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With Lake Anne Plan Dead, So Is RA’s Land Swap Deal

Rendering of renovations at Lake Anne/Credit: LADPWith the developer backing out of the Lake Anne redevelopment deal, the one acre of Reston Association land that was swapped as part of the plan will return to RA’s possession, says an attorney representing the association.

Actually, it never officially left RA’s grasp, says RA land use attorney John McBride.

In 2014, RA and the county agreed to a land swap with Fairfax County in order for Lake Anne Development Partners to complete its large mixed-use plans.

RA gave the county one acre of land adjacent to Lake Anne Plaza on which the developers planned to build a 120-space parking garage. In return, RA would get 1.2 acres of land off of Baron Cameron Avenue. At the time, the swap was controversial because the Lake Anne land contained mature trees, among other reasons.

As part of the deal, RA would also get $100,000 for environmental improvements (tree care and stream restoration, for example). LADP also pledged to pay for 25 percent of the cost of dredging Lake Anne, a project that was recently completed.

RA Treasurer Dannielle LaRosa said on Thursday none of that pledged money was included in the association’s 2016 budget.

McBride said at RA’s regular monthly meeting on Thursday that the swap was “expressly contingent upon final agreement between LADP and the County being implemented and continuing through to performance.”

So, no deal means no land swap. When the LADP contract is officially terminated, which it should be soon, then the land swap issue is also terminated, said McBride. The RA  board does not have to take any action.

“RA owns the property and always has,” McBride said.

LADP’s plans would have brought 1,000 residences and over 100,000 square feet of office and retail space to the Lake Anne area. LADP reps said last Friday the  plan was not economically feasible and it was backing out of its contract.

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Lake Anne Redevelopment: Back to the Drawing Board?

Rendering of renovations at Lake Anne/Credit: LADP

Ten years.

That’s how long plans for revitalization of Lake Anne Village Center were discussed and criticized, reviewed and voted upon, anticipated, and finally revoked.

Lake Anne Development Partners (LADP) announced late last week that it was terminating its agreement with Fairfax County for the giant redevelopment plans for Crescent Apartments and the area near Lake Anne Plaza.

LADP’s plans called for moving roads (Village Drive) and tearing down buildings (Crescent’s aging garden apartments, as well as an office building and the the former Millennium Bank building). They envisioned a high rise along North Shore Drive; nearly 200,000 square feet of office space; a parking garage and an expanded retail boulevard leading into Lake Anne Plaza’s historic section.

But LADP, chosen by Fairfax County after a request for proposals in 2013, never put a price tag on the grand plan. LADP said on Friday that it “has not been able to satisfactorily assemble all of the required land parcels needed for a viable development plan.” Sources said that did not happen because the company was unable to get the necessary financing to do so.

Here are some questions and answers about the project.

Why was Fairfax County involved in the project?

Fairfax County owns Crescent Apartments, which it purchased for $49.5 million in 2006 to use as affordable housing.

Also in 2006, the Fairfax County Board of Supervisors authorized evaluation of a plan amendment for Reston’s Lake Anne Village Center and adjacent areas. In March 0f 2009, the Fairfax County Board of Supervisors adopted the final Comprehensive Plan text to guide the revitalization of 41 acres of Lake Anne. 

The county said the future of Lake Anne depended on obtaining and maintaining critical mass, which would happen with redevelopment.

It doesn’t mean it was a quick process. In October of 2012, several Lake Anne residents and merchants stormed out of a meeting, frustrated with the county timeline that revitalization would not happen until after 2016.

“I am wondering why you called this meeting,” said one woman. “We have told you 15 times what we want for Lake Anne. This is [expletive].”

What happens to Crescent Apartments now?

VOICE, a local advocacy group for recent immigrants and other low-income residents, held several rallies and spoke at Board of Supervisors’ hearings during the process.

LADP assured residents that Crescent’s 181 affordable units would be replaced, and county guidelines in the RFP required developers to offer an additional 151 units to be workforce housing. That meant about one-third of the nearly 1,000 new apartments would have below-market rates.

So it now it is back to 181 aging units. Crescent had apparently cut back on recent leasing as it prepared for development, which also promised relocation of the residents as it tore down the buildings. Replacing Crescent was slated to be the first phase of the LADP plan.

Hunter Mill Supervisor Cathy Hudgins told residents in a letter last week “that you can continue to live at the Crescent and that we will remain committed to keeping the Crescent a vibrant, attractive place to call home. We will have high standards for the appearance of the property, and will maintain it with great care.”

Hudgins said Crescent “has a significant number of apartments vacant because of the planned redevelopment,” and will start leasing again in the coming weeks and months.

