After nearly two years of discussions and 15 meetings, a study group has voted in favor of ditching three pedestrian crossing options offered by a developer of an approved mixed-use development near the Wiehle-Reston East Metro Station.
TF Cornerstone plans to transform an aging office park east of Wiehle Avenue between Sunrise Valley Drive and the Dulles Toll Road into a 1.3-million-square-foot development called Campus Commons. The county approved the project in late 2019 — but how the development will connect to Metro and provide safe passage to pedestrians remains a significant concern.
The developer proffered to encourage the formation of a study group that would assess three proposed pedestrian overpasses or identify another crossing option at the crossing of Wiehle Avenue at the Dulles Toll Road ramps at the northwest corner of the site.
All of the study group’s members voted against the developer’s proposal for a pedestrian overpass. Instead, a major of the 17-member group voted in favor of an underpass — an option that would up the cost of the project.
The study group did not vote on a singular option to address the issue and instead provided a general sense of preferences voiced by members and other community members.
The report noted that while the developer’s proposal for an overpass would be developer-funded, the option presents design, utilization, and maintenance concerns.
The first developer-proposed option would include a ramp and stairs on the west side of the road and elevators and stairs on the east side. The second bridge option would include elevators and stairs on both sides. The third option would include a ramp on the west and egress into the building on the east side.
An underpass would utilize the existing grade, provide the shortest consistent crossing time, and provide easier ADA access, according to the report. But cost and feasibility due to surrounding utilities remain a concern.
At a Fairfax County Board of Supervisors meeting yesterday, Hunter Mill District Supervisor formally accepted the group’s findings. The board now has one year to select the best and most feasible option. If the county for pedestrian crossing. If it does not select one of the three options proposed by the developer, the developer will provide $1.65 million towards another solution.
Additionally, the board will determine if an at-grade crossing at Wiehle Avenue and the Dulles Toll Road eastbound ramps should be provided by the developer. This proffer is separate from the grade-separated crossing options discussed above.
A study group will scout the area this week to find the best option for constructing a future pedestrian crossing at Wiehle Avenue near the Wiehle-Reston East Metro Station.
The walkthrough is part of a proffer for Campus Commons, an approved project by TF Cornerstone that would redevelop an aging office park at 1900 and 1902 Campus Common Drive into a 1.3 million-square-foot development. The meeting is set for Feb. 27 at 5 p.m. at the site.
Community opposition to the project — including the successful surge of a grassroots organization Rescue Sunrise Valley — resulted in a number of changes to the application, which was approved last year.
One of the most contentious issues was a proposed crosswalk at ramps to enter and exit the Dulles Toll Road at Wiehle Avenue. The developer’s original pitch — a crosswalk at the current stoplight in the area to get to the other side of Wiehle Avenue across two traffic islands in the multi-lane roadway — was rejected by the county due to serious safety concerns.
TF Cornerstones agreed to find a better solution for walkability. A proffer part in the approved application requires the developer to convene a workgroup with community representation through the office of Hunter Mill District Supervisor Walter Alcorn.
The workgroup is tasked with finding the best type of pedestrian bridge for the area. Options on the table include but are not limited to an above-grade bridge or a below-grade underpass or tunnel.
A final recommendation for the pedestrian crossing will be presented to the board by October. The developer will either build the crossing or give the county $1.5 million to complete the work.
Concerns on the lack of pedestrian connectivity to and from the Reston Town Center Metro Station and Wiehle-Reston East were also flagged by the board last year.
The developer plans to build three buildings with 655 apartments, more than 520,000 square feet of office space, and a little over 28,000 square feet of ground-floor retail. A 24-story tower and two small towers are proposed.
For more information about the meeting, email Jose Delcid at [email protected].
Photo via Fairfax County Government, Google Maps
A company that specializes in delivering vitamin infusions created by its medical professionals will celebrate its grand opening next week.
Core IV Therapy recently opened at 1900 Campus Commons Drive. It offers “on-demand vitamin IV hydration,” according to its website. Customers request concierge mobile services in Northern Virginia or make an appointment at the Reston location.
Here’s more from the company:
We specialize in providing a fast and effective way to deliver hydration, vitamins, minerals, and electrolytes right into your bloodstream for 100% absorption and bioavailability by one of our experienced and knowledgeable medical professionals.
