it's important, I think, to keep in mind that the details on these may change

before any kind of a final hearing. They may be withdrawn. We've seen cases of that occasionally. City Council does have discretion with all of these, so Council may approve them, Council may deny them. So I don't want to misrepresent these as being a sure bet. But that said, there's a lot of these pending applications. So I won't dwell on the details of these projects, but just for this discussion, you know, we'll talk about the general types of housing units that are proposed and the potential student impact. The one on the left here is proposed for part of the current Courthouse Plaza shopping center, so that's where Safeway is. It's a big development. It's over 300 units, but this is one of those where the unit mix is

heavily slanted towards one bedroom and efficiencies. So that would likely result in a smaller student yield than what we'd expect from a typical apartment complex. I think three quarters of the units here are planned to be one bedrooms or efficiencies. So I'd estimate a student yield of about 23 students, but that's a lot less than what we typically see from 300 unit apartment. The one on the right, this is the biggest of all of the projects that we're looking at. It's about 400 units. So this is proposed for downtown. It's on Chainbridge Road, kind of in that block between Chainbridge and University Drive. This is a more typical unit mix. So we'd estimate student generation probably similar to Scout on the Circle, so 400 units.

I'd say about 40 some students. So these two applications have already been filed. So council is set to hear the Courthouse Plaza project in December and that gallery project, I think next month, maybe November, but I think next month. So these are imminent. I mean, some kind of a decision will likely be coming pretty soon on these. This is another one that's already been filed. This is Fairfax Square. Fairfax Square is the big apartment complex on Main Street. It has garden style apartments and townhouse apartments. There's also a commercial component to Fairfax Square which is on the, you know, closer to Main Street. So the site's owners are proposing to component and construct a project like it says here that's part apartments and part

townhouses. The townhouses will be rental townhouses. So full townhouses but part of the rental complex. You know, I estimate around 20 students or so from all of it combined. This one is a little bit later than the others. I don't think it has been scheduled for a be in the spring.

Carolyn PitchesAnd the apartments that are currently at Fairfax Square would remain?

Eric FormanstaffYes. Okay. Right. So there's 500 apartments right now in that whole complex.

Carolyn PitchesAnd how many students, do you remember how many students we get out of Fairfax Square?

Eric FormanstaffA lot. I think at least 50.

Carolyn PitchesOkay. That sounds about right.

Eric FormanstaffYeah. So these three have been filed. And all of the ones that are coming up in the next few slides are what I call up here potential projects. These are projects where a developer has held work sessions with city council. So the project has been talked about in some kind of a public meeting and council was able to provide feedback on the project so but there hasn't been a formal application filed with these yet and again that application signifies the end of the process so these projects haven't gotten there yet the these are largely very similar buildings I mean there's not a whole lot of creativity in the development world right now I mean they're six or seven stories tall so small amount of commercial space at the

You can tell it's a similar kind of footprint. The apartment building on the left, this is proposed for the intersection of 123 and 50 so kind of next to those north facts townhouses next to the Brightview senior living complex that we just talked about so 350 apartment units and I'd say about 40 students from that. The one in the center is proposed for an area right next to the courthouse plaza development. So that was the one we just talked about next to Safeway. So no renderings on that one yet but 280 apartments is what is proposed right now. Looks like a standard apartment complex so you know probably around 30 or so students from there. And on the right, this one is proposed for another side of the 123 and 50 intersection.

So similar size building, 271 apartment units, and again, probably about 30 as far as student generation. And there's more. The one on the left, and again, I'm awfully glad I saw that postcard today. talking about. That's the image on the postcard. So that is, I think the postcard said it's an 11-story building, and that's what's proposed. The reason it's so tall, it's proposed for a one-and-a-half-acre site, so that 261 apartments goes on one-and-a-half acres, and the only way to do that is to get up really high. So that's near Fairfax Circle. That's on the the site that used to be the Lottie Plaza market. And so what's proposed now 261 apartment units and again that would fall in the same 30 or so student generation category. The

one in the center here so this building is on Main Street it has a name it's called the Roseby Tower and it was built in the 1960s and it was actually built as an apartment building it converted at some point to offices and now the building's owner is proposing to convert it back to apartments. They are proposing little over 100 apartment units here. I have heard that it's proposed to be rental apartments. The building immediately And back is a condo complex that was built at about the same time. So assuming apartments I would say about 12 students or so. And the one on the right here this is something that's proposed for the property near the intersection of Chain Bridge Road and Eaton Place.

So right now there's a few low slung office buildings on that side. is kind of across from the best western, across from the botanist too. And just north of the residence in hotel. And it's now proposed to be a development that's kind of similar to overlook. So a combination of townhouses and two over twos. And actually I have this here in the potential column but I just got an e-mail today that the city's received an So, this can shift in our minds to the other part of the presentation but this is another one of those projects. This one a little bit different because it's townhouses and not apartments. So that is a lot of development and I know I went through this pretty fast but hopefully it gives the board some kind of an idea of the type and the scope of projects that we're

So there may be others too and that's kind of what that flyer alluded to and it's a good point to make without pegging numbers to it. The city has these small area plans that call for continued development of these areas where most of these projects are located. So that may generate more development interest over the years. There's another thing as well, and I was just talking to city council last week about it. There's a new state mandate that allows churches or other nonprofits to build housing on their property without going through city approvals. And it's not just for the city. This is statewide. worldwide. But it grants, you know, what developers would call a buy-right ability to build multi

group or to build any kind of housing on nonprofit owned land. So that's another potential source of development. We haven't received any firm development applications or anything yet. I know there's a few churches that have been kind of curious about the process of doing that and the fact that it's now permitted by right might prompt them to go ahead and do that. If you have any questions on that, I gave a long presentation to city council about that so I can answer any of your questions. I'm very well versed on that. But those two things are important to keep in mind because this list of potential projects is always is changing and just following city policy and following again that state mandate.

So any questions about these either now or even after tonight? I mean, I'd always be happy to answer any questions.

Carolyn PitchesOkay. Do any board members have questions so far about the development?

