Fairfax County Mulling Application for Giant Mixed Use Project on Sunrise Valley

by Karen Goff March 24, 2016 at 10:30 am 18 Comments

12000 and 12018 Sunrise Valley

The owners of two office buildings at the corner of Reston Parkway and Sunrise Valley Drive are seeking rezoning to become a mixed-use development.

Brookfield Properties, which owns One and Two Reston Crescent at 12000 and 12018 Sunrise Valley Drive, has filed a proposal to change the zoning from industrial to Planned Residential Community.

In place of the two office buildings, Brookfield plans 2,260 residential units, 1.18 million square feet of office space, a minimum of 64,000 square feet of retail space, and possibly a 160-bedroom hotel, according to Fairfax County records.

The application is currently under review by Fairfax County staff for quality control before official acceptance.

The site of the planned development is between one-quarter to one-half mile from the future Reston Town Center Metro station, slated to open in 2020. Development in that zone, considered in the Reston Town Center Transit Station Area and designated Transit Station Mixed Use, seeks to retain a 50/50 mix of residential and nonresidential uses at a relatively low-denisty 2.0 to 3.0 Floor Area Ratio.

The current six-story buildings were constructed in 2007.

The location is about one-half mile from JBG Companies’ Reston Heights, where the second phase of development is under construction. Vy will include 498 residential units; 145,000 square feet of above-grade retail, 100,00 square feet of below-grade retail; and 428,225 square feet of office space.

It is also less than a half-mile from Reston National Golf Course, which has undergone its own rezoning battle that seems to be over for now.

  • reston is changing

    Fantastic News!

    • Mike M

      Please clarify?
      I was just thinking we need more traffic on Sunrise Valley.

      • Ming the Merciless

        Did you really think this kind of thing was not going to happen once the metro arrived?

        Are there really people out there who ever thought (or still think), “great, we have metro stops, but nothing else is going to change about Reston!”

        More development, more high rises, and yes, more traffic, are a totally predictable and (I would argue) intended effect of bringing the metro to Reston.

        • reston is changing

          old reston is done. many longtime residents are having tremendous difficulty accepting that.

          • Mike M

            You really didn’t answer the question.

          • reston is changing

            ming didn’t ask a question.

          • Mike M

            I did. But you chose to respond dismissively through another. I get it. When you don’t have answers you dismiss the question.

        • Mike M

          Actually, the Manhattanization of Reston has been going on for some time. I think Metro was just part of that plan to Tysonify us. You may guess as to intent. I don’t. I think we know the intent and whose intent. What I wonder about is how the County’s elected officials will do to manage the growth of this city such that it does not become a mess from which people will flee in the future. I guess I know the answer to that as well. See, I have this really bizarre notion that before you allow development, you make sure you cover the anticipated strain on the infrastructure put in place by the community. We’ve had that discussion.

          Now my question was: This is good because . . . ? You seem not to be a man of answers. Just looking for opportunities to tell people why they are wrong for asking.

          • Ming the Merciless

            Your question is irrelevant. Development is a done deal. The time to ask “good or bad?” (and to do anything about it if the answer is “bad”) was decades ago.

            Thus, your “question” is not even really a question – you are just grumbling.

          • Mike M

            The statement was “Fantastic news!” I ask what is fantastic about it. I get no answers.

          • Joey

            Mike, the issue is larger than Sunrise Valley Drive. Growth is going to happen somewhere in Fairfax.

            If it continues in a low-density arrangement sprawled throughout the county, then each new resident will HAVE to use a car for every errand, and traffic will be even more of a disaster.

            If, on the other hand, it can be focused densely on the Metro corridor, then, yes, traffic will get worse on that corridor (though it might be heavily mitigated by Metro, as in Arlington, where vehicular traffic counts have surprisingly DROPPED along the Orange Line), but the county as a whole will be much better off, as new residents will be able to use various modes of transport, not 100% relying on solo-driving cars.

            In exchange for some additional traffic in the Metro corridor, nearby property owners will reap enormous appreciation on their properties, and if individual residents would prefer a low-density arrangement, there’s always the option for individuals to take their immense gains, sell, and move 5 miles away to a lower-density area.

            Seems like win-win to me.

          • Mike M


          • Joey

            Sorry Mike this is two years late, but I just saw your reply in the Disqus notifications.

            I don’t currently, but I used to practice as a land-use (real estate and zoning) attorney. But I’ve lived in many different places in the country (and world) and have seen a range of what works and what doesn’t.

            Arlington used to be entirely set up as you describe (most trips required a car), but they made concerted plans decades in advance to deal with some short-term pain to make it better for the future.

  • Sam

    As a South Reston resident, I’m happy to have more development in our neck of the woods, though RTC isn’t exactly “far”. Development is fine as long as the existing infrastructure is enhanced to handle it. Traffic on Reston Parkway at rush hour is rough now — will these new developments have a hand in easing that additional traffic like widening the bridge over the Toll Road; widening Reston Parkway through the choke point or adding additional turn lanes onto Sunrise?

    • TBex

      Widening will only make traffic worse because it’ll invite more people to use the roads and gain value from them. The only way to curb traffic is to toll the roads and raise the tolls until supply meets demand.

    • June Smith

      Fairfax County’s “plan” to ensure the existing infrastructure is enhanced to handle the increased traffic as a result of new development … is to add more buses

  • Why do you bother?

    Now, children…PLAY NICE!

  • VJU

    If development is planned properly around Metro than traffic will not increase and may even decrease — see Arlington.


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