Thanksgiving food drive kicks off today — Reston Community Center, Cornerstones, and the Greater Reston Chamber of Commerce are seeking non-perishable food and other items for the food drive. Requested donations and drop-off options are available online. Donations will be collected through Nov. 19. [Reston Community Center]
Decisions on decisions for Fairfax County Planning Commission tonight — The commission kicks off November with decisions on the Midline project on the north side of the Dulles Toll Road, east of Wiehle Avenue, as well as Woodfield’s plan to replace offices with multi-family units on the opposite side of the toll road. [Fairfax County Government]
Meet the artist event canceled tonight — A performance by Luke Frazier scheduled for this afternoon at CenterStage has been canceled due to an artist injury, according to organizers. Plans are underway to reschedule the performance in the spring. [Reston Community Center]
If you thought it was just the young folks — In Fairfax County, one in seven Medicare beneficiaries leave hospital care with an opioid prescription. Of that number, 42 percent remain on opioids three months later, according to county data. [Fairfax County Government]
Meet the author event at Scrawl Books — Young adult author Jessica Spotswood returns for a conversation about her Cahill Witch Chronicles series and short story collection. Special guest Nura Behgoman from Herndon High School’s book club will also join Spotswood. [Scrawl Books]
Nearby: Information sought on Farea sisters’ disappearance — Local police are looking for information about two sisters from Fairfax County who were found dead in New York several days ago. [Fairfax County Police Department]
(Photo of Lola, a local cat caught “wondering why our azaleas are blooming in late October,” snapped and submitted by Gretchen Bock)
The Fairfax County Planning Commission delayed a decision on the Midline, a 1.8-million-square-foot mixed-use project, for the second time.
The project by JBG Smith, EYA and Chevy Chase Land Co. aims to create a 17.5-acre development east of Wiehle-Avenue and south of Sunset Hills Road with four blocks of development.
Hunter Mill District Planning Commissioner John Carter said the county is still working with the development team to ensure the development has a sufficient number of workforce and affordable dwelling units, as well as a suitable mix of assisted living and multi-family units.
“The applicant is making progress on this,” Carter said at an Oct. 11 Planning Commission meeting. The development team is meeting the county “halfway” on its requirements for a balanced mix of affordable housing and appropriate services for residents of assisted-living units and multi-family units.
Block A would include one building with 127 independent units and a 33-bed assisted living facility. The second building would include a 325-unit multi-family building and around 103,870 square feet of other uses. Block B would include a 225-unit multi-family building and around 260,000 square feet of office space. The 14-story office building is the tallest in the development. The plan for blocks C and D is more flexible, with a mix of multi-family units and townhouses proposed. Overall, the residential portion of the development would serve up to 1,500 residents.
A decision was deferred to Nov. 1 at 7:30 p.m. The case, which was previously deferred in late September to Oct. 11, has not yet been docketed for the Fairfax County Board of Supervisors.
Photo via handout/Fairfax County Government
No fare hikes — Metro doesn’t plan to raise fares next year, which it typically does every other year. But that also means there no immediate plans to increase service. [WTOP]
‘Midline’ reaches end of the line — Three big-name developers are partnering to build the mixed-use project near Wiehle-Reston East. The Fairfax County Planning Commission votes on the project tonight. [Fairfax County Government]
Creative response set for tonight –– Malgorzata J. Rymsza-Pawlowska, an assistant professor at American University, will lead the audience through a creative response on work currently on display at the Greater Reston Arts Center from 7-8 p.m. [Greater Reston Arts Center]
Photo by Elizabeth Bley
The Fairfax County Planning Commission deferred a decision on an application to rezone 4.3-acres of land to build a 145-unit multifamily building on the southwest corner of Reston Parkway and Sunrise Valley Drive.
Reston Corner, the name of the project, would bring a seven-story, $30 million residential building and a 438 free-standing, above-grade parking garage to the area, which is currently the site of surface parking and stormwater management pond. The garage would serve three office buildings next to the property.
Members of the commission flagged several concerns about the project, including the possibility that lighting in the garage would disturb residents in the adjacent apartment building.
Eight business condominiums who own a building directly south of the development said they were concerned the residential building would produce additional traffic for the Cascades South Condominium Association. David Gill, the association’s president, said the development could add up to 200 cars per day on a road next to the association.
The project is also next to the Reston Crescent, a 36-acre project. Residents would cross through that development to walk to Metro.
The developer took issue with providing $10,00 for a traffic preemption device during site plan approval. Instead, Mark Looney, the development team’s representative said it was more appropriate for the developer to offer the money once development was imminent at the time of the issuance of a building permit.