Lauren BartelmeI'm curious about long-term trends with the apartments in particular, especially as the cost of living in this area is drastically increasing. If we look at long-term trends, has that .115 number stayed fairly consistent for a long time period? or has that changed?

Eric FormanstaffThe student generation rate? It really, I mean, I'd say for the last five, six, seven years, it's been about the same. I mean, that number is about what we had projected for Scout on the Circle and for the Moxley when they were proposed. So it's gone up and down, but really hasn't changed that drastically, which I'm kind of surprised about because there had been a sense that, and maybe that had already happened by the time we started tracking it, that more families were going to move into rental, you know, and especially high rise or mid rise housing units than had been the case before. And but we've seen that be relatively steady over the last decade or so.

Carolyn PitchesI had always thought that as the apartments like neared like 10 years plus an age that the student yields went up, but it doesn't.

Eric FormanstaffAnd that's what I was mentioning about the stabilization rate, because we had thought that we would see a good decade of relatively low yields. And we thought that for a few years. I mean, historically, that's the trend. And I think there's a few reasons why that's the trend. One of them is that when apartments come online, they tend to be at a higher price point than existing apartments. I mean, everyone wants a new apartment. Brand new is a big selling feature, so they tend to have higher rents. Maybe that wasn't so much the case with these two, with Scout on the Circle and the Point. Maybe we're seeing just a regional change, but that was surprising.

Carolyn PitchesI mean, I was just thinking, like, in terms of Fairfax Garden Apartments, we had an inordinate amount of kids out of there and out of Oak Knolls Apartments. They were old, 50s and 60s. The student yield was much higher out of those apartment complexes. One because they were more affordable probably than the newer apartments but just seemed like as, you know, these multifamily units got to the ten year plus age we were seeing more students than so I didn't know right will the yields change as these age so I don't I seem I mean I'm looking at your ratio your the yield ratio it doesn't seem to be

Eric Formanstaffright it doesn't seem that way I'd be surprised if we would see appreciably more student generation from these apartments than we see now. But I don't know.

Carolyn PitchesWell, maybe somebody on the board will ask you in 10 years. Right. Ms. Kelsey.

Sarah KelseyYeah. This may, I'm kind of going in, you got to think hypothetical a little bit here. I kind of went to your next slide where it sums it up a little easier and I can see all the student numbers and stuff. and I know this is very hard to do probably but in your estimate could you estimate like when approximately these 74 kids like I obviously it's an estimate and hypothetical right like when you would think all of those places approximately would be finished yeah they're all being built right now right

Eric Formanstaffthe the botanist is under construction right now so we're in 25 now i i'd say that that would probably reach full occupancy two years from now i'd say in 27 and and that that's going to be the first and then the you know the smaller ones are small enough that they're not going to have a really big impact uh botanist i'd say in two years in

Sarah Kelseytwo years

Eric FormanstaffDavey's property, even though it was approved, I think, a year and a half ago, hasn't started construction yet. So that'll be, I don't know, I'd be surprised if that's four years or so at the earliest.

Sarah KelseyOkay. I was just curious because I will say the 5,000 potential numbers are really scaring me for Daniel's run, which is the next slide.

Eric FormanstaffRight, and the next slide even, and I provided these exactly for this purpose, I mean, not for the purpose of scaring people, but just putting these together, you know, with all the numbers together. I'd be hesitant to come up with an estimate here because, I mean, these haven't been approved yet. And they can still change

Sarah Kelseythe

Eric Formanstaffnumbers and all that. economically it's just so hard to tell where this region is going economically you know developers have a tendency to overbuild and and once they get to that ceiling then you know the development applications drop off so you know will will that happen or not no I have no idea

Sarah Kelseyhypothetical

Eric Formanstaffthinking right here and

Dr. WrightstaffI would just add that it's important to remember on these numbers there there projections, right? And so Mr. Foreman brought up the great point about the economic volatility. And that far right column indicates where they are within our city in terms of elementary school boundaries. But Mr. Foreman, make sure I say this correctly, those students are also spread across K-12. So it's not an assurance that that gallery is going to put 45 additional students at Daniel's Run. It'll be 45 students that some will be at Daniel's Run, some at KJ, some at Fairfax High School. know not that's just as we look at those numbers think k to 12 on them

Sarah Kelseyyeah no I I'm just also I am thinking KJ and Fairfax too because we're Fairfax is right there and KJ is there I mean it's kind of makes you think of where we are already on occupancy

Carolyn Pitchestuition is more where my my brain is going to

Amit HickmanMS. I THINK KIND OF OFF OF WHAT MS. KELSEY WAS SAYING, I'M ACTUALLY NOT SCARED. THE NUMBERS DO NOT SCARE ME. BECAUSE I THINK WHAT IS HARD TO PUT A NUMBER ON, AND I THINK IT'S KIND OF WHAT YOU WERE SAYING, WE ALSO ARE SEEING A DECLINE IN BIRTH RATES. WE'RE SEEING, YOU KNOW, JUST LESS STUDENTS IN GENERAL IN PUBLIC SCHOOLS. So I think saying, okay, in five years, we might have 241 students, like that would be the very, very max possible. And we have to remember that as students graduate, as there's less kindergartners, that there's really no guarantees that that means they would be in our schools. that said um you know i think we've asked for a couple years now there's i don't know there's any way to try to project what it might look like in the next five years by

maybe not grade level but by like elementary middle and high what the numbers could possibly look like um if you have any sort of idea of you know let's say it opens in three years at 20 students that usually we get you know a third of them are elementary however it works out if we could do kind of our own mini projection, because as you said in the beginning, the FCPS numbers did not look like what ended up happening, at least for the past two years. And I'm curious to see. We don't know yet, like you said, what will happen. But as we're going into these renovations with the elementary schools and as we eventually get to needing to look at capacities at other schools, I just want to make sure that we are not over being overly concerned

oh, these additions aren't going to fill all these students and that we're also not minimizing it. If there's any way to do that, I'd appreciate it with, again, that consideration of that the numbers are going down. And I was just looking at the numbers we received just this past week of August. I mean, we were at like 85, 90 kindergartners at Daniel's Run as opposed to like the 110, 115 that it used to be. So we're already seeing that decrease. and so there's I think there's a lot of question marks right

Eric Formanstaffand and that's a great point because what we're looking at now is potential student yield could very well go down at like you like you said falling birth rates and you know that I mean that had has a big effect with with the five-year projections these developments that have been approved when when they're approved approved we passed this information on to FCPS so they can use that for their official five-year projection. So they do fit into that. They don't fit in perfectly. But it is hypothetically in there.