Our drips are designed to help you achieve increase energy, enhanced mood, improved stamina and muscle recovery, decreased stress and anxiety, better immunity, hydration, improved skin, and overall wellness just to name a few.
A grand opening ceremony with the Greater Reston Chamber of Commerce is set for Wednesday, Feb. 12. from 3-5 p.m.
Image via Core IV/YouTube
Collect for Kids Campaign Exceeds Goals — The annual campaign, a drive for backpacks or school supplies for students in need, raised more than $28,400 this year. [Fairfax County Public Schools]
Campus Commons Moves Forward — “The Campus Commons project near the Wiehle-Reston East Metro stop is moving forward after the Fairfax County Board of Supervisors gave the final okay. It is the latest in a rash of approvals to redevelop office parks close to the Silver Line, but this particular project has provoked a new wave of opposition against long-planned changes–like new housing and offices–in Reston.” [Greater Greater Washington]
Fun at Reston’s Halloween House — “Children three through ten years of age delighted in Reston Association’s non-ghoulish Halloween House and Trick-or-Treat Trail at Walker Nature Center, held Oct. 25-26. Even though the association added more tickets for this year’s event, according to Katie Shaw, Nature Center Manager, advance times sold out once again before the weekend.” [The Connection]
Photo via Flickr/vantagehill
Second Round of Meetings on Fairfax Connector Service Changes — “Fairfax County Department of Transportation (FCDOT) will hold a second round of community input meetings and engagement opportunities to encourage public input on alternatives developed to provide enhanced Fairfax Connector bus service in the Reston and Herndon areas, including connections to the future Metrorail Silver Line Phase 2 stations in Herndon and Reston.” [Fairfax County Government]
Why Rush Hour Promise Was Cancelled After Crash — “The refunds were offered to registered SmarTrip cardholders who were caught up in major Blue, Orange and Silver Line delays on the morning of Monday, Oct. 7. But they were not provided to those riders in the afternoon even as the crumpled cars continued to block one of the tracks near Farragut West.” [WTOP]
Community Action Spurs. Changers to Campus Commons Plan — “Consistent with the Reston Master Plan principle of public participation in planning and zoning, Reston citizens banded together to improve a flawed redevelopment plan by TF Cornerstone, for Campus Commons, located in the Reston Transit Station Area (TSA) at Wiehle Avenue and Sunrise Valley Drive. Among several reasons, the plan failed to gain community support because it does not adequately provide safe pedestrian crossings and will add at least 6,100 daily car trips.” [Reston 2020]
Photo by Marjorie Copson
The Fairfax County Board of Supervisors unanimously approved Campus Commons on Tuesday — the first major redevelopment project in a transit-oriented area in Reston near established neighborhoods. Although community criticism pushed developer TF Cornerstone to amend its plan, citizens and resident groups remained concerned about the scale and impact of the 12-acre development.
TF Cornerstone plans to redevelop 1900-1902 Campus Commons Drive with two residential towers with 656 units, an office building, and seven public parks. Two office buildings will remain on the site.
The scale of the project — as well as a controversial proposed on-grade pedestrian crossing at Wiehle Avenue and the Dulles Toll Road — prompted the eruption of community consternation and the formation of Rescue Sunrise Valley, a community group that pushed the developer to scale back the site.
Last month, TF Cornerstone shifted roughly 86,550 square feet from an office building near Sunrise Valley Drive to a residential building and reduced its height from 12 to seven stories. The setback along the curb of Sunrise Valley Drive was also increased to a minimum of 50 feet.
The approval of the project highlights the challenge of transitioning the community to mass transit. Community planners rely on the hope that transit-oriented developments like Campus Commons will reduce the number of vehicles — a transition that will likely happen over time and raises questions about community impacts in the interim.
At Tuesday’s Board of Supervisors’ meeting, residents said the project adds additional congestion in an area that already has high traffic volumes.
Although the developer’s plans show an on-grade crossing at the intersection of Wiehle Avenue and the toll road, TF Cornerstone will work with the county to explore three options for a pedestrian bridge. The study group, which will also represent local residents, will work for up to three years to explore the best way forward. TF Cornerstone committed to constructing the bridge of contributing $1.5 million to help finance any alternative.
