After last-minute amendments amid the threat of a deferral, the Fairfax County Planning Commission unanimously approved a proposal to replace an office building with 300 residential units Thursday night.
The commission voted to approve the application by Golf Course Overlook LLC to rezone Golf Course Plaza — which is on the west edge of Isaac Newton Square and next to Hidden Creek Country Club. Despite a motion to approve the proposal by Hunter Mill District Planning Commissioner John Carter, members took a ten-minute recess to amend the proposal, which was fast-tracked by the Fairfax County Board of Supervisors for a vote this month.
Among other changes, members sought to clarify language that the developer would contribute up to $40,000 to the Fairfax County Park Authority if its commitment to an off-site public park fell through. The proposal preliminary calls for a partnership with Dominion Energy and local officials.
Other changes include a provision to install protecting netting or other features to protect the development from stray golf balls.
Carter said the proposal incorporates several patches of improvements to both sides of the Washington & Old Dominion trail, helping create what he said was a “linear park” in Reston.
“I think this is a new marker on the trail,” he said.
The impact of additional traffic on Sunset Hills Road was flagged as a concern by some residents.
“Sunset Hills is just a nightmare,” said Gray Wells, who lives on North Shore Drive. “Do we really need another 300 units when the others are sitting empty?”
Mark Looney, the developer’s land use attorney, said traffic analyses show the development would generate an additional 16 vehicles during peak hours. The developer plans to add a left turn lane on Sunset Hills Road at the entrance of the development. The road is currently undivided and has no dedicated turn lanes.
The building is expected to have nine stories. A three-story garage with 554 parking spaces is planned underneath the east and central portions of the building.
With the commission’s approval, the proposal now heads to the Fairfax County Board of Supervisors for a vote on September 24.
At the meeting, “road from nowhere” — a road depicted in the Reston Master Plan between Isaac Newton Square and American Dream Way — came into focus. Residents reiterated concerns that the road appeared in the plan without community input or prior notice.
Carter suggested deleting the conceptual road from the plan — a process that would require a comprehensive plan amendment. Building the road would require the approval of multiple property owners.
“The chances of that being built are almost none,” Carter said.
Photos via handout/Fairfax County Government
The proposal, which has been in the works since May 2016, would bring up to 300 residential units in a nine-story building and an office building to the site, which is located at 11480 Sunset Hills Road.
A three-story parking garage, which is connected to the building with a tunnel, with 554 parking spaces is also planned.
In an August 27 report, the county’s planning and zoning staff recommended approval of the project.
Photos via handout/Fairfax County Government
In a 12-1 vote, the committee motioned that the Fairfax County Planning Commission and the Fairfax County Board of Supervisors approve the plan for the urban neighborhood.
Peter Lawrence Companies is seeking to bring 3,200 residential units to the site, as well as up to 260,000 square feet of office, 66,000 square feet of retail, and a full-size athletic field.
The committee directed the applicant and the county to take environmental concerns voiced by the community into account as they develop the proposed athletic field.
“The committee asked that they make the field the best field possible, one that is environmentally sensitive, and a field that is open, useable, reliable and dependable in all seasons,” said chairman Rob Walker.
The committee, which meets on a monthly basis, also recommended that the commission and the board approve plans for block D of the Halley Rise Development.
Decisions on Block 6 of that development and Reston Station Promenade
Photo via Andrew Painter
The Fairfax County Planning Commission unanimously approved the redevelopment plan on Thursday night. Members praised the developer, AP Reston Campus LLC maintaining manor house — which is currently on the county’s inventory of historic places — while incorporating new architectural and forward-looking elements.
AAFMA is looking to replace two existing buildings on the site with two Class A office buildings and continue to reuse the manor house as office space, primarily to receive visitors. The plan will preserve the existing gazebo and stormwater management pond.
The manor house, which was built in 1899, was the home of A. Smith Bowman, who owned more than 7,200 acres of land in what now includes Reston.
Bowman also owned the adjacent distillery, which originally served as the Wiehle Town Hall and was used as a church, general store and distillery.
Hunter Mill District Planning Commissioner John Carter said the redevelopment plan was “an adaptive reuse of the 19th century house.”
“It will allow a valued existing employer to expand in Reston,” Carter said.
The plan includes an underground garage, a 6,2000-square-foot terrace that connects the two office building.
Andrew Painter, the attorney representing AAFMA, said the development designed the project so that the manor house — which is located in front of the two office buildings — would “pop” in front of the new office buildings.
The developer plans to construct a sidewalk along Old Reston Avenue and provide a connection to the Washington & Old Dominion Trail. Mary Ann Tsai from the county’s Department of Planning and Zoning , said the developer also agreed to connect the two planned sidewalks at the request of the county.
Dranesville District Planning Commissioner John Ulfelder encouraged the applicant to consider adding the manor house to the state and national registry of historic places.
