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Another DRB Work Session on Kensington Senior Living Project Slated for Tonight

Before its meeting tonight, Reston’s Design Review Board will have another one-hour work session with the developers of the proposed Kensington Senior Living at 11501 Sunrise Valley Drive.

Following a work session with the DRB in May, Kensington has made the following changes to its plan to reduce the project’s size:

  • Eliminated an entire floor of the building, resulting in a 2-story building
  • Reduced the overall mass of the project by about 30 percent, from 91,000 square feet to 65,000 square feet, resulting in an approximate FAR of 0.83
  • Narrowed the width of the building toward the south of the site, resulting in an additional setback to the nearest townhomes of 20 feet
  • Reduced the unit count by 23 percent from 91 to 70, and the bed count by 26 percent from 130 to 96

Previous designs for the proposal featured as many as five stories.

The facility would be at the site of the current Good Beginnings School. The property has not yet been sold, with the deal contingent upon the plan’s approval.

At the May work session, residents of the Wethersfield Cluster expressed their concerns about lowered property values, privacy and architectural compatibility. Kensington says it “has considered and is working through different architectural styles, and it “plans to present more detailed building elevations” during tonight’s session.

The documents that have been provided prior to tonight’s session are available here.

The discussion is scheduled for 6 p.m. at RA headquarters (12001 Sunrise Valley Drive). The DRB’s regular meeting will begin at 7.

Image via Moseley Architects

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DRB, Kensington Come Closer to Agreement on Sunrise Valley Assisted Living

In a work session Tuesday (video), Reston’s Design Review Board and Kensington Senior Development made progress on the latter’s plan to put a 91-unit assisted-living facility at 11501 Sunrise Valley Drive.

A re-worked sketch for the proposed facility presented to the DRB at the session pushes the building farther away from nearby townhouses on Approach Lane, part of the Wethersfield Cluster. Where previous proposals had the building within 50 feet of the nearest residence, the new configuration leaves about 80 feet.

The proposal also caps the building at three above-ground stories over one level of underground parking. The center portion of the building would have only two above-ground stories, with a rooftop garden accessible from both sides.

Previous designs for the proposal featured as many as five stories.

This seems to me to be progress,” said Richard Newlon, DRB vice chair, who was very critical of previous plans. “I think this is going in a direction that is going to be just better.”

The facility would be at the site of the current Good Beginnings School. The property has not yet been sold, with the deal contingent upon the plan’s approval.

Several residents of the Wethersfield Cluster spoke during the session, expressing their concerns about lowered property values, privacy and architectural compatibility.

The sentiment of the community is that the mass and height of this building is inappropriate at this location so close to a residential community,” said Stephen Cerny, president of the Cluster Association.

DRB members remained skeptical of how the facility would be viewed from Approach Lane and from the adjacent Sunrise Valley Convenience Center. They implored the developer to bring more detailed exhibits to future meetings to address those issues.

While DRB was happy with the effort to move the building farther away from the nearby townhouses, retaining more tree buffer in the process, they asked the developer to explore whether inching even closer to the Sunrise Valley Drive side of the property would be possible.

Screencap via Reston Association/YouTube

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Ceremonial Groundbreaking Takes Place for Hunters Woods Senior Living Community

Dirt was overturned Thursday morning at 2222 Colts Neck Road, which will soon become the home of the Hunters Woods at Trails Edge Senior Living Community.

The former site of the United Christian Parish church will be transformed between now and January 2019, project leadership says. When complete, the IntegraCare facility will have 210 senior-living units — including 90 independent living units, 81 for assisted living, 24 for memory care and 15 for special needs.

“This facility is going to offer a very broad continuum of services for the seniors in our community,” said David A. Ross, partner and president of developer Atlantic Realty Companies. “We are proud to bring this leading-edge amenity to the community, the first of its kind in Reston.”

The property is located roughly across Colts Neck Road from the entrance to Hunters Woods Village Center. As part of its partnership with the community, the developer has agreed to contribute $81,300 to improve pedestrian trails and pathway lighting within a half-mile of the facility; as well as $60,000 to target improvement of the facade of the Colts Neck pedestrian underpass, in coordination with Public Art Reston and Reston Association.

In addition, $20,000 is being provided for capital improvements to the Nature House.

Fairfax County Supervisor Cathy Hudgins said these contributions show an understanding of community needs.

“We, 50-plus years old here in Reston, know that for those of us who want to stay here, you have to provide a place for us,” she said. “This is a really great facility in that it meets those needs and it really serves the community.”

Ellen Graves, president of the Reston Association Board of Directors, said the addition of the senior-living community to Reston is a promotion of founder Bob Simon’s vision of providing for people throughout their entire lives.