What about the Lake Anne land Reston Association swapped to get the deal done?

In late 2013, Reston Association’s Board of Directors approved a deal to swap an acre of its land adjacent to Lake Anne Plaza for a similar-sized piece off of Baron Cameron Avenue.

LADP planned to use the land to build a 120-space parking garage.

The deal was controversial at the time, though, because the Lake Anne plot contained mature trees and the Baron Cameron land was considered less desirable.

At 2013 meetings, citizens concerned with the environment pleaded with the board to think about the ecosystem and an alternative parking area that does not remove mature trees. Others asked the board to go ahead with the plan to ensure the economic viability of Lake Anne Plaza’s future.

The approved swap entered RA into a non-binding letter of intent with LADP.

Reston Association did not have immediate answers on the future of the land when contacted Friday and Sunday.

What about the new businesses getting ready to open at Lake Anne Plaza? Were they counting on critical mass with the redevelopment?

Not really. Lake Anne Plaza was going to get worse (a torn-up parking lot, a temporarily relocated Saturday farmers market, and lots of construction equipment) before it got better. The entire redevelopment was expected to take 10-12 years.

Melissa Romano, a Lake Anne resident who is getting ready to open Lake Anne Brew House on the plaza, said is “certainly saddened by the news of the halted redevelopment,” but looks forward to opening Reston’s first nanobrewery in early 2016.

“We purchased our property because we believe in the original spirit of Lake Anne Plaza, and we believe that our business will be part of a renaissance for the Plaza,” she said. ” Alongside current, new, and future merchants, Lake Anne will not only continue to be the special gem that it is, but will also see a vibrant new energy come its way.”

How do the established merchants feel?

They are disappointed as well.

“On behalf of the Lake Anne Merchants and Condo Association, we are deeply disappointed that the planned redevelopment will not be moving forward as planned,” said Rick Thompson president of the Lake Anne Reston Condo Association, which represents commercial and residential owners.

“Although this is a significant setback for Lake Anne’s redevelopment efforts, Lake Anne is still committed to invest in the vitality of the Plaza. We continue to have a community of supporters and advocates who take pride in Lake Anne and are investing in our community to keep it active, local, and sustainable.”

What happens next?

Hudgins said Lake Anne/Crescent will get redeveloped — someday.

“Development of Crescent and Lake Anne Village Center has been a critical priority for the Reston community,” Hudgins said. “I look forward to working with the community to examine further opportunities to bring the redevelopment of these areas to fruition.”

“The County is deeply disappointed by this turn of events and shares the frustration that we know the community must be feeling. We will keep the community informed on the status of the site.”

It is not yet known whether the county would reach back into the 2013 RFP to see if a previous’ application would still be interested or whether it would issue a new RFP.

If a new plan is picked, look for a less ambitious — read, smaller and less expensive — one. Since LADP’s plan fell apart because of “economic viability,” as Hudgins said, it is likely the same would happen with a new developer.

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Lake Anne Redevelopment to Happen in Phases

Rendering of new Crescent residences/Credit: LADPLake Anne Development Partners are planning to conduct Crescent Apartments and Lake Anne-area redevelopment in three phases, according to the project’s staff report.

The Fairfax County Board of Supervisors last week gave final approval to LADP’s extensive plan to develop the 24-acre site with more than 1,000 new residences, 78,000 square feet of office space and 58,000 square feet of retail space, including a grocery store, and a one-acre central park.

The entire project is expected to take 10 to 12 years to complete, LADP officials said.

Here is how they see it happening:

Phase 1 will begin with the demolition of the Association of School Business Officials building in order to re-align Village Road into a straight shot towards Lake Anne Plaza. Phase 1 will also include demolition of the Lake Anne Service Station and three Crescent Apartments buildings.

Phase 1 site development includes the development of 185 affordable dwelling units to replace 181 existing affordable units. Phase 1 also includes 44 hybrid/back-to-back townhomes, 19 surface parking spaces behind Building D16, and 12 traditional/standard townhomes.

Phase 1 also includes Building D1 (ground floor grocery store and office uses above) and a temporary 53 space surface parking lot in the location of the D2 parking garage. At the end of phase 1, 1,838 parking spots will be provided.

Phase 2 will include the demolition of two Crescent Apartment buildings and development of 17 traditional/standard townhomes, 28 hybrid/back-to-back townhomes, parking garage A3, and additional sidewalks along North Shore Drive.

During construction of Phase 2, 795 parking spaces will be provided and after construction, 1,005 parking spaces will be provided.