AAFMA plans to preserve four parking spaces on the northern property line of the development plan. The county asked the developer to remove the buildings in order to reduce the amount of impervious service.
Painter said the developer plans to use the redeveloped site as their future home “for the next half century of longer.”
The project heads to the Fairfax County Board of Supervisors for approval on September 24.
AAFMA is a financial solutions provider that offers military life insurance, wealth management and survivor assistance and mortgage services.
Tweaks to Arrowbrook Centre, a mixed-use development approved in 2005 for more than two million square feet of development, are being proposed.
The developer behind the project, which is near the intersection of the Dulles Toll Road and Centreville Road, is seeking to shuffle residential units from one building to another and the change the shape of one building from a L-shape to a U-shape. Roughly 78,000 square feet of footage will be reserved for a future application.
Other proposed changes include adding up to 32 multi-family units and 10 single-family units to a second building. Changes only apply to a 3.4-acre section of the 54-acre site.
“This change would create a more cohesive community and better respond to market demand in this Metro Station area,” according to the proposal, which was submitted in mid-May.
The Fairfax County Board of Supervisors approved the project in 2005. Roughly 280,000 square feet of development were added to the site with the county’s approval in 2015.
Overall, no increase in the total gross square footage or buildings heights isis being proposed.
The Fairfax County Planning Comission will review the project in January next year.
The Fairfax County Board of Supervisors will consider three major mixed-use developments in Reston next week.
If approved, the vote, which is scheduled for Tuesday, June 25, would bring hundreds of additional residential units, as well as office space and retail to Reston’s Transit Station Areas.
The Fairfax County Planning Commission gave all three proposals a green light in previous weeks.
On the southwest corner of the intersection of Dulles Airport Access and Toll Road and Reston Parkway, Reston Crossing developers seek to build up to 1,194 residential units, 890,000 square feet of office space and 50,000 square feet of retail in a seven-building development project. Overall, the project would have up to 2 million square of development.
Developers for two other projects are requesting modifications to previously approved plans. Halley Rise, a 31-acre site previously approved by the county, could see some changes in the eight development blocks proposed on the 4.2 million-square-foot development. The project is located on the northwest corner of the intersection of Sunrise Valley Drive and Reston Parkway. Currently, grading is underway for the first phase of the development.
The developer seeks to shuffle the makeup of hotel, residential and retail uses throughout the eight blocks of proposed development. Overall, the intensity of development will not change.
Renderings via handout/Fairfax County Government
The Fairfax County Planning Commission struck down a plan to bring a 13-story building with 58 residential units near Reston Regional Library.
During a meeting yesterday (Wednesday) night, Commissioners noted that the plan by NS Reston would exceed the density and guidelines allowed for the area, which is known in planning jargon as “Part 5.”
In a report, county staff noted the property has been “marketed as a park for over 20 years.” Staff also stated that the plan was not in conformance with Reston’s comprehensive plan.
Hunter Mill District Planning Commissioner John Carter said that the commission cannot simply approve plans that do not conform with land use and density requirements. If the parcel is to be developed, it should be consolidated with the Reston Regional Library parcel to the north.
“I can’t imagine that we just disregard the comprehensive plan,” Carter said.
NS Reston is seeking to build a 180-foot residential structure on the site with a partially underground parking garage. An urban park will include public art, a wall bench and a recreational lawn.
John Hart, the commission’s vice chairman, stressed that it is within the purview of the commission to assert that a development area is too small and that maintaining the location as open space is too important to allow development at the intensity proposed.
John McGranahan Jr., the applicant’s representative, said that the development history on the site was complicated.
Despite this, McGranahan said changes between recent approvals of the comprehensive plan indicate that the proposal could be allowed.
He also disputed the way the county calculated whether or not Part 5 would be pushed beyond its development capacity if NS Reston’s plan was approved.
The project is located on the north side of New Dominion Parkway roughly 300 feet west off of Fountain Drive.
The developer did not indicate if they will appeal the decision.
Renderings via NS Reston/Fairfax County Government
Four proposed condominiums near Woodland Park Crossing are headed to the Fairfax County Planning Commission for a public hearing next Wednesday (June 12).
NVR, Inc. had received approval previously for the development of a 210,715-square-foot, multi-family building with 148 dwelling units on the site of a larger, 1.6 million-square-foot, mixed-use development.
Now, the developers want to covert the multifamily homes into four, five-story-tall condominiums totaling 185,000 square feet with 96 units for Block C.
The new plans for Block C in the Woodland Park East development would include three public open spaces and one private open space.
The rest of the development includes:
- Block A: residential townhomes
- Block B: residential townhomes and two-over-twos
- Block D: multi-family building
- Block E: offices and large urban park
Planning Commission staff recommend approval of the development, according to the staff report.
