Isaac Newton Square could shed almost 300 parking spaces in its metamorphosis from office park to mixed-use development.
In a final development plan submitted to Fairfax County on March 18, APA Properties proposes eliminating 299 parking spaces that currently serve three buildings it plans to remove from the property.
The buildings up for removal include office buildings at 11440 and 11410 Isaac Newton Square North as well as 1928 Isaac Newton Square, which houses Reston Montessori School. The three structures collectively require 5o7 parking spaces, according to the development plan, which has not yet been accepted by the Fairfax County Department of Planning and Zoning.
“299 spaces to be removed is less than 507 spaces required for the buildings to be removed, therefore there is no impact to the parking requirement,” APA says in its plan for the first phase of roads for the development.
The developer stated in its conceptual development plans for the project, which was approved by the Fairfax County Board of Supervisors on Oct. 15, 2019, that the site will feature 4,063 parking spaces — 3,920 garage spaces and 143 surface spaces — the minimum amount required for what it is envisioning.
In addition to 2,100 residential units, about 300 of which will be hotel rooms, the Isaac Newton Square redevelopment will contain 260,000 square feet of office, around 69,000 square feet of retail space, and a synthetic turf athletic field.
The submitted final development plan also provides a closer look at the new grid of streets that APA is contemplating for the 15.3-acre northern section of the site. The map shows the addition of two private roads — Center Street and Isaac Newton Square East — extending north perpendicular to the existing street of Isaac Newton Square North.
Isaac Newton Square South is expected to be the only public road on the property, but APA says in its proffer statement that “a public access easement…will be recorded over all private streets and associated sidewalks internal to the development.”
The developer’s proposed road and infrastructure improvements also include a proposed 10-foot-wide asphalt trail along Wiehle Avenue that it says will satisfy Fairfax County’s countywide trails plan, which calls for a major paved trail on Wiehle.
Images via Andrew Painter, APA Properties/Fairfax County Department of Planning and Zoning
Document Shredding Schedule Set for Fairfax County — The county’s solid waste management program has set the schedule for document shredding. The next shredding date is this Saturday. [Fairfax County Government]
COVID-19 Vaccine Form Now Available in Spanish — The county’s vaccine registration form is now available in Spanish. Users can toggle between the English and Spanish versions of the form by selecting language on the top right of the screen. [Fairfax County Government]
Drive-In Movies Take Place in Isaac Newton Square Parking Lot — Reston Association is holding its first drive-in movie event at 7:30 p.m. this Saturday. The event is $40 per car for RA members and $50 for all others. [RA]
Northern Virginia Reports Rise in COVID-19 Cases — “The Virginia Department of Health reported 674 new cases in Northern Virginia on Thursday, the most since Feb. 13. The region’s seven-day average of new cases, which peaked Jan. 18 at 1,628.4, had fallen as low as 318.4 on Saturday, but now stands at 407 cases per day.” [Inside NoVA]
Photo via vantagehill/Flickr
Construction on a new pedestrian and bicyclist bridge over Wiehle Avenue is expected to begin in the summer of 2022.
The project, known as the Wiehle overpass, is currently in the land acquisition phase. Once completed — most likely in the summer of 2023 — the project would offer a new trail crossing at the intersection of the Washington & Old Dominion Trail and Wiehle Avenue.
Upgrades would begin near the Isaac Newton Square development to the west of Wiehle Avenue and end near Michael Faraday Court to the east.
The project would also connect with a future trail to the trail from the Isaac Newton Square development.
The Fairfax County Department of Transportation has received right-of-way authorization from the Virginia Department of Transportation. Dominion Energy’s overhead transmission line is located on Northern Virginia Regional Park Authority property.
An addiction treatment center for drugs and alcohol recently announced its plans to expand into the Reston area.
Sandstone Care specializes in addiction treatment and care for young adults and teens. The center plans to open its doors for patients this spring at 11415 S. Isaac Newton Square, according to its Facebook page.
“We’re excited to announce the opening of our Reston, VA office in early Spring 2020!” the post said. “Stay tuned for more information, including details of our upcoming Open House!”
Currently, Sandstone Care has locations in Colorado and D.C. for patients ages 13-30, according to its website. Outpatient care options include detox, teen residential treatment, extended care, sober living programs and more, according to the website.
Reston Now reached out to Sandstone about the upcoming location and is awaiting more details.
Photo via Sandstone Care/Facebook
One of Reston’s first office developments has officially been approved for major redevelopment.
A 32-acre piece of Isaac Newton Square — which is roughly a quarter-mile from the Wiehle-Reston East Development — will be transformed with 2.8 million square feet of new construction, including around 2,100 residential units.
The Fairfax County Board of Supervisors officially approved the project, which is a joint venture between MRP Realty and landowner Peter Lawrence. Cos., on Tuesday (Oct. 15).