Phase 3 includes the demolition of the Millennium Bank building, which is currently home to Just Cats Clinic, as well as the Lake Anne Market, and existing parking and sidewalk areas.

Phase 3 will be divided into four phases (Phase 3, 3A, 3B, and 3C). Phase 3 site development
includes development of the mid-block crosswalk, Washington Plaza extension, and
mixed-use Buildings A1 and A2.

  • Phase 3A — development of more multi-family dwellings and 19 townhomes.
  • Phase 3B — development includes the development of multi-family dwellings.
  • Phase 3C — development includes the development of the residential tower  above the office and grocery store uses included in Phase 1 and a parking garage.

During construction of Phase 3, 831 parking spaces will be provided and after construction there will be a total of 2,222 parking spaces.

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Connolly Applauds Approval of Crescent Redevelopment

Lake Anne Rendering/Credit: LADP

Rep. Gerry Connolly says the Fairfax County Board of Supervisors’ recent approval of the revitalization project for Crescent Apartments and the Lake Anne Plaza area is an important step in preserving affordable housing in Fairfax County.

Connolly (D-Va. 11th) represents Reston, as well as other parts of Fairfax County. He formerly served as the Chair of the Fairfax County Board of Supervisors, where he was an advocate for affordable housing.

“Not only will this redevelopment replace the current 181 affordable units and add four new ones for families with incomes at or below 60 percent of the area median income, but it also will add 175 new workforce housing units,” Connolly said. “In addition, the county will be able to re-invest the proceeds from this sale in additional affordable housing projects.”

The Board of Supervisors last week approved Lake Anne Development Partners’ (LADP) extensive plan to add more than 1,000 apartments and townhouses, mostly where the county owned Crescent Apartments stands today.

LADP’s plan also calls for 78,000 square feet of office space and 58,000 square feet of retail space, a modest-sized grocery store and realignment of Village Road. The project will also have a 1.1-acre central park, an outdoor amphitheater, a bike share station and 12 public art works, according to the project’s county staff report.

Crescent Apartments were purchased for $49.5 million by the county in 2006. Development conditions included replacement of the 181 affordable Crescent units with 185 units, as well as providing an additional 20 percent of units as workforce housing.

“This culminates a process we set in motion nine years ago when, during my tenure as Chairman, the Board purchased the Crescent apartments to prevent the loss of these affordable units, which were at risk of condominium conversion,” Connolly said in a release.

Connolly pointed out that Crescent was one of the early milestones of the Penny for Housing Fund, which he helped launch as part of Board of Supervisor’s Affordable Housing Initiative.

“Since 2006, the fund has provided more than $170 million to preserve 2,701 affordable units throughout the County as we work to reduce the sizable affordable housing gap that still exists,” said Connolly.

Many Crescent residents, as well as representatives of Virginians Organized for Interfaith Community Engagement (VOICE), an advocacy group for low-income Fairfax County residents, spoke at the supervisors’ public hearing in February. During the process they have repeatedly reminded the supervisors to remember the Crescent residents and not price them out of their own neighborhoods.

However, Supervisor Pat Herrity (R-Springfield), the lone supervisor voting against the Crescent project last week, said there is too much affordable housing, and that will place a burden on local schools.

Connolly said incorporating housing for all levels of income continues the vision of Reston that founder Bob Simon started more than 50 years ago.

“Providing housing for people of all incomes was one of Bob Simon’s founding principles for Reston, and it is because of that inclusiveness that Reston, and the rest of our community, has thrived,” he said. “This also represents the next evolution of Lake Anne Plaza, which was built more than 50 years ago and was an early model for walkable, mixed-use development.

This new plan will add more than 1,000 residential units, restaurants, a grocery store, more retail, offices, and open space in a fashion that integrates multimodal transportation choices and fosters an even greater a sense of community in harmony with Bob Simon’s original vision.”

Next up in the process is site approval, and LADP officials said they hope to break ground in 2016. The project is expected to take 10 to 12 years to complete.

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Lake Anne Redevelopment Approved by Supervisors

Artists Rendering of Lake Anne Redevelopment/Credit: LADPThe Fairfax County Board of Supervisors gave final approval on Tuesday to Lake Anne Development Partners’ project to revitalize Crescent Apartments and the Lake Anne area.

“Lake Anne redevelopment has been a very long long process,” Hunter Mill Supervisor Cathy Hudgins said when introducing the motions for decision at the board’s meeting. “I am pleased today to reach a conclusion.”

The public hearing portion of the meeting was held Feb. 17.

The final approval sets the stage for Lake Anne Development Partners to start the project, which they hope will add density and transform Reston’s oldest area.