MaryAnn Tsai of the Fairfax County Department of Planning and Zoning, said the Fairfax County Fire and Rescue Department often request receiving funds for the devices when site plans are developed.
But Looney said it was unclear why the fire department needs the funds early in the development process but said the development team would be willing to comply with any requests. “If that’s the only point we’re arguing about, then the rest of the project is pretty darn good,” Looney said.
Other planning commissioners said they wanted to see other features of the plan, including the parking arrangement for workforce housing units, whether or not a tot lot would be shared by office tenants and residential units. Fairfax County Planning Commissioner Ellen Hurley also said she wanted to see a space for dog walking — an amenity the project did not yet have.
The commission will vote on the project on Oct. 18.
Photos via handout/Fairfax County Government
A proposal to build 145 multi-family units and offices is headed to the Fairfax County Planning Commission for approval on Thursday (Oct. 4).
An affiliate of Angelo, Gordon & Co. hopes to rezone office property to build the residential development on 4.3 acres of land on the southwest corner of Reston Parkway and Sunrise Valley Drive. A second application is under consideration by the same developer to increase the density of 9.9 acres of adjacent land as part of the same proposal.
The site of the project, called Reston Corner, is currently an office park. The developer hopes to create “a new urban neighborhood” with a seven-story residential building and an 85-foot office building.
The Fairfax County Fire and Rescue Department has requested $10,000 from the developer to install one traffic signal preemption device in order to “meet response time goals to emergency incidents,” according to a staff report.
The county estimates the development will generate 16 new students. The developer will contribute $12,262 for each student.
Other features of the plan include the following:
- A four-level garage with a maximum height of 40 feet.
- The garage will be screened from view from Reston Parkway by existing office buildings and the residential project.
- 12 percent of the residential building will be set aside as workforce housing.
- The developer seeks special exception to increase density across the existing office uses.
- Outside seating on the western edge of the residential building for “gathering and relaxation.”
A date before the Fairfax County Board of Supervisors has not yet been set.
Photos via handout/Fairfax County Government
Despite concerns about transparency, the Fairfax County Planning Commission has recommended approval of a new subdivision at McMillen Farm last week.
Tradition Homes, LLC, requested 5.76 acres of land east of Dranesville Road be rezoned from one residential dwelling unit per acre to three residential dwelling units per acre to allow for the construction of 13 homes.
Lots range in size from 11,650 square feet to 25,840 square feet along a new cul-de-sac connected to Dranesville Road. The site was home to McMillen Farm, listed as a heritage resource on the Fairfax County Inventory of Historic Sites since February 1996.
Still unclear is the ultimate fate of Coomber Hall, a dairy barn county documents say date back to 1850. It was remodeled in 1968 to serve as a school of music and dance. However, since April 2017 the Hall has been classified as an unsafe structure due to significant damage to the roof and walls.
In response to public discussion on Sept. 20 concerning the historic buildings at an earlier meeting, attorney Shane Murphy said historic preservation measures on the site would include the hay barn.
“In my view, the overall revisions are appropriate and important revision steps [that address] the concerns raised by the Planning Commission,” said John Ulfelder, a planning commissioner representing Dranesville District.
But Phillip Niedzielski-Eichner, a planning commissioner representing Providence District, said state legislation limiting discussion of rezoning conditions left him unable to fully question the development proposal’s plans for historic resources on the site.
“The norms and practices of this commission are to freely, openly and transparently ask questions of staff, applicant and speakers,” said Niedzielski-Eichner. “I was not confident… I could craft questions without running afoul of new proffer laws. I was disturbed staff and colleagues both referenced proffer law as constricting our ability to engage applicant on land use matters.”
Niedzielski-Eichner abstained, but the remaining eleven planning commissioners voted to approve the rezoning. The rezoning application now goes to the Fairfax County Board of Supervisors but has not been docketed for a meeting.
Photo via Newmark Grubb Knight Frank
A decision on The Midline, a 1.8-million-square-foot development proposed near the Wiehle-Reston East Metro Station was delayed to Oct. 11 by the Fairfax County Planning Commission on Thursday (Sept. 27).
JBG Smith, EYA and Chevy Chase Land Co. are partnering to create a 17.5-acre development east of Wiehle Avenue and south of Sunset Hills Road with up to 1.2 million square feet of residential development, 260,000 square feet of office space and up to 250,000 square feet of retail.
The development team plans to design four blocks and has offered the county two development options. The first would include 1,058 residential units and 251,150 square feet of secondary uses and the second plan would include 1,098 residential units and 187,750 square feet of secondary uses.
The case is not yet docketed for the Fairfax County Board of Supervisors.