Michelle Kimmel, a member of the Coalition for a Planned Reston, said that while she supports transit-oriented communities, Campus Commons does not hit benchmarks for well-planned development, especially because it is not harmonious with existing residential areas.
“We got people ending up on a pork chop in the middle of the toll road,” Kimmel said. “It’s just beyond me how this project can succeed.”
Reston Association President Cathy Baum said the project illustrates the association’s longstanding concern about high densities planned for transit station areas and the inadequacy of transportation to keep up with development.
Baum also encouraged the board to remove the on-grade crossing at Wiehle Avenue from plans “as an assurance to our members that it is truly not an option.”
Hunter Mill District Supervisor Cathy Hudgins thanked residents for their involvement in the project and said she hopes the county will work diligently to ensure the developments like Campus Commons reduce traffic in the long-term. Hudgins also noted that the county’s planning documents call for redevelopment projects like Campus Commons in the corridor of Sunrise Valley Drive and Sunset. Hills Road.
Hudgins also said she hopes the developer will continue to work with residents as the project is built.
Photos via handout/Fairfax County Government
A major mixed-use development near the Wiehle-Reston East Metro Station is barrelling its way towards the county’s approval.
In a unanimous vote last night (Thursday), the Fairfax County Planning Commission approved TF Cornerstone’s Campus Commons project, which would redevelop 12 acres of land into two residential towers with 656 units, an office buildings, and several parks. The plan preserves two office buildings currently on the site.
The proposal — which is the last major block of developable land near the Metro station that is in the books — has attracted community concerns for its scale, impacts on traffic, compatibility with adjacent neighborhoods, and pedestrian connectivity.
In response to feedback from the commission at a previous meeting and community criticism, TF Cornerstone removed roughly 86,550 square feet from an office building fronting Sunrise Valley Drive, reducing the massing of the building from 12 to seven stories. The developer shuffled most of the removed square footage to the residential towers, which sit deeper within the site. The setback along the curb of Sunrise Valley Drive was also increased to a minimum of 50 feet.
Preliminarily, TF Cornerstones is proposing to add an at-grade crosswalk at Wiehle Avenue near the off-ramps to the Dulles Toll Road — a component of the plan that residents warned poses safety concerns for pedestrians.
The developer also agreed to embark on an up-to-three-year study to explore options with the county and the Virginia Department of Transportation for a tunnel or a pedestrian bridge.
“This is the first applicant to take this on,” said Hunter Mill District Planning Commission John Carter.
Carter said the developer did a good job of amending its plans in response to feedback from the county and residents.
The plan heads to the Fairfax County Board of Supervisors for a vote on Tuesday (Oct. 15).
Image via Fairfax County Government/handout
After recent community criticism and pushback from some residents, the developer of a proposed mixed-use development near the Wiehe-Reston East Metro Station is going back to the drawing board to revisit some aspects of the plan.
TFC Cornerstone, which is seeking to redevelop 12 acres of land into two residential towers and a new office building (1900-1902 Campus Commons), submitted amendments to its plans to the Fairfax County Planning Commission on Thursday (Oct. 3). The plan preserves two office buildings currently on the site.
The updated plans — which follow revisions made in late September — reduce the square footage of an office building by 86,550 square feet. The building, which is located at the edge of the property and near a neighborhood with single-family homes, drew criticism from neighboring residents for its scale, especially in contrast with the adjacent neighborhood.
Scaling back the building would result in a net reduction of 487 weekday vehicle trips, according to the developer.
TFC Cornerstones will shift most of the removed density to the residential building, increasing the total number of units from 630 to 656 units. The developer also reduced the design of the office building along Sunrise Valley drive to seven stories, two fewer stories compared to the previously amended plan. The portion of the building furthest away from the road will have 10 stories.
The developer also committed to creating a minimum 50-foot setback between the buildings along Sunrise Valley Drive, making space for a new 14,410 square foot linear park.
If approved, the amended plan would also extend the time period for a study group to examine the best way to get pedestrians across Wiehle Avenue and its intersection with the Dulles Toll Road.
The developer’s proposal — an on-grade crosswalk — has raised concerns for its lack of safety in an already busy intersection, according to residents who testified at a late September meeting.
TFC Cornerstone will work with a study group for up to two years to consider the best way to approach the pedestrian crossing.