Stacy Hornstein, senior vice president and director of acquisition and development for Republic Land Development, an LADP partner, said they hope to break ground in early 2016.

“Lake Anne Development Partners is very excited that the Board of Supervisors approved the plan for redevelopment of the Crescent Apartments and the revitalization Lake Anne,” said Hornstein. “A project of this magnitude requires the expertise and assistance of many county departments, individuals and our team members. It is through their diligent efforts that we have reached this first of many milestones to come.”

The project is slated to add more than 1,000 apartments and townhouses, mostly where the 181-unit, county owned Crescent Apartments stands today. LADP’s plan also calls for 78,000 square feet of office space and 58,000 square feet of retail space, a modest-sized grocery store and realignment of Village Road. The project will also have a 1.1-acre central park, an outdoor amphitheater, a bike share station and 12 public art works, according to the project’s county staff report.

The interior section of Lake Anne Plaza, Reston’s original village center, has historic designation and will not be altered. However, developers hope the increased density and revitalization of the surrounding area will draw retailers and people to the plaza. The entire project will take about a dozen years to complete. The project was recommended for approval earlier this year by the Fairfax County Planning Commission. As part of its agreement with the county, Lake Anne Development Partners must provide 185 replacement affordable apartments and designate 20 percent of the other units as affordable and workforce housing.

Springfield Supervisor Pat Herrity was the lone dissenting vote among the supervisors, saying Tuesday that he was concerned about large numbers of affordable housing’s impact on Reston schools.

LADP was chosen by the county in 2013 to redevelop the aging Crescent Apartments, which was purchased by the county for $49.5 million in 2006 for use as affordable housing.

Some of the development conditions voted on at Tuesday’s meeting:

A reduction in parkingLADP requested to reduce by nearly 500(18 percent) the number of parking spots in the Crescent area.

LADP says Crescent redevelopment is being planned in a more urban style, so it should not have to meet suburban standards and that the project has proffered a comprehensive transportation plan with specific goals and strategies targeted to reduce auto ownership among future residents as well as reducing parking supply.

The project has proffered an overall 25-percent trip reduction goal for the resident and office users, which corresponds to a strategy that reduces the parking supply, according to county documents. There will still be 2,167 total spaces when the project is fully developed, says LADP.

That includes hundreds of garage spaces for Crescent residents and a 120-space parking garage to be built on a parcel of land adjacent to the current Lake Anne Plaza. That land, formerly owned by Reston Association, was the subject of a controversial land swap in late 2013.

Land issues. The Supervisors voted on the agreement for the 99-year ground lease by the county of the site for the replacement affordable units; the conveyance of the remaining approximately 1.2 acre portion of County owned land to Reston Association, who will in turn convey approximately 1.04 acres of adjacent land to LADP to facilitate the project (this is the final ruling on the 2013 land swap). Read more specifics in the Supervisors Agenda Package.

Earlier this year, LADP met county development conditions by agreeing to increase its contribution to the Fairfax County Park Authority from $100,000 to $500,000. The agreement also waives various conditions set forth by the planning staff concerning residential street length, transitional barriers and underground stormwater facilities.

Artist Rendering of Lake Anne Redevelopment/Credit: LADP

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Lake Anne/Crescent on Supervisors’ Agenda Tuesday

Three public hearings and a decision related to the Lake Anne-area revitalization project are on the docket for the Fairfax County Board of Supervisors on Tuesday.

The board will decide on a request for a parking reduction for the project. Two weeks ago, Lake Anne Development Partners requested to reduce by nearly 500 the number of parking spots that will be available in the area after the massive redevelopment of Crescent Apartments and the surrounding area is completed.

Some of LADP’s reasons for the reduction:

  • The county has parking standards for suburban development, but since the Crescent redevelopment is being planned in a more urban style, the developers have asked for the reduction.
  • A reduction in parking will have a positive impact on traffic levels and walkability, among other reasons. Some of the reasons, according to county documents:
  • The project has proffered a comprehensive transportation plan with specific goals and strategies targeted to reduce auto‐ownership among future residents as well as reducing parking supply.
  • The project has proffered an overall 25-percent trip reduction goal for the resident and office users, which corresponds to a strategy that reduces the parking supply.
  • Managing parking by reducing supply helps to reduce the undesirable impacts of parking demand on local and regional traffic levels and the resulting impacts on community livability.
  • The project seeks to promote a vibrant community where people can live, play and work providing opportunities to limit auto‐ownership among residents; single occupancy vehicle trips.
  • This site is served by existing established Fairfax Connector and RIBs bus routes along North Shore Drive.
  • The site is located entirely within 1.65 miles of the Wiehle‐Reston East Silver Line Metro station providing a mass transit commuter option in the nearby proximity.
  • Most importantly, the project has proffered a comprehensive TDM and Parking Management Plan that will monitor and measure the project’s traffic and parking reduction goals. If the parking reductions are not achieved in the East Side, a plan to provide additional spaces has been proffered.