Photo via handout/Fairfax County Government
Three big-name developers are partnering to build the “Midline,” a mixed-use project with 1.8 million square feet of development near the Wiehle-Reston East Metro Station.
If approved, the project by JBG, EYA and Chevy Chase Land Co. would bring 1.2 million square feet of residential development, a senior living center, 260,000 square feet of office and up to 250,000 square feet of retail to 17.5 acres east of Wiehle Avenue, south of Sunset Hills Road, and west of Michael Faraday Drive.
The Fairfax County Planning Commission will vote on the project on September 27. A vote by the Fairfax County Board of Supervisors is likely in October, but an official date has not been scheduled yet.
The plan requires redevelopment of four low-rise office buildings and surface parking. Northern Virginia Community College will relocate to 1821 Michael Faraday Drive, two blocks east of the development. Plans for the relocation of Marymount University are not known.
Four blocks with several buildings are proposed. Block A would include one building with 127 independent units and a 33-bed assisted living facility. The second building would include a 225-unit multi-family building and around 103,870 square feet of other uses. Block B would include a 225-unit multi-family building and around 260,000 square feet of office space. The 14-story office building is the tallest in the development.
The plan for blocks C and D is more flexible, with a mix of multi-family units and townhouses proposed. Overall, the residential portion of the development would serve up to 1,500 residents.
The applicant is also seeking a 21 percent reduction in the number of required parking spaces. State law allows reductions if proposed development has high density and is nearby a current or planned Metrorail station.
In an Aug. 30 report, staff from the county’s Department of Planning and Zoning said the location of townhouses along Reston Station Boulevard is “a central site design concern.” Reston’s comprehensive plan envisions the street as a main street with ground floor retail. The report also notes that lawns for townhouse owners are so small they may be hard to maintain.
In addition to contributions to the county’s road fund, the applicant will provide $40,000 for four new traffic signal preemption devices near the development and around $1.5 million for the county’s school fund. Estimates indicate the development would generate between 123 and 148 new students.
The Midline project adds itself into a mix of approved and in-progress applications near the Wiehle-Reston East Metro Station.
Photos via handout/Fairfax County Government
The expansion of RTC West, JBG Smith’s mixed-use project less than quarter-mile walk from the future Reston Town Center Metro Station, is getting closer to final approval. The Fairfax County Planning Commission unanimously approved the project, which adds up to 576 multifamily units, 700,000 square feet of office space and 1.4 million square feet of new development to the existing office park, on Thursday night.
The developer plans to embark on a multiphase expansion for the area, which is bounded by the Washington & Old Dominion Trail to the North and Reston Town Center Parkway to the east, over the next several years. The site is currently home to three six-story office buildings, two parking garages, and retail tenants like Cooper’s Hawk Winery, Nando’s Peri-Peri and honeygrow.
A timeline for the project is pending approval.
If approved and built, the project will add another mixed-use component near the future RTC Metro Station. RTC West is next to the recently approved Reston Gateway project. The Fairfax County Board of Supervisors will vote on the project on September 25. The site design incorporates the future Town Center Parkway underpass that would connect Sunset Hills Road to Sunrise Valley Drive through a tunnel under the Dulles Toll and Access Road, according to the application.
Hunter Mill District Planning Commissioner Frank Carter said the county worked with the developer to address several issues, including the distribution of workforce dwelling units. The project will provide affordable units at 80, 100 and 120 percent of the Area Median Income. Parking will not be assigned to each residential unit. In order to simplify the process, Carter said affordable units will receive parking at 70 percent the price of parking for market-rate units. The entire project is expected to provide around 2,900 parking spaces for residents and employees.
Carter said that if parking works like the parking in RTC, the arrangement should be sufficient. The site plan accommodates 57 on-street parking spaces, encouraging people to use other ways of getting around other than cars.
The plan, which includes 3.4 acres of open space, is as follows:
- Buildings 1, 2, and 3: Existing six-story office building with retail on the ground floor will remain.
- Building 4: A one-story freestanding restaurant, Cooper’s Hawk Winery, will remain.
- Building 5: A new eight-story office with 160,000 square feet, including 10,000 square feet of retail.
- Building 6: A new 22-story office building with 396,000 square feet, including 16,000 square feet of retail.
- Building 7: A 20-story residential building with 293 multi-family units.
- Building 8: A new 22-story residential building with 283 multi-family units. This building wraps the north facade of a second parking garage.
- Building 9: A new seven-story office building located on top of a current parking structure.
- Building 10: A one-story freestanding restaurant located on the common green.