Isaac Newton Square is currently developed with around 437,000 square feet of office and industrial space. The first industrial tenant in Reston came to Isaac Newton Square in November of 1964. Reston’s first residents came a month later.
The redevelopment plan includes 10 blocks of development, including 300 hotel rooms, 260,000 square feet of office space and around 69,000 square feet of retail.
An athletic field is proposed along the southern edge of the property. Parking garages throughout the site will provide 3,920 of the 4,063 total spaces on the site. The full-size athletic field, which would be located next to the Washington & Old Dominion Trail, is nearby a planned amphitheater and a public civic plaza.
The existing internal roads on the site — Isaac Newton Square North, East, South and West — form the basis of the grid-of-streets for the site. Isaac Newton South, a two-way roadway, is the only public road proposed on the property, providing a second access point from Wiehle Avenue. Southbound traffic turning right from Wiehle Avenue on westbound Isaac Newton Square will use a proposed 88-foot taper.
Subsequent development plans for specific blocks will go before local and county planning bodies as the project comes close to groundbreaking.
Photos via handout/Fairfax County Government
The Fairfax County Planning Commission unanimously approved a plan to redevelop Isaac Newton Square Thursday night, green-lighting another major mixed-use development near the Wiehe-Reston East Metro Station.
APA Properties is seeking to rezone nearly 32 acres of land from industrial use in order to accommodate up to 2,100 units, including around 300 hotel rooms. Ten blocks of development are proposed, with 260,000 square feet of office and around 69,000 square feet of retail space.
Unlike other developments, an athletic field proposed along the southern edge of the property. Parking garages are planned throughout the development, but single-family units will have surface parking.
The project is located north of Sunset Hills Road and the Washington & Old Dominion Trail between Wiehle Avenue to the east and Hidden Creek Country Club to the west. Planning commissioners approved the project after ensuring it complied with current stormwater management guidelines — not old regulations the developer sought to retroactively apply to the current project.
Hunter Mill District Planning Commissioner John Carter also noted the athletic field will be composed of synthetic turf. Crumb rubber was dropped in favor of other materials.
APA Properties plans to construct a southbound, right-turn lane from Wiehle Avenue onto Isaac Newtown Square North. An eastbound right-turn lane is proposed exiting the property onto Wiehle Avenue. Isaac Newton South, a two-way roadway that runs across the southern portion of the property, is the only public. Road proposed on the property.
In a recent report, the county’s planning and zoning staff recommended approval of the project. The proposal heads to the Fairfax County Board of Supervisors for a vote on Oct. 15.
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
Three major development proposals head to the Reston Planning and Zoning Committee for a vote on Monday (August 19.
The committee, which meets at the North County Government Center at 7:30 p.m., will vote on plans for Isaac Newton Square, Halley Rise and Reston Station Promenade.
Peter Lawrence Cos and MRP Realty are partnering to redevelop Isaac Newtown Square, an aging office park at Sunset Hills Road and Wiehle Avenue, into a mostly residential neighborhood with around 2,100 units. The plan also includes an athletic field.
One Reston Co. LLC and Two Reston Co. LLC’s Halley Rise project — which is the site of the future Wegmans — is also on the docket. The developer is seeking the committee’s approval for changes to two blocks of development, which is located north of Sunrise Valley Drive and south of the Dulles Toll Road.
Finally, the board will consider changes to Comstock’s Reston Station Promenade project, which is north of the BLVD and Comstock’s development atop the Wiehe-Reston East Metro Station. Changes are largely limited to one building.
The complete agenda is available online.
A new, publicly accessible athletic field is a key component of the redevelopment of Isaac Newtown Square, which is located on the north side of Sunset Hills Road and west of Wiehle Avenue.
Peter Lawrence Cos. And MRP Realty are working together to convert nearly 33 acres of the suburban office park into a residential campus with up to 2,100 units. The proposal is making its way through the county’s approval process.
The athletic field will be located next to the Washington & Old Dominion Trail, according to an April 9 proposal to the county. The publicly-accessed field is required by Reston’s Comprehensive Plan, which aims to meet future demand for active recreation facilities in Reston’s Transit Station Areas.
“Similar to urban parks in the District of Columbia located adjacent to, or near, high density residential and commercial uses, the athletic field will be easily accessible to pedestrian and vehicular traffic and its attendance foot traffic will help drive local commerce around the civic plaza and village Main Street,” according to the application.
The synthetic turf field will have 50 parking spaces allocated specifically reserved for field visitors. A 0.3-acre warmup field will be located next to the athletic field and a 1.5-acre civic plaza next to the athletic field is “intended to foster social interaction and create a visual identity for the Isaac Newtown Square Civic Plaza,” the application says.
