Reston’s future lies largely in the numbers that define the county’s plan for Reston’s transit station areas (TSAs)–the areas roughly within a half-mile of each Metro station. The results of looking at those numbers are shocking, but not really surprising.
The Board of Supervisors-approved Reston Master Plan calls for 44,000 dwelling units (DUs) in Reston’s TSAs, virtually all of which will be high-rise (“elevator”), high-density DUs–condos and apartments.
County planning assumes 2.1 people will live in each high-rise, high-density DU.
Put together, that means a potential population of 92,400 people in Reston’s station areas. That’s without any affordable housing “bonuses” or development waiver approvals or other uncounted DUs or people, a frequent fact of life in Fairfax County.
When the Reston Master Plan Task Force was working on a new plan for the station areas, the county provided several different numbers for the actual acreage of the study area. These ranged from 1,232 acres (1.925 square miles) to 1,683 acres (2.630 square miles) of land in Reston’s TSAs. The county provided no explanation for the range of values.
Dividing the number of people by the acreage, the resulting number is somewhere between 55 and 75 per acre. On a square mile basis, that Reston TSA density is between 35,200 and 48,000 persons per square mile (pers/SM).
According to Wikipedia, Manhattan has a density of 26,403 pers/SM. That makes the planned population of Reston’s TSAs at least one-third denser than and potentially nearly twice as dense as Manhattan is today.
Wikipedia adds that Manhattan’s residential density “makes it the densest of any American municipality with a population above 100,000.” And Reston’s TSA population may well exceed that 100,000 number if the county continues its bonus and waiver giveaways to developers.
I don’t think anyone who lives in Reston thinks that two square miles of super-density in Reston’s TSAs cutting through the middle of our community is consistent with any definition of preserving, much less improving, Reston’s quality of life. And the county has no meaningful plans or means to meet the infrastructure requirements of this population or the needs of the surrounding Reston community.