Carolyn PitchesMs. Sessori?

Kristina CecereI will echo Ms. Hickman's point as well. The numbers don't really scare me. I'm kind of Similarly, I'm curious because when I'm doing kind of the math in my head and think about what we've seen enrollment and knowing what we've heard from UVA, right, and by 2030, this region is going to see a 6.6% decrease in enrollment. And so what does that look like when it comes to all these pieces falling together? Like, you know, in my mind, I'm curious if we're going to be able to stay constant with enrollment because of these increases. So to Ms. Sigmund's point, I think it would be helpful to have that five-year projection moving forward, especially with the renovations too.

Carolyn PitchesI'll say our enrollment has been sort of a roller coaster since 2010. I think we were at almost 3,100 students at one point. We just kind of go like this. So I don't know how predictable anything is anymore. Okay, we will continue with Mr. Foreman with a discussion of potential cash proffer policies.

Dr. WrightstaffAnd while we're making that transition, I would just like to try and frame this conversation a little bit for the board in terms of some of the outcomes for this evening and then outcomes moving forward. Mr. Foreman, earlier this year presented to the City Council along with some consultants that the city brought in some overall work that they were doing around this topic of proffers and levels of service study. What you're going to hear tonight is background information and details on how proffers can potentially impact schools and then the role that the schools and the city have with these cash proffers and then by hopefully November what mr. Foreman and his team will be looking for some input from this board in terms of what type of

recommendation they have because you'll hear about a few different approaches we couldn't take here in the city of Fairfax with cash proffers so when it comes to school cash proffers we definitely you know it's you know important to have the input of the school board on that topic so with that You're going to hear a great presentation. You're going to hear the ask for that recommendation, but it's hoping to have that recommendation in November, not tonight.

Eric FormanstaffOkay. Thank you very much. The last presentation was probably a bit more exciting. It's tough. This one is a little bit more technical in nature. Cash proffers is a tough topic to kind of fully understand because it's very complex. the introduction of cash proffers. It's an odd term. It really is a monetary contribution from a property developer and contributions that are promised in the development review process. So cash proffers can be dedicated to a whole bunch of different things, and schools is one of the most common of them. So the study that Dr. Wright had been referring to is something that the city commissioned this year to get recommendations generally for accepting cash proffers kind of citywide. The work session on this was at the beginning

of this month on September 1st. And it was on the overall topics and not just on schools. but the ultimate goal with that project was to come up with a recommended methodology for the city to figure out how to accept cash proffers. So it's a kind of methodology that could be provided to developers and that would be consistent among development applications. So, you know, one application and the next application would be subject to the same proffer recommendations. And the reason, like Dr. Wright said, the reason we're talking about it tonight is really to get the ball rolling on the school's component of this and to just think about the best way to calculate to recommend school proffers. And there are a few alternatives.

I mean, first, tonight we'll just take a basic look at the concept of cash proffers. I'll try to keep it as short as possible, but just go over how it's written into Virginia law. I'll take a look at the consultant study, and that study was called the level of service study, and again, included just a bunch of city functions. And the reason it's called the level of service study is that that term, level of service, is something that's used in proffer terminology. And then after that, we'll get into the meat of what we're discussing tonight, which is essentially two options for how to recommend cash proffers, school proffers for new development. And then we'll talk about next steps on this topic going forward.

So the big question here is a relevant one, because honestly, the proffer system, as it's known in Virginia, is really kind of a Frankenstein kind of public policy. The term proffer applies to a lot of different things that developers can offer a community in order to offset some of the expenses that a development proposal is likely to generate. So there's all kinds of different proffers. So sometimes actual things are proffered. So things like physical improvements. So we see this a lot with transportation. location. So a developer may proffer a new traffic signal or intersection improvements and whatnot. Sometimes proffers are more for, you know, kind of promises for how a property will be used. But what we're talking about is the one on the right here, which is cash

proffers. And like the name implies, this is where a developer offers a locality cash so that the locality can use that cash in order to offset future expenses. But the acceptance of cash proffers is tightly regulated by state code, so it's not just free money. And sometimes folks think about it as just contributing to the general fund of the city, and it's not that at all. There's a few sections of state code that deal with this, and we won't go into detail about it tonight, Importantly, cash proffers can only be accepted as part of rezoning applications. So developments that are considered by right or permitted are not eligible for cash proffer contributions so it's only projects that go through a rezoning process.

And on top of that, cash proffers can only relate to capital projects. So not regular operating costs and only those projects, only those capital projects that address some kind of capacity constraint that exists at the time of rezoning. So Virginia is very peculiar in this regard. A lot of other states do what's called impact fees, which is just assessing a general impact of new development. Virginia doesn't do it this way. It goes through all these machinations instead. But it's important to be aware of all this stuff just as a part of this discussion. There's other limitations as well. A proffer has to be considered reasonable, and we'll look at that a bit more in the next slide. And there's a time limit, too.

So there's a time limit for how long a locality can keep proffer money without spending it. So 12 years is the limit. So if a locality doesn't think that they'll have a qualifying capacity need, capital need, in the next 12 years, then cash proffers just might not be the best way to go because that money reverts to the state after 12 years. And then like it says at the bottom here, qualifying uses for proffer money means a capital project that expands capacity. So cash proffers can't be used for things like it says there, renovations, operating expenses, repair projects, and so on. Has to be capital projects, has to be capital projects that increase capacity. And the focus on reasonability is important because this is what leads localities to developing formulas for how to estimate how much proper money is needed.