It has been requested that 477 fewer parking spaces serve the project. That is a parking reduction of 18 percent. The County Executive recommends that the Board approve the 18 percent parking reduction. The county also says parking should include at least 1,031 parking spaces on the west side of the development and a minimum of 1,136 parking spaces on the east side for a total of 2,167 total spaces when the project is fully developed.

When it is completed, the project will have 1,037 new residential units (including replacement of the 181 affordable units at Crescent); 60,000 square feet of retail; a 15,800-square-foot grocery store; and 78,000 square feet of office space. 

At full build-out, a minimum of 388 garage parking spaces shall be maintained to serve the West Side residential dwelling units, the county executive said.

The project also calls for a 120-space parking garage to be built on a parcel of land adjacent to the current Lake Anne Plaza. That land, formerly owned by Reston Association, was the subject of a controversial land swap in late 2o13.

The board will also conduct public hearings on several Lake Anne-area topics late this afternoon. The public hearings were deferred from the Supervisors’ Jan. 27 meeting. The three separate topics all have to due with density and development conditions, as well as stormwater management, to allow the project to finally proceed.

The project was recently recommended for approval by the Fairfax County Planning Commission.

Rendering of new buildings at Crescent/Credit: LADP

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Supervisors Considering Less Parking for Lake Anne Project

The Fairfax County Board of Supervisors are considering a request from Lake Anne Development Partners to reduce by nearly 500 the number of parking spots that will be available in the area after the redevelopment of the 24.3 acres of Crescent Apartments and the surrounding area is completed.

The county has parking standards for suburban development, but since the Crescent redevelopment is being planned in a more urban style, the developers have asked for the reduction.

A reduction in parking will have a positive impact on traffic levels and walkability, among other reasons. Some of the reasons, according to county documents:

The project has proffered a comprehensive transportation plan with specific goals and strategies targeted to reduce auto‐ownership among future residents as well as reducing parking supply.

The project has proffered an overall 25-percent trip reduction goal for the resident and office users, which corresponds to a strategy that reduces the parking supply.

Managing parking by reducing supply helps to reduce the undesirable impacts of parking demand on local and regional traffic levels and the resulting impacts on community livability.

The project seeks to promote a vibrant community where people can live, play and work providing opportunities to limit auto‐ownership among residents; single occupancy vehicle trips.

This site is served by existing established Fairfax Connector and RIBs bus routes along North Shore Drive.

The site is located entirely within 1.65 miles of the Wiehle‐Reston East Silver Line Metro station providing a mass transit commuter option in the nearby proximity.

Most importantly, the project has proffered a comprehensive TDM and Parking Management Plan that will monitor and measure the project’s traffic and parking reduction goals. If the parking reductions are not achieved in the East Side, a plan to provide additional spaces has been proffered.

It has been requested that 477 fewer parking spaces serve the project. That is a parking reduction of 18 percent. A minimum total 2,167 spaces is proposed at full build-out to serve the East and West Sides of the project.

When it is completed, the project will have 1,037 new residential units (including replacement of the 181 affordable units at Crescent); 60,000 square feet of retail; a 15,800-square-foot grocery store; and 78,000 square feet of office space. 

“We worked with the County developing features insuring the walkability of the Lake Anne redevelopment,” said Stacy Hornstein, Senior Vice President and Director of Acquisition and Development for Republic, the parent company of Lake Anne Development Partners.

“In the area around Lake Anne commercial center we developed shared parking program that is based upon the model developed by Institute of Transportation Engineers (ITE). Parking in a mixed use environment has peaks and valleys and the ITE model creates a balance of parking needs at various times during the day and night. On the Crescent property we have requested a parking reduction due partly from the walkability of the community but also the efforts we have proffered to reduce the reliance on automobiles.

The County Executive recommends that the Board approve the 18 percent parking reduction. The county also says parking should include at least 1,031 parking spaces on the west side of the development and a minimum of 1,136 parking spaces on the east side for a total of 2,167 total spaces when the project is fully developed.

At full build-out, a minimum of 388 garage parking spaces shall be maintained to serve the West Side residential dwelling units, the county executive said.