Other amendments included:
- Addition of bicycle striping across Wiehle Avenue at the intersection wit Sunrise Valley Drive and across Campus Commons Drive
- A new proffer to provide bicycle. Stairway ramps on straits through the Sunrise Valley Drive pocket park and the corner park
- Limited hours for activities in the amphitheater
- A commitment to include 15 percent tree canopy, despite utility conflicts or other engineering considerations
The project heads to the Fairfax County Planning Commission for a vote on Oct. 10 and is docketed for Fairfax County Board of Supervisor later this month.
Photos via TFC Cornerstone
The Fairfax County Planning Commission will take on Campus Commons, a proposal to redevelop property near the Wiehe-Reston East Metro Station, later this month after nearly 50 residents voiced concerns about the controversial project at a meeting last month.
TF Cornerstone plans to bring 630 residential units spread across a mid-rise and high-rise building, an office building, and urban parks to the southeastern corner of Wiehle Avenue and the Dulles Toll Road.
The project is the last major mixed-use development in the pipeline immediately around he Wiehe-Reston East Metro Station.
In a Sept. 25 proposal for amendments, TFC Cornerstones reduced the height of a 14-story office building to 12 stories and the height of a 29-story residential tower to 25 stories. The developer also added an amphitheater to the development and added language to explore the possibility of a grade-separated pedestrian bridge.
But concerns about the project remain. The project heads to the commission for a vote on Oct. 10.
At a commission meeting in late September, planning commissioners stressed the need for the developer to ensure the project provided strong pedestrian and bicyclist connections to allow people to get to the Metro Station.
Others were unconvinced the project — and prior approvals — have done a good job maintaining synergy with other adjacent projects.
Planning Commissioner Mary Cortina said she was surprised the county’s overall process did not have a strong vision to get people to the station.
An on-grade crosswalk proposed at the intersection of Wiehle Avenue and the Dulles Toll Road has piqued major concerns in the community.
Cortina said she was unconvinced the proposed sidewalk was designed in a safe manner.
“This transition is not at a point where anyone will feel safe going across that many lanes of traffic with all the moving cars coming off [the] ramp,” Cortina said. “They’re going to take the shortest route.”
Residents say the proposed crosswalk, which takes pedestrians to a concrete island in the middle of the toll road’s western exit ramp, poses a major safety risk in an already busy intersection with frequent back-ups.
The project has prompted residents to launch a community grassroots campaign called “Rescue Sunrise Valley.”
Residents also raised concerns about a 25-story office tower on the corner of the site, among other issues. The building would be located immediately next to residential neighborhoods with single-family homes and low-rise townhouses — a mix of uses that residents say is incompatible with the area.
Planning commissioners also urged TF Cornerstones to preserve trees and ensure its renderings — which include significant tree canopy and greenery — will reflect reality. Hunter Mill District Planning Commissioner John Carter noted that greenery and trees depicted in renderings of recently approved projects disappeared when the projects were built. Instead of trees, developers left utility polls and a row of mud.
New York-based TF Cornerstone will return to receive the Reston Planning and Zoning Committee’s blessing for its plan to redevelop nearly 12 acres of land near the Wiehle-Reston East Metro Station with two residential buildings and a new office building.
The proposal, Campus Commons, has attracted criticism from nearby residents and led to the formation of a citizen-led advocacy group called Rescue Sunrise Valley.
Although the developer addressed several concerns, a representative of Rescue Sunrise Valley, said residents are not satisfied with the developer’s attempts to scale back the development and improve the safety of a planned crosswalk on Wiehle Avenue. The committee did not recommend the project for approval Monday night.
“They have not adequately engaged the community not have they adequately addressed the community’s concerns,” the representative told Reston Now. “We sincerely hope TF Cornerstone will defer further requests for approval and commit to working with the community properly.”
If approved, the proposal would redevelop two 1980s office buildings with two multi-family buildings with 629 units. A new 14-story office building with more than 26,000 square feet of retail is also planned on the site, which is located east of Wiehle Avenue, between Sunrise Valley Drive and the Dulles Toll Road.