And that consultant study that we undertook was essentially a way to address this reasonability standard. So reasonable means that any money received has to be related to the development that's actually being rezoned. And again, also that there is a capacity need at the time of rezoning. So basically it means that the money just can't be used for random projects. That has to be used for specific things. Another element is that cash proffers are required to be voluntary and it's easy to trip up and talk about proffers as requirements and especially when we think about places like Fairfax County that routinely accept cash proffers for a lot of new development but technically these can't be required.

I mean not technically they can't be required so they have to be voluntarily offered by developers so guidance on proper amounts like what we're talking about now are known as suggested or recommended rather than mandatory so it's a important point it's an important point to think about when just talking about proffers of all of us I think who've worked in the field have slipped up on occasion and and and said the dreaded words of you know we require proffers or something Virginia the proffers are voluntary. So lots of restrictions, lots of state restrictions, but even with all those restrictions like you know a lot of jurisdictions and a lot of school systems do accept cash proffers as part of rezoning applications. We've done

it in the past. But when we have accepted cash proffers and not just with schools but with other aspects of city operations. We don't have any policy guidance on what kinds of proffers are needed, how to calculate those proffers. So every time that we've accepted cash proffers, just the process itself has been scattershot, has been messy. So the rationale for this level of service study was to be able to establish a framework for doing just that for accepting rezoning proffers just based on an orderly methodology. So cash proffers for schools, again, need to be applied to capacity enhancing projects like other proffers. And this down here, this is the specific phrase from state code that addresses school proffers.

that school proffers must be used for construction or expansion of existing primary and secondary schools to include all buildings, structures, parking, and other costs related there too. But expansion is construction or expansion is the big phrase there. Okay, so the level of service study. So like I mentioned, the city hired a consulting firm to develop a methodology for proper recommendations. The main output of that study was to develop what the consultants call a dynamic capital impact model. And that model is something hopefully that the city can use just to estimate capital needs that result from residential development. In addition to schools, the study looked at police, looked at fire, looks at parks and

recreation, and I'll show you what the output of that looks like. The model itself is one of those programs that just has a deceptively simple output, but behind this kind of a screen is just a ton of data, a ton of calculations. These numbers that are up here, these are generated. The back end of this is from the city's CIP. So these are all related to CIP and budget items. But basically, this slide looks at sample projects. So a 400-unit sample apartment complex on the left, 50 units of townhouses on the right. and this shows all of the proffer eligible categories here and will concentrate obviously on schools so on that left-hand box that 400 unit apartment complex the level of service model ends up with a recommended school

proffer of about four hundred and seventy eight thousand dollars so that's for 400 apartments at the bottom there you see that that translates to about 1195 dollars per unit again for multifamily for a typical townhouse development the the model puts out about 2671 it says there per unit so the difference between those is student generation. Now for police, for fire, for parks, this is all fairly straightforward. For schools, on the other hand, there's an added question, and the added question is really how best to proceed, and that's the reason that we're here tonight. So basically that question is, given that our schools are different from other city functions, so primarily in the shared services with FCPS, and FCPS is already a well-known entity in the field of cash proffers regionally.

And by well-known, I mean within the development community. FCPS proffer system is pretty well-known. Given that, I mean, really the big question is whether it would make more sense to recommend cash proffers based on the city's level of service study or based on FCPS's existing proffer formula. So I talked to our consultants at length about this, the consultants who worked on the level of service study, and even they could see both sides to this situation, so it's an interesting topic. There's two aspects, really, to comparing these options, and I guess the financial aspect is one and the procedural aspect would be another. Now about FCPS's proffer methodology, FCPS has a methodology for recommending, again,

recommending proffer contributions. And as far as I know, they've used the same general approach for at least 20 years. They do modify it, I think, every five years or so, but their methodology, the details of this is available on FCPS's website. It's a rather complex formula. Like you can imagine, it takes into account school capacity, it takes into account construction costs, countywide yield ratios. is that it ends up with a uniform proper recommendation. And this is what is recommended through the Fairfax County development process for proper contributions for schools. And that uniform nature is very important. That recommendation, like it says here, is $14,956 per anticipated student. Now for our purposes, I think it puts it into better perspective just to apply this to FCPS,

apply the FCPS yield ratios to that 14,000 number. So we end up with a per unit recommendation. It makes it easier to compare. And that's what's at the bottom here. So using the FCPS countywide student generation numbers, what they recommend and what Fairfax County recommends for rezonings is like you see there, 7,700 per unit for detached units, 69 or so hundred for townhouses, and 1615 per unit for mid-rise and high-rise multifamily.

Carolyn PitchesMs. Hickman pointed out that the yield rates are significantly higher for the county than the city. What's the difference in their process for

Lauren Bartelmemaking that

Carolyn Pitchesdetermination?

Eric FormanstaffSo they used yield ratios. If you remember in our previous presentation, we talked about separating out yield ratios for new development versus existing development. FCPS doesn't do that. so that townhouse number right there is all of the townhouses in Fairfax County combined so there's a lot of older townhouse complexes that have a lot of student generation and those are lumped into the new million-dollar townhouses that are built that have less student generation so that's how that number winds up being significantly different

Carolyn Pitchescould we go to apples to apples for the like just in general detached in general townhouse yes so we can just and

Eric FormanstaffI'm I'm thinking I do have that number so I'll send it to the board tomorrow

Carolyn Pitchesokay perfect thank you

Eric Formanstaffyep so that that that's an important difference of the way that we look at student generation is definitely more accurate for projecting future needs. This does actually have its advantages.