The project also calls for a 120-space parking garage to be built on a parcel of land adjacent to the current Lake Anne Plaza. That land, formerly owned by Reston Association, was the subject of a controversial land swap in late 2o13.

The board will also conduct public hearings on several Lake Anne-area topics. The public hearings were deferred from the Supervisors’ Jan. 27 meeting. The three separate topics all have to due with density and development conditions, as well as stormwater management, to allow the project to finally proceed.

The Supervisors will vote on the issue at their Feb. 17 meeting. The Supervisors will also conduct a public hearing and vote on Feb. 17 whether to move the entire Lake Anne-area plan forward.

The project was recommended for approval by the Fairfax County Planning Commission last week.

Rendering of Lake Anne/Crescent project/Credit: Lake Anne Development Partners

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On the Docket: Crescent Apartments Plan

Artists Rendering of Lake Anne Redevelopment/Credit: LADP

Correction: an earlier version of this story said the Board of Supervisors would vote on the plan on Jan. 27. They will not vote until Feb. 17.

The long-awaited Crescent Apartments/Lake Anne area plan will go before the Fairfax County Board of Supervisors in a series of meetings that get it closer to construction starting at the site of the aging apartment complex.

The first meeting is Tuesday, Jan. 27. It will focus on the public-private partnership between Lake Anne Development Partners and the county government, addressing the business aspects of the partnership such as the purchase and sale agreement and associated fees, county officials said.

The second public hearing will take place Feb. 17, and will focus on the LADP’s zoning application needed to proceed with the Lake Anne Redevelopment Plan.

Both hearings will take place at the Fairfax Government Center, 12000 Government Center Parkway. To view the latest presentation on the Lake Anne Redevelopment Plan, Click Here

The Board of Supervisors public record is open. You can send comments Supervisor Cathy Hudgins at [email protected]

A vote of final approval from the board would clear the way for the project will add needed density to the Lake Anne area with 1,037 residential units (including replacement of the 181 affordable units at Crescent). It also plans 60,000 square feet of retail; a 15,800-square-foot grocery store; and 78,000 square feet of office space. 

The project will also have a 1.1-acre central park, an outdoor amphitheater, a bike share station and 12 public art works, according to the county planning staff report.

Lake Anne Plaza will not be redeveloped as it is a historic property. However, nearby revitalization is expected to improve the retail district at Lake Anne.

The Fairfax County Planning Commission voted 11-0 on Thursday to recommend approval of the project  to the Board of Supervisors.

A big sticking point held over from the Jan. 8 planning commission meeting was the contribution of developer Lake Anne Development Partners to the Fairfax County Park Authority. LADP wanted to proffer $100,000; the park authority wanted them to pay $1.4 million. The two sides reached a deal at a $500,000 contribution prior to Thursday’s planning commission meeting.

The planning commission also agreed to waive some conditions set forth by the planning staff concerning residential street length, transitional barriers and underground stormwater facilities.

LADP was chosen by the county in 2013 to redevelop the aging Crescent Apartments, which was purchased by the county in 2006 for affordable housing.

See the entire staff report on the project on Fairfax County’s website.

Photo: Artists rendering of Lake Anne-area redevelopment/Credit: LADP

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Crescent Developer Ups Parks Contribution to $500K

Fairfax County Planning Commission on Thursday recommended the plan for major redevelopment at Crescent Apartments and the area surrounding Lake Anne Plaza move forward to the Fairfax County Board of Supervisors.

The Supervisors will give a final vote on the project on Tuesday.

“The actions we take tonight are a step forward in a long (process) of redevelopment of Reston’s first village at Lake Anne Center,” said Frank de la Fe, the Hunter Mill representative.

The planning commission held a public hearing on the project on Dec. 8. The main issue that caused the two-week deferral in the planning commission decision was a discrepancy in how much money Lake Lake Anne Development Partners should proffer to the Fairfax County Park Authority.

LADP wanted to give $100,000 to the parks department. The standard county rubric for fair share contributions to the Park Authority is $893 per resident. That means LADP should make a contribution of about $1.4 million, the county’s staff report said.

LADP reps agreed on Thursday to give $500,000 to the park authority.

The planning commission also agreed to waive some conditions set forth by the planning staff concerning residential street length, transitional barriers and underground storage facilities.

Some larger issues raised in the staff report, including the realignment of Village Road, will be worked out before construction begins, said de la Fe.

LADP was chosen by the county in 2013 to redevelop the aging Crescent Apartments, which was purchased by the county in 2006 for affordable housing.

LADP’s plans for the area include 1,037 residential units, including replacement of the 181 affordable units at Crescent; 60,000 square feet of retail; a 15,800-square-foot grocery store; and 78,000 square feet of office space. The project will also have a 1.1-acre central park, an outdoor amphitheater, a bike share station and 12 public art works, according to the staff report.

