Two items on the Fairfax County Board of Supervisors’ agenda for Tuesday may mean the end of two structures that have stood in Reston for more than 40 years.
Jefferson Apartment Group’s (JAG) application to raze most of Tall Oaks Village Center and turn it into a mostly residential neighborhood will have a public hearing at the supervisors’ meeting (Fairfax County Government Center) at 3:30 p.m.
JAG’s plan for 156 homes (townhomes, 2-over-2 townhomes and multifamily units), 8,500 square feet of retail space and about 6,000 square feet of office was recommended for approval by the Fairfax County Planing Commission last week.
If the Board of Supervisors approved JAG’s plan it will be the first time an original Reston Village Center will essentially disappear.
Tall Oaks thrived in Reston’s early days, but as the community expanded, so did retail options. The center has been failing since Giant Foods left in 2007. The center is now only 13 percent occupied and other anchor stores have no interest in opening at the center, JAG reps have said.
The retail planned for the new Tall Oaks will be neighborhood-serving small shops such as fast food, coffee shops, and dry cleaning, though many residents are still lobbying for at least a small food store. Read More
The Fairfax County Planning Commission had a “do over” of sorts on Thursday regarding the former American Press Institute building.
The planning commission had to go back and take another look at its June vote to recommend denial of Sekas Homes’ plan to tear down the Brutalist office building and build 34 townhouses and 10 condos in its place along Sunrise Valley Drive.
After the historical significance of the Marcel Breuer building — the only structure in Virginia designed by the famous architect — was brought to the planning commission’s attention fairly late in the application process, the commission reached a tie when voting for a recommendation for denial last month.
The board sent the recommendation to the Board of Supervisors. However, it was then brought to the planning commission’s attention that that recommendation was not valid since it needs a majority vote.
“Under the county zoning ordinance, the planning commission can only take valid action only if authorized by a majority,” said Hunter Mill PC representative Frank de le Fe. “As a result, our votes did not constitute any action.”
The board then held some discussion on parking considerations, but nothing about the historical preservation of the building.
In the end, it voted Thursday 7-4 for denial of the project. The Board of Supervisors will make a final ruling at a date not yet determined.
The building, which housed API from 1974 to 2012, has been empty for four years.
Former API employees and architectural historians began protesting the plans and signing a petition last spring to make the planning commission aware of the building’s historic significance. There has also been a grassroots effort to get Fairfax County officials to consider turning the building into a public library.
The building has not been considered for inclusion in the National Register of Historic Places because it is less than 50 years old.
The Fairfax County Planning Commission unanimously recommended for approval on Thursday Jefferson Apartment Group’s plans to redevelop Tall Oaks Village Center.
The planning commission held a public hearing on JAG’s plans for 156 homes, 8,500 square feet of retail space and about 6,000 square feet of office space last week. However, the commission deferred a decision until last week so some development conditions and contributions could be met.
One of the conditions: Reston Association’s request for money to improve the Tall Oaks Pool, which is across North Shore Drive from the village center.
RA CEO Cate Fulkerson said last week that JAG should contribute for ADA (Americans With Disability Act) accessibility upgrades; improvements to the parking lot; the addition of bike racks; and improvements to the underpass that connects Tall Oaks to the pool area.
Mark Looney, land use attorney representing JAG, said Thursday the developer has agreed to give RA $20,000 for pool improvements. He also said the developer has agreed to new conditions regarding school contributions and traffic improvements. Read More
The surface lot area of the Reston International Center has gone from an old strip mall to a giant construction area seemingly overnight.
Actually, it has been a little more than six months since major construction work began in the eight-acre site on Sunrise Valley Drive near Reston Parkway. But you may have blinked — and then noticed a multi-story parking garage has been built.
Let’s revisit what is planned for JBG’s development, which will be called Vy at Reston Heights.
JBG’s application was approved by the Fairfax County Board of Supervisors in spring of 2013. The mixed-use development will be about a half-mile from the future Reston Town Center Metro station that is expected to open in 2020. Read More
The Fairfax County Planning Commission will review next week the latest development plan for more new housing along Sunrise Valley Drive.
RP 11720, LLC, which is part of Rooney Properties, is seeking build 54 townhouses to replace a six-story office building constructed in 1985.
The parcel is at 11720 Sunrise Valley Dr., just west of the Mercer Condos, part of JBG’s Reston Heights, right across Roland Clarke Place, where Sekas Homes is planning to turn the former home of the American Press Institute into a residential development (34 townhouses and 10 condominiums). Rooney Properties also owns the former API building.
Rooney/Sekas Homes’ plan was was sent to the Fairfax County Board of Supervisors last month with a recommendation for denial of the application after the planning commission was made aware rather late in the process of the historical significance of the 1975 building designed by famed Brutalist architect Marcel Breuer. The Board of Supervisors hearing has not been scheduled.
The property also sits across from Reston National Golf Course, which has fended off redevelopment for now.
The developer is proposing four-story garage townhouses. Interior units would be about 1,00 to 1,450 square feet; end units would be about 1,350 to 1,700 square feet.