Carolyn PitchesFor proffers. It has

Eric Formanstaffits advantages for proffers. It also has an advantage in the development process because I mean right there that multifamily, the note down there says that there's a big condominiums and apartments, and that's another aspect in there. We break those out. FCPS does not. And where that becomes problematic is we'd hate to be in the position of having developers say, oh, this is going to be all condominiums, just so they can get away with a lesser amount of profit contribution or say something like, this is all going to be one-bedroom units. bedroom units and and so on so as as much as we love those yield ratios that are really drilled down and have proven to be fantastically accurate for projecting

enrollment for proffers it's actually a better idea to look at the bigger picture you know on a staff level I mean not none of us on on staff either in the the position of having to argue with the developer about oh, we don't believe you with this development application. It's an unusual situation for sure. So the FCPS approach on one level is very complex and on another level is very plain. and that plainness is actually an advantage when it comes to actually implementing

Lauren Bartelmethe

Eric Formanstaffproffers. Now I know with non-student generating housing units we wouldn't think about school proffers for something like age-restricted housing and and so on so that that wouldn't factor into this but regular market rate housing tends to be a bit easier. So this is a comparison of what the level of service study has for recommended proffers and the FCPS recommended proffers. And there are pluses and minuses really to either option here. You know, we like to do things customized in the city of Fairfax and that's why we like those yield ratios and other things that we do so the level of service study gives us the ability to do that kind if we want to. It says there it can be tailored to various capacity triggers and that was

one of the things that was built into the model looking at whether the city would need proffers for schools that are currently over capacity only or are approaching capacity and that's something that could be adjusted. With the FCPS approach, ordinarily when I talking to the consultants about this the consultant said they would never recommend one jurisdiction pegging proffers to another jurisdiction but this is different. Not only the shared services but also facilities are built to similar standards, similar construction costs and what not and those are the major elements to the FCPS proffer calculation. That second element down there, any developer in Northern Virginia has done work in Fairfax

County and those proper recommendations are well known just because Fairfax County is by far the largest jurisdiction and you know it just is sensible from that perspective because it's just something that's so well known. own. And again, that consistency with apartment and condo applications is also a plus to FCPS. So definitely advantages to both. So I feel that was a lot of material in a short presentation. So I would be glad to answer any questions. But if you remember back when I said the ‑‑ So when I was introducing this, I guess, and I said that the goal tonight was to kind of start thinking about the school component of recommended proffers. This is what I meant, you know, the big question, big question number one is whether the board

wishes to recommend cash proffers in general from new development. Again, we have accepted proffers in the past but not consistently. If the board does wish to recommend proffers, which methodology does the board think is more suitable? Again, that level of service study calculations or the FCPS proffer calculations. I think Dr. Wright might wanna say a few words on this before we hand it over to the board for questions. So if you have more to add, it would be great. Dr.

Dr. WrightstaffWright, go ahead. Thank you, Mr. Foreman, and we appreciate the presentation. Nothing to add in terms of the content, just in terms of those two questions. I would recommend that we continue to recommend cash proffers for school projects. It's a standard practice throughout the Commonwealth of Virginia. And then for the second part, I think my recommendation would be around utilizing the FCPS proper method for the consistency that it provides and the simplicity that it provides. But it avoids us having to have a project-by-project approach to this, just one standard approach, is something that I think could have a lot of benefits. So with that, I'm happy to answer any questions, and I know Mr. Foreman is as well.

Carolyn PitchesI think we should probably add this to our October work session. Ms. Barton, do you have any questions?

Lauren BartelmeCould I just have a little bit more explanation as to, like, why there is such a difference in the townhouse amount between the LOS study and FCPS study?

Eric FormanstaffSo you mean the townhouse ratio? I think it all boils down to the ratio that we're, the student generation ratio. So FCPS uses a townhouse ratio of 0.46 and that's more than double the ratio that we would look at. Because of considering the the old. The age. Yeah.

Lauren BartelmeI might have more questions. Okay. Ms. Kelsey.

Sarah KelseySo yeah. One of my questions is, I'm trying to figure out which one to do first. can you explain trying to see what slide is in so on slide four and on slide six i feel like there's conflicting things you can stay on that one and i can go inside four so i feel like my brain is saying this conflicts each other the part that says cash cannot be used for facility improvements that do not expand capacity so no renovations technology upgrades operating expenses or maintenance slash repair. But then here you're telling me it can be used for construction of new primary or secondary public schools or expansion. To me, my brain is saying those are still kind of renovations. And so that's why I'm, can you explain?

Eric FormanstaffRight. So the way the state code is interpreted is construction means building a new facility, which means just by its nature enhancing capacity. So construction means new. Expansion means expanding a current facility.

Sarah KelseySo like just as an example like with our renovations for the elementary school, if we are adding classrooms would that be considered renovation or expansion?

Eric FormanstaffSo I think the way it works out and I don't want to pass myself off as the definitive source on this, but if it adds seating capacity then that would be a capacity enhancing project. And it's not just seating capacity so it could be something like a larger gym for instance would be able to add capacity and that kind of thing. But that would go beyond what would be considered maintenance it's

Dr. Wrightstaffmy understanding that both of our projects would fall or it would be eligible for support from this because they include 15 to 30,000 foot additions that fall into that expansion category but it's something we'll verify for the board

Carolyn Pitchesthank you dr. rice do you oh yeah that's

Sarah Kelseywhy I'm

Carolyn Pitcheswondering how

Sarah Kelseylike

Carolyn Pitcheshow much well just just pick a couple that you think And then you can always email Mr. Foreman if you have some pet projects over there.

Sarah KelseyA lot of my other ones kind of go towards using the different options with the council and with being the city. Because you said the city can get proffers for the public safety. They can get it for the schools. They can get it for the parks and rec and fire and all that. My question is, so the city would go with the study sample.

Eric FormanstaffUndoubtedly so.

Sarah KelseyWhat would that mean, though, if we went with the FCPS model? Would that?

Eric FormanstaffThat would be fine. It would all be wrapped into one document. Now, I think what we're, different jurisdictions do this a little bit differently, but I think what we're considering is some kind of a memo or a resolution that comes from the city manager to the city council saying that we endorse these proffer recommendations, these recommendations for proffers for rezonings to include, and it could reference the level of service study and reference whatever action the board decides to take with this.