Tishman Speyer’s plan to redevelop two office buildings — Reston Crossing I and II — into a major mixed-use project with up to 2 million square feet of development got a green light from the Fairfax County Planning Commission last night (Wednesday).
A vote by the Fairfax County Board of Supervisors is set for June 8.
The project, Reston Crossing, is located at the Dulles Toll Road and Reston Parkway near the future Reston Town Center Metro Station. It is neighbored by the Reston Crescent, an approved mixed-use development that is the future home of Wegmans.
The New York-based developer plans to build seven high-rise buildings that are up to 20 stories tall around open space on the 14-acre site. The plan also includes up to 1,003 residential units.
Most of the parking on the site will be underground. Open light wells called “oculi” will allow pedestrians in the parks to look down onto the parking level.
An office building that is between 10 to 16 stories in height would be the first to be constructed if the project is approved by the Fairfax County Board of Supervisors. The first phase of construction will also include a crossing plaza, a retail plaza and a retail gallery.
Patches of open space totaling 7.4 acres are sprinkled throughout the site. For example, Halley’s Steps is a pocket park designed to transition to Edmund Halley Drive, which runs parallel to the property. A 1-acre “ribbon garden” is also planned, providing a connection from Reston Parkway to the Metro Station.
The two office buildings on the site — Reston Crossing I and II — and surface parking will remain untouched until the second phase of development. The office campus was built in 1998 and is largely undeveloped thus far.
Details of Reston Crossing are below:
- Building 1: Up to 390,000 square feet of office and up to 15,000 square feet of retail
- Building 2: Up to 130,000 square feet with between 89 or 144 residential units
- Building 3: Up to 290,000 square feet in a residential-only building with between 144 to 322 units
- Building 4: Up to 510,000 square feet with office and retail use. The building could have up to 22 stories — the tallest of all the buildings
- Building 5: Up to 245,000 square feet with up to 261 residential units and some retail
- Building 6: Up to 230,000 square feet with up to 244 residential units and some retail
- Building 7: Up to 205,000 square feet with up to 222 units and 5,000 square feet of retail
Tishman Speyer also plans to work with the owners of Reston Crescent to construct a road used by both sites. A third southbound land along Reston Parkway will be added before the first residential building permit for the second building is issued.
The company also plans to dedicate a right-of-way to the county on Edmund Halley Drive and install a traffic signal offsite between roads A and C, which are depicted in renderings above.
The Planning Commission also approved tweaks to Brookfield Properties’ Reston Crescent project next door to Reston Crossing last night.
John Carter, the Hunter Mill District Planning Commissioner, said the changes were not substantial and did not change the density of the project.
Photos via handout/Fairfax County Government
The plan for the 4.9-acre site, which is on the north side of West Ox Road and east of Fairfax County Parkway, heads to the Fairfax County Board of Supervisors for a vote in the coming weeks.
Hunter Mill District Planning Commissioner John Carter said several “magical” improvements helped address critical stormwater management and drainage issues on the site.
Carter said the county worked with the applicant to reduce setbacks on the western property line, preserve more trees, and install an underground stormwater management system.
The community has struggled with poor drainage systems in the past, with most water pooling to the center of the community.
The commission also worked with the applicant to tweak elements like the relocation of a driveway by 18 feet and the deletion of a retaining wall.
“What we’ve done in the last six weeks is to work on the layout,” Carter said.
The applicant also plans to install a new street — Prince Towne Court — that will intersect with West Ox Road.
A final vote by the Board of Supervisors has not been scheduled yet.
During the Wednesday meeting, the commission once again deferred a decision on a plan to remove 215,000 square feet of office space from Reston Heights (11830 Sunrise Valley Drive). A dispute about easement access with neighboring property owners, among other issues, stalled the vote.
Carter said the commission needed more time to resolve several issues. A vote is scheduled for May 22.
Photo via handout/Fairfax County Government
Missing Reston Man Found — Steven Stoller, 59, went missing on Monday when he left Bethesda, Maryland. He was located safe and unharmed on Tuesday, according to police. [Montgomery County Police Department]
Comscore Expands into West and Southern Africa — The Reston-based company is expanding its box office measurement services to nine African countries, including Nigeria and South Africa. Company executives say the move can capture the effectiveness of the African film market — one of the “most remarkable cultural developments in recent decades.” [Comscore]
Planning Commission Vote on Prince Towne and Reston Heights Development Proposal Tonight — The panel is expected to vote on scaling back already approved plans for Reston Heights, a mixed-use development already in progress on Sunrise Valley Drive. A vote is also expected on plans for single-family homes on the north side of West Ox Road. [Fairfax County Planning Commission]
Flickr pool photo by vantagehill
Prince Towne, LLC is seeking the county’s approval to replace four single-family homes on the north side of West Ox Road with nine single-family homes.