Ken Houle, vice president of TF Cornerstone, said the company has made several changes in response to community feedback:
A specific proffer to construct a grade separated crossing of Wiehle Ave
A commitment to engage all stakeholders in a study to determine the preferred grade separated solution, coupled with a financial commitment of $1.5MM to implement that solution if it differed from our proposed solution
Significant modifications to the building heights, lowering both the residential tower on the Toll Road by 44′ and the office building at the corner of Wiehle and Sunrise Valley by 48′
Modified the building façade on Sunrise Valley Drive to respond to architectural preferences raised by the Upper Lakes residents
Increased the size of the community playground by 22% with a commitment to include accessible play equipment
Modified the design to incorporate a community amphitheater space in the 1 acre corner park
Committed to work with an independent arborist and Fairfax County to study trees for potential preservation, coupled with an existing commitment to provide 150% of the required tree canopy in the new development featuring native species trees.
Committed to work with the Upper Lakes residents to accelerate signal timings of existing traffic lights, install a new traffic light at Upper Lake, support Upper Lakes residents in the application of resident only street parking district, and to fund and implement a future traffic calming program for Upper Lakes
Given the fact that many residents remain concerned about the scale of the project, Houle said TF Cornerstone will continue a dialogue with stakeholders to “ensure this project delivers the future that Reston envisioned with the adoption of the Reston Comprehensive Plan.”
“The plan that is proposed is in conformance with the comprehensive plan and has been recommended for approval by the Fairfax County Planning staff.”
Houle added Campus Commons creates a “premium park” that breaks the “mold of development surrounding the metro station of high-rise towers on the prominent corners.”
In a Sept. 11 staff report, the Fairfax County Department of Planning and Zoning staff recommended approval of the proposal. The Fairfax County Planning Commission is set to take up the plan on Sept. 25, followed by a vote by the Fairfax County Board of Supervisors on Oct. 15.
Photo via handout/Fairfax County Government, photo via Rescue Sunrise Valley
Author Christina June to Discuss ‘No Place Like Here’ — June will discuss her book at Scrawl Books (11911 Freedom Drive) today at 7 p.m. [Scrawl Books]
A Close Look at Campus Commons — “New York-based TF Cornerstone filed plans nearly 30 months ago to redevelop an 11.6-acre site located immediately east of Wiehle Avenue, between Sunrise Valley Drive and the Dulles Toll Road. Over the course of those two-plus years, per a recently released staff report, the applicant and the county worked through issues related to the mix of uses, design, connectivity, and transportation improvements.” [Washington Business Journal]
Falls Comes Early to Fairfax County — “In Fairfax County, Virginia Cooperative Extension agents have noticed a lot of white and red oak trees dying. Senior extension agent of horticulture, Adria C. Bordas, says the factors are explained in a report by the Virginia Department of Forestry.” [The Connection]
Staff Photo by Jay Westcott
Herndon Woman Killed in Crash on Dulles Access Road — “Police said Megan E. Bell, 28, of Herndon, was the driver and only occupant of a Honda Civic involved in the single-vehicle crash that occurred at 2:34 a.m. along the Dulles Access Road (Route 267), a quarter-mile west of Route 123 in Tysons, according to Virginia State Police.” [The Washington Post]
Campus Commons Project Up for Vote — The Reston Planning and Zoning Committee is reviewing the project, which has received criticism from citizen-led organizations, tonight at 7:30 p.m. [Reston Planning and Zoning Committee]
Vehicle Car Payments Due — The county mailed out more than 800,000 annual bills to vehicle owners, and because Oct. 5 falls on a Saturday, this year’s deadline to pay your bill is Monday, Oct. 7. We have many ways to pay and extended hours to help make the process easy for everyone. [Fairfax County Government]
Photo by Jay Westcott
Citizens Meet to Discuss Campus Commons Plan — Local residents gathered last night to discuss TF Cornerstone’s plan to build three new buildings at the southeast corner of Wiehle Avenue and Sunrise Valley Drive. [Reston 2020]
Donate Blood at Reston Town Center Today — INOVA’s bloodmobile will be at RTC’s pavilion from 1 to 6 p.m. today. Appointments can be scheduled online or by calling 1-866-256-6372. [Reston Town Center]
A Close Look at Algae — Reston Association’s watershed manager William Peterson dives into how algae can be hazardous and unhealthy for the ecosystem, as well as how RA tries to maintain its lakes and local watershed. [Reston Today]
Photo via vantagehill/Flickr
More than 100 families neighboring Campus Commons, a mixed-use project on the southeastern corner of Wiehle Avenue and the Dulles Toll Road, are voicing their concerns about the proposed development.