Sarah KelseySo then my follow-up to that goes, can the developers say, great, I will pay for the fire because it's smaller and not the schools or just the schools? So they can pick where they want to pay the proffers?

Eric FormanstaffAbsolutely, because this is voluntary. So a developer might come through and not offer any proffers at all or could offer different proffers than the city's recommendation recommendation or suggestion it is not mandatory.

Sarah KelseyOkay I'll go back I think my other one's still.

Carolyn PitchesYou can always email it to him too. Okay. Ms. Hickman.

Amit HickmanAlright you hit on this but I think I need a little more clarification. So with our unique agreement with the county our capacity is a little different than FCPS in that if we get more city students and before we hit our capacity county students would need to be moved to other schools how is that taken into consideration when we're looking at these proffers and when they hit on a capacity concern or issue

Eric Formanstaffit it does it doesn't have to be identified at the time of rezoning exactly what the proffer would go towards. And the way Fairfax County Public Schools works it is a particular rezoning that occurs in, let's say, Oakton, that proffer contribution would go towards the region of, and I don't know what region Oakton High School is in.

Carolyn PitchesOne.

Eric FormanstaffOne. So that would go towards region one and that money could be dedicated to capacity enhancing programs anywhere within region one. So and I say that just just to give a little bit of idea of how this is put into practice in a real world situation.

Amit HickmanAll right. I think it's a little bit more nuanced with us because it is city versus county. and my understanding is that we overlap. If students were to move from Fairfax, they could go into Region 5 or Region 4, right? Who else? Who's like the Centerville?

Dr. WrightstaffCenterville High School is

Amit HickmanRegion 4. So I guess my question then, you know, based off of what Dr. Wright said, is if we did, you know, adopt the FCPS strategy, would that mean also adopting future FCPS updates, or would there be periodic reviews for council and our school board to look at to confirm that this still makes sense for Fairfax City?

Eric FormanstaffRight. I think the recommendation would be written something to the effect of referencing the FCPS proffer methodology as amended or something to basically say that as that changes our recommendation would change but the board would always have the option to modify that in any capacity.

Kristina CecereMS. Thank you. To clarify, when this is voted on, an recognized volunteer proffers through rezoning, right, when could we use that money the moment that it's applied and then it applies to the renovations that we're currently doing? Is that correct? MR.

Eric FormanstaffYes, that's correct. The money itself is dedicated. is given to the city at some point after the rezoning. And I think it's before the certificate of occupancy for the building itself, but it's not immediately at rezoning. But it can be applied to projects as far as I know that are addressing a capacity constraint that was in effect at the time of the rezoning. So, for example, paying the bond referendum, that is addressing an issue that is present now. So that proper money that's dedicated now could be used in the future to paying off the bond because that is addressing a capacity constraint that is currently in effect.

Kristina CecereWhat's the timeline typically from, just give me a ballpark, like from rezoning to when, in theory, money's in hand?

Eric FormanstaffIs

Kristina Cecereit

Eric Formanstafflike

Kristina Ceceretwo

Eric Formanstaffyears? Two years unless there's delays. Typical project, I'd say two years, maybe three years.

Kristina CecereBut realistically, I mean, again, thinking ahead, right? Like we're talking about renovation schools, elementary schools now, but we still have to think about high school and middle school renovations. 10 to 15 years or so. And like in theory, this money could then be piggy banked in for those renovations, those future ones as well. Okay.

Carolyn PitchesThank you. I do know we have received proffers recently in the last, I would say, three to four years for where is that money? Is that money going to be used towards? That

Eric Formanstaffmoney is in an account. Right now there's about a million dollars in that account from three or four projects. And it can be used to pay down eligible, proffer eligible projects.

Carolyn PitchesOkay. That's good to know. I think all my questions have been answered. Does anybody, Ms. Bartlemay?

Lauren Bartelmewhat percentage of the proposed projects or potential upcoming housing projects would require rezoning

Eric Formanstaffnearly all of them

Carolyn Pitchesit's just change in density is that correct or change in number change

Eric Formanstaffin density and a lot of these projects the city has created or is creating new high density zones where that are not on the map right now so a new project would zone into a new zone which is the only way to build something up to that density so so that that's the reason most of them involve rezoning okay

Carolyn Pitchesthank you

Sarah Kelseygo ahead sorry it's a quick one can you tell me in the process of the approval process with council, where would the council or where would the city ask for these proffers? Are they asking when they're filed? Are they asking when they're approved? Like when?

Eric FormanstaffOkay. Not ask. Recommend. Not ask. Recommend. Sorry. Yes. Right. So in the development process, when the developer meets with staff, staff will frequently say, this is, you know, these are our recommended proffers. That proffer statement appears as a condition in the development application. So when I said that a development application is filed, that that's where it's contained. So it's a condition in there. So they're locked

Carolyn Pitchesin once it's in the application.

Eric FormanstaffNot necessarily locked in. It can change. Could they

Carolyn Pitchestake them back? Do they say we're

Eric Formanstaffnot going to? them or they could decrease them at any point up to the rezoning.

Carolyn PitchesGot it.

Eric FormanstaffSo and up to the rezoning actually means at the public hearing at the rezoning. We've had that on occasion. You know if City Council is kind of on the fence with something like that, the developer's attorney can come up and say well we proffer $300,000 for a transportation improvement or or something. And that has happened in the past. But once that rezoning is approved, that's when it's locked in because it's a commitment. It's a promise.

Carolyn PitchesOkay. If anybody has additional questions, okay. And then so before our work session in October, send questions to either Dr. Wright or Mr. Foreman so we can have, you can have all the information for the conversation so we can make our recommendation to council. Thank you, Mr. Foreman.

Eric FormanstaffYou're welcome.

Carolyn PitchesIt was a pleasure as usual.

Sarah KelseyMadam Chair, can I ask one question to you? No. No, I'm just asking about are we voting on this at the November meeting then, or is it because it said November. That's just my question.

Carolyn PitchesNo, we're going to discuss it at the work session, and then we'll figure out. Figure from that. Thank you. Thank you, Mr. Foreman. We will move on to our last presentation with the CIP priorities discussion. Dr. Wright.