“[The project supports this] by providing the fullest range of housing, styles and prices,” she said. “Hunters Woods at Trails Edge will provide a choice for those growing older in our community and who want to remain here.”

Among the independent-living units, 20 percent will be designated as affordable housing units, while 4 percent of the assisted-living beds will be for those eligible for the Virginia Department for Aging and Rehabilitative Services Auxiliary Grant Program. There is planned to be 48 full-time staff positions on site, with other medical service professionals providing on-site services as well.

Thursday’s ceremony represented the latest milestone in a 10-year journey to make the facility a reality. The 4.3-acre site was first approved by the Fairfax County Board of Supervisors for 210 independent-living units in 2007, but the plan was later amended to the current design. The new plan was approved by the Fairfax County Board of Supervisors in May 2016.

Pennsylvania-based IntegraCare has several other communities in the Mid-Atlantic region, but this will be its first in Virginia.

“This is really a once-in-a-career opportunity, to be involved in a project that has the nature of this project,” said Rick Irwin, the company’s CEO. “[We are grateful to have] the opportunity to be right near the Reston Community Center and the Southgate Community Center, where our residents can get our support and care but [also] maximize their independence… and have such great access to stay within the fabric of this Reston community.”

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Health Care Board to Discuss Kensington Assisted-Living Proposal April 3

Kensington Senior Development LLC hopes to put an assisted-living facility on Sunrise Valley Drive, and the public is invited to give its input.

Fairfax County’s Health Care Advisory Board will hold a public meeting on the proposal Monday, April 3 at 7:30 p.m. at the county Government Center (12000 Government Center Parkway, Fairfax). At the meeting, a special-exemption application from Kensington to put the facility at 11501 Sunrise Valley Drive will be reviewed.

The sale of the property to Kensington by its current owners, the Good Beginnings School, is contingent upon the approval of the plan by the county.

The application is scheduled for a Sept. 27 hearing before the county Planning Commission. The Health Care Advisory Board, meanwhile, is tasked with reviewing the application from a health care perspective rather than land use, using criteria such as community and medical need, access to care, cost, quality, and continuity of care.

HCAB will make recommendations regarding the proposal to the Board of Supervisors and the Planning Commission.

The current plan for Kensington’s proposed 91,000-square-foot Reston facility includes 91 units and 125 to 135 beds. The 2 1/2- to 3 1/2-story facility would feature underground parking. A representative from Cooley LLP presented the plan to Reston’s Design Review Board on Feb. 21.

Members of the public are welcome to attend the April 3 meeting of HCAB and provide comments. Anyone who wishes to speak should call 703-246-8664 by Friday. Written comments can also be considered, if they are received prior to the meeting. They can be sent by email to [email protected] or by mail to HCAB Staff Coordinator, Health Department, 10777 Main St., Suite 203, Fairfax, VA 22030.

Image via Cooley LLP/RA YouTube

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Ground To Be Broken Later This Month for New Senior Living Facility

Assisted and Independent Living at Hunters Woods/Credit: Fairfax County

Several years in the making, work will soon begin on construction of a 230,000-square foot senior living facility at a former site of the United Christian Parish church.

Ground is scheduled to be broken on the IntegraCare facility at 2222 Colts Neck Road on March 30. The project, expected to be completed by 2020, will include 91 independent-living units along with 79 assisted-living units, 24 memory-care units and 16 units for high-acuity patients.

2222 Colts Neck Road/Google MapsThe 4.3-acre site was first approved by the Fairfax County Board of Supervisors for 210 independent-living units in 2007, but the plan was later amended to the current design. The new plan was approved by the Fairfax County Board of Supervisors in May.

The building is to be constructed in two wings, one along Colts Neck Road and the other along Reston Parkway. The former church building still stands on the wooded site, the entrance to which is roughly across from the entrance to Hunters Woods Village Center. A permit application to demolish the building was filed March 9 with Fairfax County.

This will be Wexford, Pennsylvania-based IntegraCare‘s first facility in Virginia.

Illustration via Fairfax County; Map via Google

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DRB to Discuss Plans for Assisted-Living Facility on Sunrise Valley Drive

The agenda for the Feb. 21 meeting of Reston Association’s Design Review Board includes discussion of the redevelopment of a Sunrise Valley Drive property into an assisted-living facility.

Applications by Kensington Senior Development LLC to establish the facility next to the Sunrise Valley Convenience Center were accepted for Fairfax County staff review in November. The site (11501 Sunrise Valley Drive) is currently the home of the Good Beginnings Preschool, a private preschool, day care and kindergarten.