Rescue Sunrise Valley, a group that includes representation from residents who live on Sunrise Valley Drive, as well as the clusters of Great Meadow, Winterport, Harbor Court, Whetherfield, Lakeport, and Boston Ridge, say that they are not opposed to development and instead are concerned about safety and the project’s impact on neighborhoods.
TF Cornerstones’ plan includes two residential buildings with a total of 630 units, an office building, and 26,000 square feet of new retail. Two mid-1980s office buildings will remain on the proprty.
Residents say that the proposal misses the mark on pedestrian safety, especially a proposed sidewalk that connects to the Wiehle-Reston East Metro Station that they say will “logjam traffic and up and down Sunrise Valley and put pedestrians at risk by sending them across nine lanes of traffic and dumping them on a concrete island in the middle of the off-ramp.”
“Anyone who drives, walks, or rides their bikes on Sunrise Valley near the Wiehle intersection knows this is a recipe for disaster,” the group wrote in a statement to Reston Now.
Residents want the developer to delay the proposal under neighborhood concerns are addressed. They created the group in response to the proposal and to inform unaware residents about the plan. Residents say accurate information about the proposal has been hard to come by. Others said the developer has not engaged with all neighboring residents to hear their feedback on the plan.
“We recognize that the developer wants to fast-track their plans because in their industry time is money, but for us, much more is at stake: our families and our neighborhood,” the group stated.
A TF Cornerstones’ representative told Reston Now the company has launched an extensive community engagement process over the last two years, including two meetings with Hampton Meadow residents, one meeting with Boston Ridge residents, and Reston Association. The development team has been before the Reston Planning & Zoning Committee four times since 2017.
“We have also broadened our outreach to include additional homes along Upper Lake Drive. We are hosting a community meeting and have sent notification to the Harborside association, the Winterport association, and residents along Upper Lake Drive without an association,” said Ebony Young, vice president of corporate social responsibility. “We have made significant commitments for the project based on community input, and we look forward to the upcoming community meeting.”
The proposal heads to the Fairfax County Planning Commission on September 25. The Fairfax County Board of Supervisors is expected to take up on the plan on October 15.
Photos via handout/Fairfax Count Government
The committee failed to approve the project, which is located on the southeastern corner of Wiehle Avenue and the Dulles Toll Road, at a meeting on July 15 amid concerns about the proposed pedestrian connection across Wiehle Avenue.
The developer plans to add 630 residential units spread across a mid-rise and high-rise building on the site, along with a new office building at the corner of Wiehle Avenue and Sunrise Valley Drive. The developer will preserve two office buildings from the 1980s on the site and add roughly 26,000 square feet of retail.
Some residents pushed the developer to build an underpass that connects Comstock’s project on the other side of Wiehle Avenue to Campus Commons.
But TFC Cornerstone plans to install at an at-grade crosswalk at Wiehle Avenue — an option that the company Vice President Ken Houle said is the safest and convenient pedestrian crossing.
“We have studied the issue extensively with multiple industry experts and FCDOT, looking at both regional and national precedents. There is a consensus among the experts that an at grade crosswalk is the preferred pedestrian solution,” Houle told Reston Now.
He noted that TFC Cornerstones also plans to contribute land to construct a westbound lane on Sunrise Valley Drive as part of proposed infrastructure improvements.
Residents from Upper Lake Drive — which is neighbors the site — said the developer did not engage with the neighboring community before proceeding with the project.
They expressed concerns about the spillover effects of the new development on their community, including shared parking on Upper Lakes Drive, neighborhoods streets being used as a cut-through, and increased noise and light.
Residential units will not be under the Reston Association’s purview — which residents said should prompt the developer to pay for maintaining the neighborhoods paths if they are used by residents of Campus Commons.
Hoele said they launched an “extensive public review process” over the last two years, including meeting with adjacent communities, the Reston Planning and Zoning, meetings and Reston Association.
In response to concerns, Hoele said the company plans to widen the geographic area of its outreach and schedule an additional public session with Upper Lake Drive residents.
If the Reston Planning and Zoning Committee approves the project next month, Campus Commons heads to the Fairfax County Planning Commission in September.
A timeline for the development of the project has not been made public.
Photo via Kenneth Houle/TFC Cornerstone