See the entire staff report on the project on Fairfax County’s website.

Photo: Rendering of plans for Crescent Apartments site/Credit: LADP

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On the Docket: Lake Anne, Crescent Apartments Plan

Crescent The Fairfax County Planning Commission is set to make a decision Thursday that will move forward the massive redevelopment plan at Crescent Apartment and the surrounding area.

Lake Anne Development Partners had a planning commission public hearing on Jan. 8. but the planning commission deferred decision due to several areas of concern.

Among them:

  • How much money LADP should contribute to the Fairfax County Park Authority. The developer says $100,000. The planning commission says $893 per new resident, which totals about $1.4 million.
  • How Village Road will be vacated during the time it is realigned to provide better exposure and sight lines through to Lake Anne.
  • Square footage requirements for Land Units A and D. The county is concerned it will not reach its true mixed use goal.
  • The planned grocery store. LADP wants to market it for one year; the county thinks it should be a three-year project.
  • The county wants an $265,000 elevated walkway from the parking garage to the grocery store. LADP says it would provide minimum return on investment.
  • LEED certification for the grocery store building. Strobel said it would be difficult to get certification for the grocery store, but if a grocery store ends up not being built  they are willing to comply.

Once the planning commission recommends the plan for approval, it moves on to the Fairfax County Board of Supervisors for final approval. It is slated to be on the Supervisors’ Jan. 27 agenda.

LADP, a division of Republic Land Development, was chosen by the county in the summer of 2013 to redevelop the county’s 16-acre Crescent Apartments site as well as areas adjacent to Lake Anne Plaza’s Historic District.

LADP’s plans for the area include 1,037 residential units, including replacement of the 181 affordable units at Crescent; 60,000 square feet of retail; a 15,800-square-foot grocery store; and 78,000 square feet of office space.

The project will also have a 1.1-acre central park, an outdoor amphitheater, a bike share station and 12 public art works, according to the staff report.

At the Jan. 8 hearing, a county rep said $100,000 is just 7 percent of what LADP should be offering for recreational amenities.

“It is the staff’s opinion that what LADP is providing enhances the quality [of the area], but does not provide active amenities such as basketball courts or athletic fields,” a county representative said.

Lynne Strobel, the attorney representing LADP at the Jan. 8 hearing, said the developer’s application “is providing significant and costly improvements to Washington Plaza. Those are not unlike parks; they are public areas that serve the community.”

Strobel said the improvements to Washington Plaza total $1.2 million, so an alternative formula for LADP’s contribution should be used. The developers also said new residents would be Reston Association members, so their added yearly assessments would be boosting coffers for recreational amenities in Reston.

See the entire county staff report on Fairfax County’s website.

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Lake Anne Plan Begins 2015 at Planning Commission

The plans for massive redevelopment in the Lake Anne area are ready to move forward in 2015. The first step: a Fairfax County Planning Commission public hearing on Jan. 8.

A 350-page staff report issued by the county planning commission in late December recommends approval of the redevelopment, provided developers Lake Anne Development Partners meet proffer and other conditions.

Lake Anne Development Partners was chosen by the county in the summer of 2013 to redevelop the area, including the 16-acre site of the county-owned Crescent Apartments.

LADP’s plans for the area include 1,037 residential units, including replacement of the 181 affordable units at Crescent; 60,000 square feet of retail; a 15,800-square-foot grocery store; and 78,000 square feet of office space.

The project will also have a 1.1 acre central park, an outdoor amphitheater, a bike share station and 12 public art works, according to the report.

See the entire report on Fairfax County’s website.

Among some of the staff report conditions:

  • LADP must contribute $100,000 in four installments to the Fairfax County Park Authority. Additionally, Fairfax County recommends $893 per new resident as a proffer guideline, which means that LADP should eventually contribute more than $1.4 million to the park authority. 
  • LADP must contribute $1,006,725 to Fairfax County Public Schools
  • Road improvements will include widening Village Road from North Shore to Baron Cameron, with three northbound and two southbound lanes.
  • Build an elevated walkway from the Crescent Apartments area and a 10-foot-wide Crescent Trail.

In December, the Fairfax County Board of Supervisors approved comprehensive plan changes for Lake Anne-area revitalization.

The changes approved in December mostly tweaked densities and added continuity to the six separate land bays, including the county-owned Crescent Apartments, that comprise the Lake Anne revitalization area.