Kensington Senior Development filed a Planned Residential Community (PRC) plan concurrent with a Special Exception for an assisted-living facility on the 1.8-acre property, which is about 675 feet east of the intersection with Soapstone Drive.

A Fairfax County Planning Commission public hearing on the project is scheduled for July 19.

Kensington Senior Development operates a facility in Falls Church, and also has locations in Maryland, New Jersey, New York and California.

Map via Fairfax County

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Day Care Site May be Redeveloped as Assisted Living Center

Good Beginnings School

A Reston-based senior living company has filed plans to build a new facility at 11501 Sunrise Valley Drive in Reston.

Kensington Senior Development, LLC’s application was received by the Fairfax County Planning Department last week.

According to the application, Kensington Senior Development has filed a Planned Residential Community (PRC) plan concurrent with a Special Exception for an assisted living facility at that address, which is about 675 feet east of the intersection with Soapstone Drive.

Currently located at 11501 Sunrise Valley is Good Beginnings School, a private preschool, day care and kindergarten. The building has not been sold. The redevelopment plans do not include the Sunrise Valley Convenience Center stores next door.

Kensington currently operates assisted living communities in  Kensington, MDSierra Madre, CARedwood City, CAMontclair, NJFalls Church, VA; and White Plains, NY.

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Planning Commission Moves Forward Hunters Woods Senior Facility

Assisted and Independent Living at Hunters Woods/Credit: Fairfax County

The Fairfax County Planning Commission recommended for approval plan amendments that move along a Pennsylvania company’s application to bring more senior citizen housing to the Hunters Woods Village Center area.

The plans now move on to the Fairfax County Board of Supervisors for a final approval.

The 4.3-acre lot at 2222 Colts Neck Rd. — the former site of United Chirstian Parish Church — was first approved by the Fairfax County Board of Supervisors for 210 senior housing units in 2007.

IntegraCare, which has facilities in Pennsylvania and Maryland,  plans to retain 91 of the 210 previously approved independent living units and to add 79 assisted living, 24 memory care, and 16 high-acuity assisted living/memory care rooms.

The building will be 230,000 square feet in two wings, one along Colts Neck and one along Reston Parkway. The estimated completion date is 2020.

The assisted living facility will feature multiple dining venues, a theater, salon, barber shop, physical therapy unit, fitness center, library and computer center, Club room, sun room, outdoor fitness stations, raised gardening area, and an arts and crafts center, and a Memory Care garden, according to a county planning department staff report.

The staff report highlights the need for more senior housing in Reston:

In the Washington, D.C. metropolitan area, 32 percent of assisted living units and 25 percent of memory care units are in communities that offer independent living facilities; however, in the Reston market only has 9 percent. The market feasibility studies concluded that the proposal would bring Reston’s senior living mix closer to the metropolitan regional average.

Earlier this month, the Board of Supervisors approved plans for a 135-bed assisted living facility to be built on Leesburg Pike near Baron Cameron Avenue. Last week, the Fellowship Square Foundation said it is teaming with a developer to build a new Lake Anne Fellowship House, an senior independent living complex.

Some more details about the Colts Neck project from the staff report:

  • Both the independent and assisted living facilities will accommodate residents age 62 years or older.
  • Two stages of memory care will be offered at the assisted living facility.
  • Changes from the 2007 proposal include a covered driveway to the main entrance to the assisted living wing; a covered walkway to the independent living facility wing, and a revised community garden layout.

Some development conditions added to the plan in October:

  • A minimum 65-foot-wide buffer should be provided from existing edge of pavement of Reston Parkway.
  • Affordable housing at a minimum of 20 percent of the total number of units should be provided.
  • Restoration and enhancement of the impaired Snakeden Stream Valley that is located in the northern portion of the parcel should coincide with redevelopment.
  • Pedestrian access from the site to the Snakeden Stream Valley trail, the abutting multifamily housing development to the south, the Village Center to the east, and Colts Neck Road should be provided.
  • A total of 128 parking spaces are required and 177 spaces are being provided to meet the parking requirement for the independent living facility and medical care facility (assisted facility) uses.