The plaza will also house a 600-square-foot pavilion, picnic areas and shade structures, according to the application. Developers described the athletic field as a “destination” for the public.
The project heads to the Fairfax County Planning Commission on July 24.
Photo via Reston Association/MRP Realty
South Lakes JROTC Team Wins Award — “The South Lakes JROTC Marksmanship Team won the Spicer Cup, the Fairfax County rifle team championship, finishing the 2018-19 season undefeated. Team members are Kridsada Cheunchom, Julie Pasette, Noah Davidson, Alexandra Perez, co-captain Isbella Dunkle, captain James Liddle, Victor Pineda, Mishal Khattak, Aiza Shabaz and Logan Jones.” [Fairfax County Public Schools]
W&OD run or walk — At 6:30 p.m., the Reston Runners will start and end a 50-minute walk or run at One Life Fitness Gym in Isaac Newton Square. [Reston Runners]
PJ party at the library — The Herndon Fortnightly Library will host pajama party storytime from 6:30-7:15 p.m. [Fairfax County]
At its meeting tonight (Dec. 17), the Reston Planning and Zoning Committee will hear presentations on two projects.
1900-1902 Campus Commons LLC’s proposed development, known as Campus Commons, would add an office building and two residential buildings with ground-floor retail space at 1900 and 1902 Campus Commons Drive. The plan retains the two existing buildings at the site on the south side of the Dulles Toll Road and east side of Wiehle Avenue.
“Campus Commons will bolster a pedestrian-focused environment integrated with a system of public urban park spaces to achieve the transit-oriented design goals of the Comprehensive Plan,” the agenda for tonight’s meeting says.
APA Properties No. 6, L.P. and MRP Realty plan to present a redevelopment concept for Isaac Newton Square.
The proposal would convert the office buildings into a mixed-use project, changing the spot into a mostly residential area with a few commercial spaces. The project would include several development blocks and approximately eight acres of publicly-accessible open space, which would include a large neighborhood green that could be used for public events and athletic purposes.
The number of dwelling units and square footage are unknown at the moment, according to the document.
Public hearing dates have not yet been scheduled for the projects.
Tonight’s Reston P&Z Committee meeting will begin at 7:30 p.m. at the North County Government Center.
Images via Google Maps
With a little less than a year before construction is scheduled to start on the new Reston Fire and Rescue Station 25, project is starting to shift from conception to physical.
Laurie Stone, a strategic planner for the Fairfax County Fire and Rescue Department, said residents should start seeing work on the temporary fire station soon.
“The next thing you’ll see is when we start constructing the temporary facility behind the police station,” said Stone. “That will be starting soon… probably by the first of the year.”
After the fire crew moves into the temporary station at 1800 Cameron Glen Drive, Stone said demolition of the old fire station at 1820 Wiehle Avenue and reconstruction will begin in late summer-fall next year. The new fire station is expected to open in spring 2021.
The new station is scheduled to be 17,150 square-feet, over twice as large as the current 7,750 square-foot station. It will include four bays for the fire trucks on the first floor and administrative offices, a day room, kitchen, storage and bunk rooms on the second floor.
Stone said the station is built to facilitate any necessary new equipment or additional staffing required as the area near the Wiehle-Reston East area continues expanding.
The new fire station has also taken into consideration the developments planned nearby, like the redevelopment of Isaac Newton Square just behind the station.
“[This fire station] is in the Reston comprehensive plan for this area,” said Stone, “So we’ve met with the developer before to make sure they’re aware of it, so when their rezoning application goes through [to Fairfax County] it will go through our agency for review.”
As the area becomes increasingly crowded, Stone said it’s important to ensure the vehicles can quickly and safely enter and exit the station.
“This is going to be a drive-through station,” said Stone, meaning fire trucks will be able to leave from either a south or north entrance to the station. “When the development happens behind us at Isaac Newton they are going to work with us to make sure we can access the rear of the station.”
Stone also said the station development is keeping in mind the planned bridge over Wiehle Avenue which will be adjacent to the fire station. That bridge is planned to be built by October 2022.
“We’re ahead of their schedule,” said Stone, “so we’re coordinating construction so that they don’t disturb our operations.”
The “road from nowhere” is a household term among Restonians who are abreast of the day-to-day happenings in local development and land use. The conceptual road, which runs from the Isaac Newton Square property to American Dream Way, cuts straight through an open space resource that local grassroots groups are trying to protect from development: Hidden Creek Country Club.
There are no plans on the books to build the road. But the presence of the line in Reston’s Comprehensive Plan has some scratching there heads: Where did this road come from? And what does it mean for the golf course?
County officials say the road is entirely conceptual in nature, but could possibly be needed to improve connectivity if planned redevelopment happens in the Isaac Newtown Square area. The road could also relieve congestion at the intersection of Sunset Hills Road and Wiehle Avenue by serving as an alternative route to Sunset Hills Road, according to Robin Geiger of the Fairfax County Department of Transportation.