A new right-only entrance from southbound Town Center Parkway at the north of the property line will be added to the development. The site itself will contain existing internal streets with on-street parking. Other planned improvements include a new westbound, shared right-turn lane and a five-woot on-road bicycle lane on Sunset Hills Road. A five-foot wide bicycle lane will also be provided on Town Center Parkway.
Photos via Fairfax County Government
Two residential projects are up for a vote by the Reston Planning and Zoning Committee on Monday at 7:30 p.m. in the North County Government Center.
Woodfield Acquisitions is seeking to redevelop Roland Clarke Place, a 3.6-acre of land less than one mile from both the Wiehle-Reston East and Reston Town Center Metro Stations. The developer seeks to replace the office building on 1941 Roland Clark Place with 310 residential units in one building. The second office building at 1950 Roland Clarke Place would be redeveloped at a later date.
Plans include courtyards, pocket parks, a dog park and a trail that loops around the property. If approved, the project would be developed in two phases. A public hearing date before the Fairfax County Planning Commission is set for October 11.
The committee will also consider a second proposal by Pulte Home Company, LLC to rezone intended for industrial use to allow for planned commercial development. Plans include building 40 single family attached units and a parking garage. The project is located at 12700 Sunrise Valley Drive.
The existing office on the property will remain. Open space amenities include a tot lot, a wildlife observation area, a central green space, and a gathering place with public art for future residents and employees of the office building. According to the application, the plan is intended to transition between existing and planned high-intensity development surrounding the future Herndon Metro Station and single-family houses across Sunrise Valley Drive. A public hearing before the Planning Commission is set for September 13 at 7:30 p.m.
Photo via Google Maps
Pulte Homes Corp. has submitted plans to the county to add residential development to Reston Arboretum, which is located on the southern edge of the Dulles Toll Road at 12700 Sunrise Valley Drive.
The company is seeking to rezone the property from industrial uses to planned development commercial, which allows for office and residential uses. Under the current proposal, 44 single-family attached residential units and a parking garage.
The four-story office building on the property will remain. It was built in 1998 and contains 95,600 square feet. According to JBG Smith’s website, the property is within walking distance from the Herndon-Monroe Park & Ride and the future Herndon station.
A public hearing on the proposal is set for September 13 at 7:30 p.m. before the Fairfax County Planning Commission. The county’s planning and zoning staff will release their assessment of the project on August 29.
Map via Google Maps
Reston Gateway, a 33-acre mixed-up project and the future home of Fannie Mae, received a green light from the Fairfax County Planning Commission Thursday night.
The development proposal, which includes 2.2 million square feet of office space, a 570-room hotel, 93,000 square feet of retail, and 2,010 residential units, heads to the Fairfax County Board of Supervisors on July 31.
Boston Properties plans to develop the property in two phases. During phase one, blocks A through D will be building and two existing high-rise buildings on Blocks E through L will remain. During phase two, office buildings will be removed to make way for Blocks E through J. Sixteen percent of the residential units — 322 units — will be workforce dwelling units.
Noting that the project overall seemed strong, Planning Commissioner Ellen Hurley cast the only vote against the proposal. Hurley said she was concerned the developer reduced income requirements for affordable units to 70, 80, and 90 percent of the area median income — a reduction that she said was unfair to the commission.
“If the policy is not working, then perhaps we should revise the policy,” Hurley said.
The project, which runs from the door of Metro to the border of Reston Town Center, is located on the north side of Sunset Hills Road from Reston Parkway to Town Center Parkway.
The commission approved a five percent parking reduction for off-street parking in phase one and a nearly 11 percent reduction in off-street parking for phase two. Overall, the plan contemplates a reduction of 660 parking spaces.
Part of the deal includes the conveyance of a 60,000-square-foot performing arts center planned in phase two of the development. The building would be conveyed to the county’s board or another entity. If the plan fails, Boston Properties will provide required contributions for an athletic field, according to Hunter Mill District Planning Commissioner John Carter.
Carter said he was comfortable with the parking arrangement, especially for residential units. Affordable units will receive one space reduced at a set price based on the income tier and all spaces will be unbundled from units.
Parking reductions for Reston Gateway are acceptable because the development sits on top a Metro Station, Carter said. Unlike the recently approved residential building on 1801 Old Reston Avenue, street parking options and planned sidewalks should encourage more pedestrians to walk in the area, Carter said. A full commitment to the road fund will also be provided.