Dr. WrightstaffThank you, Chair Pitches, and good evening to the board. I'm looking forward to this conversation on this important topic. This is one of the first things we'll do during this budget development process for the FY28 budget and lots more important conversations to come. similar to the last presentation in terms of framing what we're trying to accomplish with this discussion tonight it's really a chance for the board to share some of the priorities that you may have around capital improvement projects here in the city of Fairfax and and as I continue to develop the actual CIP presentation and budget that will come before this board in October and then will be voted on in November and that then gets transmitted to the city

government it helps me make sure that we're hearing all the the the right information and input from all of you so that's the goal tonight is not to decide on anything it's I'm gonna share a few suggestions or possible projects but to hear feedback on those or here or to hear suggestions of things that aren't in this that you think are things that may warrant inclusion in this year's So as we go to the next slide, you'll see essentially an overview of what I just talked about. We're going to review our current CIP very briefly, talk about some of the ongoing capital projects, and then a timeline for some of the next steps. What you're going to see on this next slide is our current CIP that was voted on in February

and then was approved by the city council as a part of their budget. what what they voted on was really the adopted FY 27 column and then everything else was just things that were proposed I'm going to mention all of those zeros and that adopted FY 27 column here in a minute and then you can see that there are some things that were proposed for next year especially around projects you can see the proposed in the FY 28 column there was a softball field that was in there again that does not mean it was approved it was just it was proposed as a part of this process so that's that's what we've been currently operating with here during this fiscal year as we look at the next slide you'll see just a reminder of what shifted in the city

this year so all those zeros that i was alluding to on the previous screen traditionally the city of fairfax schools and the city of fairfax government put recurring maintenance items in their CIP presentations things like paving and roofing painting there was a line item in their CIPs they've as a as a practice a fiscal management practice they've shifted away from that and so that's happened for the city government side of the house as well as for the city of Fairfax schools so moving forward we'll continue to adopt that practice as we look at the next slide we just want to have a conversation quickly about some CIP requests you'll see three here on the screen just to get us going and then

I'm gonna actually jump ahead a few slides and come back to these before we discuss them and have this be the last thing that we discuss because it's important context to remember that technically in terms of how it's managed and budgeted our gigantic capital projects at our elementary schools in our high schools are technically CIP projects so as we look at the next slide it's just a reminder of these ongoing projects that we have and when you actually look as where the money is in the budgets it falls under the the CIP budgets for the Daniels run project the Providence project and the Fairfax High School work and then finally in terms of a timeline we talked about coming back CIP presentation and a public hearing will go along with that in November we

have scheduled a vote from this board on that that CIP budget and then it will go on to the mayor and City Council and Planning Commission for consideration for inclusion in their their overall city CIP and then that continues with the budget process throughout the spring and then the eventual nothing is final until that city council vote in may so miss king if you could go back to some of these potential requests just to discuss these briefly with the board what you see here starting on the right side of the screen is um ace and this has been a ongoing conversation for the last several years is i'm doing a turf field at the fairfax high school softball field we've requested upgrade updated cost estimates on that but I think that that number is a pretty safe

idea of what that that would be another potential thing that could be for consideration is some upgrades in our auditoriums at KJ and FHS specifically around audio visuals and projectors and screens and painting in in the Fairfax High School auditorium and then there's a potential request on the left side around our HVAC units and replacements at KJ and Fairfax High School that number is is a number that would allow us to do some upgrades but definitely we could easily see much higher costs than that over the next five to ten years I've been watching a media report several media reports from a school division in the central part of the Commonwealth that is they've been closing schools and having significant issues because of HVAC troubles in their building and years

and years of deferred maintenance what you're seeing here is I don't have a a three million dollar bill for a non-working HVAC unit at our schools right now but I believe we need to start planning to replace some of the rooftop units a lot of them I have the data not to share tonight but I have the data on the age of each of our units how much maintenance there has been and this would be a I think an appropriate you know first step in terms of making sure that we have the fiscal resources to address those proactively as opposed to reactively So I will stop there and turn it over to the board. I'm happy to answer any questions on any part of this process, but really what I'm hoping to be able to learn from each of you is either

feedback on these type of requests or other requests that you want to consider for inclusion that aren't on here right now. So thank you so much.

Carolyn PitchesDr. Wright, would it be possible for board members to get the horizons report for the end of useful life for any, for any of the HVAC at KJ and Fairfax just so, Because I know that that report will tell us, like, which ones are five years past or a year past.

Dr. WrightstaffYeah, we can definitely provide that information.

Carolyn PitchesOkay. Ms.

Lauren BartelmeBartlemay. Maybe come back to me in a minute. Sure.

Carolyn PitchesSure. Sorry.

Kristina CecereStarting here. Awesome. So just thinking about, like, I know the auditorium upgrades for Fairfax High School have been bookmarked, various parts at least, for a while. And nothing to...

Carolyn PitchesI think you might be talking, though, about the lift.

Kristina CecereIs it the lift piece? That's over a million dollars.

Carolyn PitchesYeah. So that's, I think,

Kristina Cecereseven million upgrades. I know that I kept getting... And certainly no shade to the past board members. I know things come up and whatnot. Absolutely. I'm just curious and thinking about alternative funding. structures like public partner partnerships to maybe leverage to bring in, I know FCPS, we now have naming rights for stadiums of sorts to consider, at least for FCPS. At some point, I'm not going to dip too deep in that, but just thinking about if there's any way of maybe thinking about where other funding could help support auditorium upgrades. again just thinking how could we leverage turning these into really exemplary areas for our schools thank

Dr. Wrightstaffyou for those suggestions and bringing up those topics so you know I don't know that I have too much to add beyond what you shared but just to kind of provide some context on one of the things you So so you're you are correct that FCPS is currently considering looking at naming rights for facilities in schools So that could be something that this board would consider for their schools because anything that FCPS would do around that topic would not apply to our schools I would also share one of the things that was discussed at the Parks and Rec Advisory Board joint dinner is that Parks and Rec is even looking here in the city of Fairfax through their foundation at potential naming rights for pavilions and fields and things like that so along along the lines I think of

what you're talking about of alternate revenue sources so yeah I think you know these are they're important things to think about because especially a space it applies to everything that we're talking about but especially a place like an auditorium is as much a community resource as it is a school resource and so looking for those those joint investments could be it could be important but those are definitely some good things to consider

Amit HickmanCan you confirm that the Katherine Johnson turf field project is still under Parks and Rec, correct? And if you don't know offhand, that's fine too.