Some of the developer proffers:

  • 20 percent (18 units) of the independent living facility units will be offered as affordable housing units.
  • The County’s Health Care Advisory Board (HCAB) recommended that four percent (five beds) of the proposed assisted living facility beds be provided through the Auxiliary Grant program of the Virginia Department for Aging and Rehabilitative Services.
  • Fairfax County Fire and Rescue requested funding for the cost of two preemption devices for traffic signals ($10,000 each) located along the primary travel route from the Fox Mill Fire and Rescue Station.
  • The Park Authority recommended clustering the outdoor fitness stations rather than dispersing them along the 8-foot wide asphalt trail along the northern boundary. IntegraCare has proffered to cluster the fitness stations.
  • The applicant previously proffered to apply a contribution of $161,300 to the Reston Association Walker Nature Center, but that proffer has been revised and may be applied to not only the Nature Center but to pedestrian improvements and/or public art in the vicinity, according to the staff report.
  • The developer will construct a pedestrian trail along the Property’s frontage on Colts Neck Road.

Photos: Top, rendering of South elevation of facility/Credit: Fairfax County

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First Look: Proposed Assisted Living at Hunters Woods

Assisted and Independent Living at Hunters Woods/Credit: Fairfax County

A Pennsylvania-based company plans to bring a senior citizens’ independent living and assisted living facility to the site of the former United Christian Parish on Colts Neck Road near Hunters Woods Village Center.

It would be the first Virginia location for IntegraCare, which has facilities in Pennsylvania and Maryland. IntegraCare’s proposal will go before the Fairfax County Planning Commission later this month.

The 4.3-acre lot at 2222 Colts Neck was first approved by the Fairfax County Board of Supervisors for 210 senior housing units in 2007.

Former United Christian Parish land on Colts Neck RoadIntegraCare plans to retain 91 of the 210 previously approved independent living units and to add 79 assisted living, 24 memory care, and 16 high-acuity assisted living/memory care rooms.

The building will be 230,000 square feet in two wings, one along Colts Neck and one along Reston Parkway. The estimated completion date is 2020.

The assisted living facility will feature multiple dining venues, a theater, salon, barber shop, physical therapy unit, fitness center, library and computer center, Club room, sun room, outdoor fitness stations, raised gardening area, and an arts and crafts center, and a Memory Care garden, according to a county planning department staff report.

The staff report highlights the need for more senior housing in Reston:

In the Washington, D.C. metropolitan area, 32 percent of assisted living units and 25 percent of memory care units are in communities that offer independent living facilities; however, in the Reston market only has 9 percent. The market feasibility studies concluded that the proposal would bring Reston’s senior living mix closer to the metropolitan regional average.

Last week, the Board of Supervisors approved plans for a 135-bed assisted living facility to be built on Leesburg Pike near Baron Cameron Avenue.

Some more details about the Colts Neck project from the staff report:

  • Both the independent and assisted living facilities will accommodate residents age 62 years or older.
  • Two stages of memory care will be offered at the assisted living facility.
  • Changes from the 2007 proposal include a covered driveway to the main entrance to the assisted living wing; a covered walkway to the independent living facility wing, and a revised community garden layout.

Some development conditions added to the plan in October:

  • A minimum 65-foot-wide buffer should be provided from existing edge of pavement of Reston Parkway.
  • Affordable housing at a minimum of 20 percent of the total number of units should be provided.
  • Restoration and enhancement of the impaired Snakeden Stream Valley that is located in the northern portion of the parcel should coincide with redevelopment.
  • Pedestrian access from the site to the Snakeden Stream Valley trail, the abutting multifamily housing development to the south, the Village Center to the east, and Colts Neck Road should be provided.
  • A total of 128 parking spaces are required and 177 spaces are being provided to meet the parking requirement for the independent living facility and medical care facility (assisted facility) uses.

Some of the developer proffers:

  • 20 percent (18 units) of the independent living facility units will be offered as affordable housing units.
  • The County’s Health Care Advisory Board (HCAB) recommended that four percent (five beds) of the proposed assisted living facility beds be provided through the Auxiliary Grant program of the Virginia Department for Aging and Rehabilitative Services.
  • Fairfax County Fire and Rescue requested funding for the cost of two preemption devices for traffic signals ($10,000 each) located along the primary travel route from the Fox Mill Fire and Rescue Station.
  • The Park Authority recommended clustering the outdoor fitness stations rather than dispersing them along the 8-foot wide asphalt trail along the northern boundary. IntegraCare has proffered to cluster the fitness stations.
  • The applicant previously proffered to apply a contribution of $161,300 to the Reston Association Walker Nature Center, but that proffer has been revised and may be applied to not only the Nature Center but to pedestrian improvements and/or public art in the vicinity, according to the staff report.
  • The developer will construct a pedestrian trail along the Property’s frontage on Colts Neck Road.

A planning commission hearing is scheduled for Feb. 17 at 8:15 p.m.

Photos: Top, rendering of South elevation of facility/Credit: Fairfax County; Bottom, former United Christian Parish building/file photo

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