The breakdown of each block is below:
- Block A: A 420-foot office building with retail and restaurant uses
- Block B: A 380-foot office building with retail and restaurant uses
- Block C: A 249-room hotel with retail and restaurant uses
- Block D: A 600-unit residential unit with retail and restaurant uses. The block will include a five-level parking garage
- Block E: A 930-unit residential building with retail and restaurant uses, as well as three levels of underground parking and six levels of above-grade parking
- Block F: A 480-unit residential building with two levels of underground parking and five levels of above-ground parking
- Block G: This block is pending a Planned Residential Community amendment. It could contain a hotel, retail, restaurants and a six-level parking garage, as well as office uses
- Block H: A two-level building with 6,000 square feet of commercial uses on the ground level and a possible landing area for the second level of a pedestrian bridge across Sunset Hills Road from the Metro Station
- Block J: An office building with three levels of underground parking. This block could be conveyed to the Board of Supervisors for a future performing arts center
Handouts via Fairfax County Government
Need a staycation — Jessica Bigger offers a dozen ideas on how to plan a staycation in Reston. [Reston Association]
Planning commission meeting tonight — As one county board supervisor recently said, development in Reston is “on fire.” Three major projects — including RTC West — are on the planning commission’s agenda tonight. [Fairfax County Government]
‘Take a Break’ concert tonight — Enjoy a breath of “Fresh Air,” a performance that will bring party dance hits to Lake Anne Plaza. The event is free and open to all ages. [Reston Community Center]
Photo via Fairfax County Handout
Brookfield Property’s 36-acre Reston Crescent project will head to the Fairfax County Board of Supervisors for final approval on July 31.
Despite attempts to improve the developer’s commitment to affordable housing, the project, located on northwest corner of the intersection of Reston Parkway and Sunrise Valley Drive, was given a green light by the Fairfax County Planning Commission on July 12.
Brookfield’s plan for affordable housing would include 258 workforce housing at 70, 90, and 100 percent of the area median income — a rate lower than the county requirement of 80, 100 and 120 percent. In exchange, the developer wants to reduce its contribution to the county’s affordable housing fund. It plans to provide $2.6 million.
The four-million-square-foot project is the future home of Wegmans. Up to 1,721 residential units, 1.9 million square feet of office space, a hotel and 380,000 square feet of retail are planned on the site. Two existing office buildings will remain.
Brookfield contends it should not have to offer contributions to the housing fund for two existing office buildings on the site which were approved before the current project was filed with the county. Affordable housing contributions are calculated based on the square footage of the project’s non-residential elements.
Hunter Mill District Planning Commission John Carter said he supported the developer’s plan because increasing the level of affordability for residential units helps renters who may not otherwise be able to afford rents at higher percentages of the AMI.
However, staff from the Fairfax County Department of Planning and Zoning said the AMI levels being proposed are similar to current rents of comparable projects in Reston’s Transit Station Area.
“We didn’t feel that the county was really benefitting from the levels being proposed,” said Mary Anne Tsai, a staff coordinator with the county’s Planning Division.
John Ulfelder, the planning commissioner for the Dranesville District, said the commission’s discussion about affordable housing warrants a closer look at the county’s policy. Ulfelder said a frequent concern cited by millennials entering the workforce is the lack of affordability areas in Reston’s Transit Station areas.
“Who are we trying to help with the policy?” Ulfelder said.
Carter also noted the developer has committed to meeting county requirements for the road fund and an athletic field, which will include a practice field and 50 parking spaces at the intersection of the Dulles Toll road and Hunter Mill Road.
The developer’s plan, as proposed, would not sufficiently meet Fairfax County standards at the intersection where the development is planned, according to staff from the Fairfax County Department of Transportation.
Although Brookfield will alter the grid of streets and has committed to other road and traffic proffers, significant investment in other major improvements that will yield the greatest benefit — a more complex buildout of the grid of streets, the Soapstone Connector, and the Town Center Parkway underpass — is required to ensure the intersection has acceptable levels of service.
Handout via Brookfield Properties
Time for the crescent — The Fairfax County Planning Commission is scheduled to review the Reston Crescent project, a mixed-use development plan that includes a new Wegmans, tonight at 7 p.m. [Fairfax County Government]
And time for the full moon — Experience the moon at Frying Pan Park tonight at 8:45 p.m. Attendees between ages seven and above can view the moon through telescopes, take a walk around the farm and enjoy a theme-related dessert. [Fairfax County Government]
Nearby: Unarmed man dies in police custody — Six local police officers have been placed on administrative leave as an investigation continues on how an unarmed, naked man died after encountering police in Northern Virginia. [Richmond Times-Dispatch]
“Take a Break” concert series tonight –– Cheich Hamala Diabata brings the traditional music of Mali, mixed with modern grooves, to Lake Anne Plaza tonight at 7 p.m. [Reston Community Center]
Flickr pool photo by vantagehill