The Fairfax County Planning Commission will vote on the proposal tomorrow.
The new homes will front a new public cul-de-sac street with sidewalks on both sides. The new street, called Prince Towne Court, will intersect with West Ox Road, according to the development plan.
The applicant has proffered that 0.5 percent of the projected sales price of each unit will go toward the county’s Housing Trust Fund. The developer also plans to contribute $61,310 to Fairfax County Public Schools because the development will generate five additional students.
Planning and zoning staff recommended approval of the project, which they said “is similar to the adjacent residential development as well as surrounding residential areas.”
Photo via handout/Fairfax County Government
The county is considering a proposal to bring a new telecommunications facility with a 124-foot monopole and a fenced 91-by-35 foot compound to Herndon High School.
Milestone Communications Inc. is working with Fairfax County Public Schools to build the telecommunications facility on school property and lease space to wireless providers in the county, according to an application accepted by the county on April 4.
If approved, the monopole and compound would sit on the north side of the football field, just west of the visitors’ bleachers and between two existing stadium light poles. Spring antennas will be located on a platform on top of the monopole and a six-foot tall rod will extend from the tower.
It’s not the first time Milestone has worked with FCPS to build a cell tower. The company has similar projects at South Lakes High School and Herndon Middle School. Len Forkas, the company’s president said the company is committed to informing the community about the project in a transparent manner.
“We’re super excited about being able to improve services and we look forward to the whole process to obtain necessary approvals,” Forkas told Reston Now.
The compound area will be closed off by a 10-foot tall chain link fence in an attempt to create “a solid visual barrier,” according to the application. To go forward, the county must rezone land designated for general public use to the proposed public use of telecommunication facilities.
“The proposed use is benign and will not generate noise, light, dust, glare, vibration, fumes or odors. The traffic generated will be very minimal. The proposed use does not present a threat to the public health, safety or welfare and will not impact radio, television or telephone reception. It will have no negative impact upon the air and water quality, nor will it impact any existing environmental features on the subject property,” according to the submission.
Forkas also said football fields are ideal locations for cell towers because they already have tall lights.
The company says the new facility is necessary to boost coverage along Dranesville Road, Wiehle Avenue, the Fairfax County Parkway and residential communities around the high school site. Currently, Sprint’s coverage in the area is “weak,” according to the application. The tower will also accommodate up to five telecommunications carriers.
The administrative office of FCPS has approved the location on the site, according to the application.
A hearing before the Fairfax County Planning Commission is set for Oct. 2.
Photo of equipment on Lake Braddock High School property via Len Forkas
(Updated at 4:55 p.m.) The Reston Planning and Zoning Committee will start considering a new high-rise residential development along New Dominion Parkway at its meeting tonight (March 18).
NS Reston LLC wants to add a multi-family condominium building on a 36,553-square-foot parcel on the north side of New Dominion Parkway and directly south of the Reston Regional Library.
This will be NS Reston LLC’s first meeting with the committee, according to tonight’s agenda.
The Fairfax County Planning Committee will hold a public hearing on the proposal on May 16.
The committee is also set to vote on the Reston Crescent project — more commonly known as Halley Rise. The Fairfax County Planning Committee will then take up the proposal with a public hearing in May.
The Reston P&Z Committee will also hear an update on the redevelopment plan for Isaac Newton Square that would convert the office buildings into a mixed-use project.
A hearing for the county’s Planning Commission has not been scheduled yet, according to the Reston P&Z Committee agenda.
Tonight’s Reston P&Z Committee meeting will begin at 7:30 p.m. at the North County Government Center (1801 Cameron Glen Drive).
Image via Google Maps
The Fairfax County Planning Commission supported a plan to add an assisted living facility in Great Falls at its meeting last night (March 14).
The 62-unit assisted living facility would be run by IntegraCare at 1131 Walker Road — right above Leesburg Pike and close to Colvin Run Mill. Verity Commercial is partnering with IntegraCare for the development.
The 33,429-square-foot-facility aims to fill a growing need in the community — about 35 percent of the Great Falls population is age 55 or older, according to Verity Commercial.
The new facility would also serve the local community in another way. “One of the problems in Great Falls is we have a limited amount of meeting space,” Dranesville District Planning Commissioner John Ulfelder said.
He requested that small groups have access to the facility’s meeting space when it is not being used for the facility’s programming.
The building’s design is meant to have an intimate feel, with short corridors and scattered communal areas.
The facility also plans to include a theater with a system for the hearing impaired, a demo kitchen and auto door opening where residents wear a bracelet that only lets them open their own doors.
Outside, a 10-foot trail along the front of the facility would connect to Colvin Run Road so that the residents may enjoy nearby eateries.
“It’s an outstanding proposal, an outstanding facility,” Ulfelder said.