The interior of Lake Anne Plaza is under historic designation and will not be altered. However, Lake Anne merchants and Republic Development (LADP’s parent company) President and CEO David Peter have said they hoped added density and additional retail nearby will bring new life to the plaza.

Several Lake Anne Plaza businesses closed in 2014. Among them: Lakeside Pharmacy, Jasmine Cafe, The CupCake Ladi and New Family Naturals.

A new pet supply store, PetMAC, has taken over The CupCake Ladi space. Singh Thai restaurant at Lake Anne will move into the Jasmine space. A dry cleaner has signed a lease for the New Family Naturals vacancy. The large Lakeside Pharmacy space remains vacant and the Lake Anne Coffee House and Lake Anne Florist are both for sale.

The Reston Association Design Review Board approved LADP’s concept in October.

The county planning commission discussion and hearing will take place at the Fairfax County Government Center on Jan. 8 at 8:15 pm. If recommended for approval, the plan will go to the Board of Supervisors for a Jan. 27 public hearing.

Peter said the entire project should take at least 10 years to complete.

The staff report says the project will take place in three phases:

  • Phase 1: Demolish the Association of School Business Officials’ building, the Lake Anne Service Station and three buildings at Crescent. Replace the 181 existing affordable housing units, realign Village Road and build grocery store.
  • Phase 2: Demolish two Crescent buildings. Construct townhouses at Crescent.
  • Phase 3A, 3B, 3C: Demolish Millennium Bank building, currently housing Just Cats Clinic. Demolish convenience store building. Develop residential tower and more multifamily construction.

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Lake Anne, Crescent Ready For Next Steps in Early 2015

Artists Rendering of Lake Anne Redevelopment/Credit: LARP

Now that comprehensive plan changes for Lake Anne-area revitalization have been approved, the real work can begin on transforming Crescent Apartments and the surrounding areas.

The Fairfax County Board of Supervisors last week approved changes that mostly tweaked densities and added continuity to the six separate land bays that comprise the Lake Anne revitalization area.

That sets the stage for the next round of county discussions and approvals to begin in early January.

Lake Anne Development Partners, which was chosen by the county in the summer of 2013 to redevelop the area, has shown concept designs of a wide entry boulevard, mixed-use housing and enhanced retail.

LADP’s plan concept calls for up to 1,535 dwelling units and up to 135,000 square feet of non-residential use under full consolidation.

Crescent Apartments is a county-owned affordable apartment complex. The plans call for replacement of all 181 affordable units on the 16-acre property, as well as adding additional affordable units and market rate units, including an active seniors community.

The interior of Lake Anne Plaza is under historic designation and will not be altered. However, Lake Anne merchants and Republic Development (LADP’s parent company) President and CEO David Peter have said they hoped added density and additional retail nearby will bring new life to the plaza.

Staff reports on the Lake Anne plans are scheduled to be released in late December. The Reston Association Design Review Board approved LADP’s concept in October.

The county planning commission will discuss the Lake Anne plans on Jan. 8 at 8:15 pm. If recommended for approval, the plan will go to the Board of Supervisors for a Jan. 27 public hearing.

Peter said the entire project should take at least 10 years to complete.

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RA Design Review Board OKs Crescent Concept

(Photo via Lake Anne Development Partners)A boutique grocery store, two five-story affordable housing buildings, a two-level parking garage and a wide central park.

These are some of the features of Lake Anne Development’s Partners’ plans for a revitalized Crescent Apartments and surrounding areas near Lake Anne. The plans were approved in concept by Reston Association’s Design Review Board on Tuesday.

That means the basic plans have passed the first steps toward redevelopment. It will still need to go back to the DRB, as well as Fairfax County officials, for more discussion before the many projects get underway.

LADP has been working on its vision for a revitalized Lake Anne since summer 2013, when it was selected by Fairfax County through a Request for Proposals (RFP) process.

Overhauling the county-owned Crescent affordable housing complex, rebuilding the farmers market and creating additional office and retail space is slated to take 10 to 12 years, David Peter, president and CEO of LADP’s parent company, Republic Land Development, has said.

Historic designation prevents big changes to the retail and residential components of Lake Anne plaza. The plaza currently has a number of empty stores, but Lake Anne residents and business owners say they are hopeful added density will aid in a renewed retail atmosphere at Lake Anne.

The parking garage will be built on a swath of land that the developer acquired last year in a land swap. In the deal, Reston Association’s board trading an acre of RA’s land at Lake Anne for a parcel along Baron Cameron Avenue, as well as financial incentives and improvements.

To see the full plans, visit LADP’s website.

Photo: Rendering of new housing near Lake Anne/Credit: LADP 

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