Geiger stressed the road has not been designed and if it is — whether through private development or through a public project — the community will have multiple opportunities to provide their feedback. The county will also work through the potential impacts to the golf course or environmentally-sensitive land in the area.
No development applications have been submitted for the Isaac Newton property to date. In May 2016, however, an application to develop a nearby three-acre site at 11480 Sunset Hills Road into an apartment building was indefinitely deferred.
But grassroots groups like Rescue Reston, which actively led efforts to stop the redevelopment of Reston National Golf Course and pledge to do the same for Hidden Creek Country Club, want the planned road connection removed from the comprehensive plan’s map. Its presence suggests the disruption of the golf course, which is one of two in Reston that the plan intends to protect.
In February, then-Reston Association CEO Cate Fulkerson requested that the county remove the line from the Reston Master Plan. Similar requests from community members surfaced again in recent workgroup sessions with county officials this month.
But county staff have remained reluctant to remove the road, noting that the conceptual road shows the intention of connecting the grid of streets with American Dream Way.
“As with any new roadway design, the county will work to minimize negative impacts on existing uses and the environment. In staff’s view, the planned road being shown as part of the conceptual street network does not negatively affect the viability of the Hidden Creek Golf Course,” Geiger said.
Despite assurances, some concerns remain, especially as Wheelock Communities engages with community stakeholders to determine the future of the golf course. No redevelopment plans have been formally proposed yet.
Photo via Google Earth
That was the message of Larry Butler, Reston Association’s senior director of parks, as he addressed directors during their meeting Thursday. Butler shared information about some of the largest potential redevelopments that remain on the horizon. Butler’s information came from a map that was provided to him recently by the Fairfax County Department of Planning and Zoning.
“When I received it, I was fascinated,” Butler said. “Some of these, most people have not seen.”
Butler specifically shined the spotlight on five projects outlined on the DPZ map.
- Reston Gateway Commons, to be bordered by Town Center Parkway, Sunset Hills Road and the W&OD Trail. The 23-acre plot, proposed for development by Boston Properties, is between the future Reston Town Center Metro station and RTC itself. In the pre-application process, Boston Properties is proposing 3.94 million square feet of residential and retail, along with a 1/3-acre park. It could have as many as 1,688 dwelling units.
- Campus Commons, located on the south side of the Dulles Toll Road near the southeast intersection of Wiehle Avenue and Sunrise Valley Drive. The rezoning application, which is in process, would add four new residential buildings and four parks. This could add up to 1,100 dwelling units on the 11.6-acre property.
- A major property assemblage on Association Drive, near the intersection of Sunrise Valley Drive and Soapstone Drive. This 23-acre plot, which is in the pre-application phase, is rumored to be sought after by grocery chain Wegmans. The design shared by Butler with the board shows a grocery store on the south side of the property, bordering Sunrise Valley Drive, among its numerous retail and residential buildings. Butler said nothing has formally been submitted to the County on the project, but “there are clearly discussions going on that there’s a general concept plan that has been drawn up for this.”
- The redevelopment of Isaac Newton Square. Butler said the proposal remains in the pre-application phase and there is no preliminary information available yet.
- Reston Crescent, located in the northwest corner of the intersection of Reston Parkway and Sunrise Valley Drive. Currently going through the County approval process, the 36-acre property — which Butler called a “monster development” — would be redeveloped to add up to 2,260 dwelling units, 1.18 million square feet of office space, up to 125,000 square feet of retail, and potentially a 160-room hotel. Six parks are also included in the plan from developer Brookfield Properties.
A total of 44 redevelopment proposals appear on the map provided by DPZ.
“The main point to highlight is there is a lot of activity going on,” Butler said. “This gives you an idea of the volume of activity that is happening here in Reston.”
As director of parks, Butler noted that the revised Comprehensive Plan calls for three fully lighted athletic fields near the TSAs — something absent from the redevelopment proposals.
“In none of these have we seen a ballfield,” Butler said. “I think we need to drum up a little interest in this … to define locations on some of these major assemblages where these things can occur.”
John McBride, RA’s land-use attorney, said it is impressive to see so many developers willing to invest in the community; however, he added, Restonians need to make sure they remain informed on each application and remain engaged with Fairfax County throughout the approval process.
“It’s a lot of work to get up on these applications, [but] public input is so important,” McBride said. “You are listened to by senior County staff and all of the Fairfax Board of Supervisors members and planning commissioners only when you do your homework [and] you’re reasonable.”
None of the properties highlighted by Butler in the proposal lie within the purview of Reston Association, meaning any meeting with the Design Review Board by a developer would be as a courtesy only.
Map courtesy Fairfax County Department of Planning and Zoning via Reston Association