Dr. WrightstaffSo I can confirm that I've had no involvement in it. And to my knowledge that nobody in the city of Fairfax Schools office has had any involvement in terms of looking at, is this something that we want to put in our CIPs? It's my understanding that it's been something that Parks and Rec has looked at. important to note that it would be on City of Fairfax Schools land through that.

Amit HickmanI think that would be the only additional thing that I would request that we look into is if my I'm trying to think back to all the prep meetings we've had and it sounds like there was a lot of different things that were coming up that were delaying it, different types of turf, but I would want to look at I know there's been challenges with how many students they have at KJ during PE being outside and the issues that like this is going to be anywhere nearer in the next 10 years, that maybe there's some work that we would be able to do. And then, oh, that's it.

Dr. WrightstaffThank you for sharing that. What I can confirm through conversations with staff at Katherine Johnson is that that would be a tremendous upgrade to their ability to serve their students, not only through just having that resource there in the building, but thinking are different at middle schools than in the past first of all there's middle school sports and that will continue to expand there's recess that is something that's a part of it and then just the overall health and PE usage that really makes a big difference there so after-school programs would take advantage of it so a lot lots of different ways that it would fill some school needs thank

Amit Hickmanyou and I don't know where that lands in our the other priorities but it was something I wanted to point out that I think it's important like you said for all those reasons.

Carolyn PitchesParks and Rec did ask the schools back in 2010 to 2014 to partner with them on that. At the time the chair of PRAB actually wanted it shifted to schools but it was later determined that it would have to be in the PRAB budget. it. But I would agree that it would add to KJ's instructional ability in terms of their PE program and their, you know, school day with the recess and everything. Ms. Bartlemy?

Lauren BartelmeI think

Sarah KelseyI'm good.

Carolyn PitchesOkay. Ms. Kelsey.

Sarah KelseyJust a quick kind of clarifying question about the HVACs at KJA MS and Fairfax. Mainly it's Fairfax that I'm thinking of. Would this be where it would occur, like, along with the rolling installments of the new roof? We would put them on, like, when that section of the roof is done? Or is this something we're talking about before we do the new

Dr. Wrightstaffroof? No, that's a wonderful question. I, you know, it would definitely have require coordination and alignment with that. I think, you know, the first step in this is, is, is, as you heard from chair pitches is really identifying, are there key units that we think, you know, in the next 12 months need to be identified? Some of this might expand beyond that, that 12 month typical timeline for the CIP, but, but you're, you're correct. it would be something that we'd be looking at regardless when they're doing the roofs and what where we see the highest hvac costs are those rooftop units even the ones that are still in good shape um need to will need to come up off so they can replace the roof i think more long term you're

also thinking about as we get to what you heard from accessory earlier about those the catherine johnson and fairfax high school renovations will be around the corner at some point trying to when do we want to make the investment? Because typically the renovation, at Daniel's Round in Providence, there will be brand new HVAC units as a part of the renovation. So that'll be something as we get closer to that becoming a reality, we want to think about can we just maintain it for a year or two instead of replacing it.

Carolyn PitchesDoctor, I was curious about the carpet and tile numbers that remain in the current CIP. Are we going to continue? What do we have? Basically, what do we have left? Do we still have Fairfax High School still has some carpet to tile, right? I'm just asking, what is this money going to cover? Is it going to go to replacing any more carpet elementary schools or is this strictly likely to be just directed at the high school or I don't think KJ has any carpet so no

Dr. Wrightstaffthat's a very good question and I appreciate you bringing that up I think the majority of it would would be focused at KJ and and the high school I think unless there's really urgent needs at the elementary schools because it's going to come out in the next 24 to 36 months depending that on the phasing it's it's something that we think you know we want to just be thoughtful about those investments that we're going to make so I think most of it will be at the high school we have some existing balances from previous years so what you'll see in the CIP that goes forward will probably not include that that whole top part of the table unless where our existing balances aren't going to cover us from year to year.

And then as we move forward each year, so let's say we're good for FY28, but FY29, we spent most of our carpet and tile down, then we would make a specific request through the traditional operating budget process.

Carolyn PitchesPerfect. Okay. And I would say that in terms of priorities for me, HVAC at the high school and the middle school are fairly top of the list for me. They directly affect student learning, teacher health, student health, ability to work and learn efficiently. So I would say, and I love what Ms. Nessari said, I mean, auditorium, softball field, like we could maybe see about getting other people to those are both community use areas well community use area so it would be nice if we could find somebody if it's possible to partner no

Dr. WrightstaffI think that's yeah really well said and this is more specific typically to athletic fields that there's lots of precedents in our areas for partnerships less like public-private but more partnerships with some of the local youth like they may contribute a portion of the field because they end up being one of the primary users and then the only other thing I would add on this which is I think closer to Miss Hickman's comment is the Planning Commission identified that KJ field last year as one of the top priorities that they would like to see so just that you know that recognition of it as a resource for both the community and the school is out there as well

Carolyn Pitchesyeah maybe we could I I'd love for that to be the KJ property to be a discussion at some point

Dr. Wrightstafffor us. Yeah, we can take a look at it and try and get the most updated pricing. I'll reach out to our colleagues in Parks and Rec and see where it goes from there. I believe there will be a lot of positive feedback for that. I think it's going to just, it's also a large project, so the price tag will reflect that. Thank you.

Carolyn PitchesAll right. Is there anything else before the board? Okay. I will adjourn this meeting at 8.23.