When Joseph Sartiano and his wife Dr. Kimberly Thachuk received a certified letter from Paciulli/Simmons & Associates a few weeks ago, they were initially unconcerned — until Thachuk noticed a three-digit number typed in small print.
“It was in very fine print that they are planning a 220-seat restaurant,” said Sartiano who has resided in his home off of Walker Road since 2004.
The certified letter was delivered to Sartiano and his neighbors to inform them of the impending construction of a 21,000-square-foot office building just north of the intersection of Colvin Run Road and Walker Road in Great Falls. The site is owned by Great Falls resident and developer Wayne Foley, and is currently occupied by a residence that formerly belonged to Bob Fitzgerald. Foley’s offices are in the home, and will take up the majority of the second floor in the new building.
Foley built several of the homes located near the site, and all other residents who moved into homes in the neighboring vicinity were notified of plans for the eventual construction of Foley’s 21,000-square-foot building. But it was not the office building that raised a red flag for Sartiano and his wife.
“I am not opposed to the office building,” said Sartiano. “The property is zoned commercial and it’s Mr. Foley’s property, and if I was so concerned about that going in, then I shouldn’t have bought my property. But what I am concerned about is the increased traffic pollution and safety hazards that a 220-seat restaurant could potentially bring in.”
In response to the Paciulli/Simmons & Associates certified letter, Sartiano wrote and mailed 50 letters of his own to his neighbors. Sartiano expressed his fears about the potential impacts of a large restaurant on the surrounding residential community, and urged like-minded persons to transmit their opinion to the Fairfax County Planning and Zoning office.
Sartiano also contacted Great Falls Citizens Association Land Use Committee chair John Ulfelder and Wayne Foley, who agreed to discuss the details of his building plan with residents at the May 10 Land Use Committee meeting at the Old Schoolhouse. Foley’s project is by-right and he subsequently has no obligation to have a dialogue with local residents. However, Foley said that as a long-standing Great Falls resident and developer, he was amenable to addressing citizen concerns.
SEVERAL NEIGHBORS of Foley’s commercial property attended the May 10 meeting. Foley emphasized his willingness to discuss his plans with residents and his track record as a community-minded developer as evidence of his good intentions. He noted that he has submitted just three exception applications for the building — all of which are for extra amenities that will solely benefit the community. Namely, Foley has asked for permission to build an upgraded sidewalk, minimal street lights so as to avoid excessive light pollution and extra landscaping.
“We are doing this all at our own expense,” said Foley. “It’s a lot easier if we don’t have to ask the county for waivers — just to ask the county for that sidewalk cost $5,000.”
Residents were appreciative of Foley’s extensive list of considerate development practices, but were quick to cut to their primary concern — the 220-seat restaurant. Foley said any alarm was premature, as the project is only in its very beginning stages. He also explained why the potential restaurant is not as threatening as first perceived.
“This is what we call ‘cold, dry and dark,’” said Foley. “It’s a shell, and we’re applying for a permit for the shell.”
Once the building is finished, Foley will then consider potential tenants on a case by case basis, and since each tenant will require a formulated number of parking spaces, Foley said neighbors need not be concerned about being saddled with any business establishment too large for the community.
“You don’t want one tenant who eats up all the parking,” said Foley.
According to him, parking requirements vary from business to business, but for restaurants, “the general rule of thumb is that you need one parking space for every four people at a table and one space for every two employees.” Subsequently, Foley said it would be virtually impossible for him to lease to a high volume restaurant — even if he wanted to.
“I can’t get the numbers to work,” he said.
Foley said he has been in discussion with several interested restaurant owners, but assured residents that he is only considering high-end, privately owned operations.
“I have no desire to do a chain restaurant, and I haven’t spoken to any chain restaurants,” said Foley.
He added that he has also been approached by two retailers who are interested in splitting the first floor of the building — which would mean that there would be no restaurant at all. However, Foley said he would prefer to find the right mix and balance of retail, office and restaurant space.
“I see this as a low-use building because that’s how I envisioned it,” said Foley. “Our family has given up a lot of rights that we had with this property to do it right.”
FOLEY POINTED OUT that he will most assuredly be paying attention to the quality of his building since his offices will occupy the entire second floor. Roman Matijkiw lives in one of Foley’s homes that borders the Colvin Run commercial property and Matijkiw attested to Foley’s good neighbor practices.
“When we bought our house next to him, he said ‘I’m going to put something commercial here, and it’s going to be something that you’re proud of,’” said Matijkiw.
Foley concluded his comments by reminding those present that he is voluntarily paying 20 percent more than necessary to construct his new building. He said he builds all of his projects with the community in mind because it is his community as well.
“There just comes a point where you have to look at yourself in the mirror and say, ‘am I a member of the community?’” said Foley. “That’s not to say that I don’t want to make a profit because I’d be a fool not to.”
Most of the neighbors who attended last week’s meeting said they felt reassured by Foley’s presentation, but there were some who said they could not help but feel a slight trepidation at the impending arrival of a large commercial building — regardless of Foley’s neighborly gestures.
“I know that Mr. Foley is reputable and I know that he has been very open,” said Sandy Werness, a resident of Park Royal Drive. “But unfortunately, it is going to change the character of our neighborhood … we moved here for the peace and quiet, and because of the quality services in this new space, it will bring more people … I feel like it will bring Route 7 to our doorstep.”