After a lengthy public hearing on Thursday, the Fairfax County Planning Commission voted to defer decision on Tall Oaks’ Village Center’s redevelopment until next week.
The main issues are development conditions that the county staff has recommended but to which developer Jefferson Apartment Group (JAG) has not agreed. Reston Association, meanwhile, wants JAG to pay for specific improvements to the nearby Tall Oaks Pool.
After more than a year and 42 meetings with the county, RA and the community, JAG plans to redevelop the mostly empty village center into 156 residences (44 townhomes; 42 two-over-two townhomes and 70 multi-family units in two buildings); 5,809 square feet of office; and 8,584 square feet of retail.
In the 15 months since first presenting its plan to residents — many of whom were upset that the village center would morph from retail to mostly residential — JAG has made changes. Among them: adding green space; more than doubling the amount of its retail proposal; adding a community gathering place, and recreational amenities such as outdoor fitness stations for senior citizens and a children’s play area that incorporates natural elements.
RA CEO Cate Fulkerson called out those amenities in her testimony to to the planning commission on Thursday.
“This plan is not ready for your approval,” she told the board. “It does not address leisure and recreation facilities for 156 new families. … The applicant only provides recreation facilities for young children and older adults.”
Fulkerson said RA has asked JAG for contributions for improvements to the Tall Oaks Pool, which is located across North Shore Drive from the new development. Fulkerson said the pool needs ADA (Americans With Disability Act) accessibility upgrades, improvements to the parking lot, the addition of bike racks, and improvements to the underpass that connects Tall Oaks to the pool area.
“Thus far, the applicant has not agreed to assist with the improvements,” she said.
Mark Looney, the land use attorney representing JAG, said the purchase of an office building at Tall Oaks (where additional retail will be located) was a financial stretch for the developer. JAG cannot commit the money at this time, but is open to more conversation with RA about future improvements, he said.
The 156 households at the new Tall Oaks will be RA members and will eventually add more than $100,000 annually in RA assessments, he added. Read More
July was supposed to be a big month for Reston development and redevelopment applications, with about a half dozen scheduled for public hearings and other review by the Fairfax County Planning Commission.
Many of those have been postponed at the developers’ request. This often happens in the summer months.
Here is a look at what is on the docket and what’s been moved forward a few months:
Church of Jesus Christ of Latter Day Saints — The church goes before the Fairfax County Board of Zoning Appeals on Wednesday, July 13 at 9 a.m. The church is seeking to permit for a place of worship on land zoned residential at Hunter Mill and Crowell Roads.
Tall Oaks Village Center — As previously reported by Reston Now, The Jefferson Apartment Group’s plans to redevelop the mostly vacant retail center into 156 homes and 8,500 square feet of retail has a public hearing on Thursday, July 14 at 8:15 p.m. Read about it in this previous story and also check out the planning staff report. Read More
The Jefferson Apartment Group is finally ready to move forward with its plans for redevelopment of Tall Oaks Village Center.
After more than a year of community meetings — and a few compromises — JAG’s plan has a public hearing date with the Fairfax County Planning Commission on July 14.
JAG bought the ailing village center in December of 2014. It is planning to build 156 residences (44 townhomes; 42 two-over-two townhomes and 70 multi-family units in two buildings); 5,809 square feet of office; and 8,584 square feet of retail.
JAG’s plan has changed several times since it first began envisioning the transformation of the property in early 2015. The first plan had about 3,000-square-feet of retail. It then expanded to 7,000 square feet, and finally, more than 8,000.
What the plan won’t include — an anchor grocery store. JAG says it has done several studies that show no grocery stores want to lease in that location. The 25,000-square-foot Giant left a decade ago, and two international grocers have since failed. The demise of the anchor space (since 2011) is part of the reason the village center is now mostly empty, JAG officials say.
However, some community members say poor center management pushed grocers out and a store would thrive if located there.
The Fairfax County Board of Transportation is looking at a variety of funding sources to pay for more than $2 billion in Reston road improvements over the next 40 years.
FCDOT officials outlined some of their ideas at a community meeting in Reston on Monday. They stressed all proposals are in the idea stage and still being discussed with the Reston Network and Funding Advocacy Group (RNAG). They are also seeking public feedback on ideas, but hope to have a solid plan to go before the Fairfax County Board of Supervisors by the end of 2016.
Here is what you need to know:
The $2.27 billion cost would be split between public and private funds over three categories.
- Reston Roadways: $1.2 billion – 100 percent paid for by public share
- Reston Intersections: $45 million – 100 percent paid for by private share
- Urban Street grid near Metro Stations: $1.021 billion – 100 percent paid for by private share.
That works out to 53 percent paid for by public funds; 47 percent paid for by private funds. However, even using those estimates and in-kind contributions, FCDOT estimates a $355 million shortfall.
That’s why they are considering a tax district for commercial properties or a special service district for all properties located in the Reston Transit Service Areas (TSAs). TSAs are the new construction within about a quarter-mile of Reston’s eventual three Metro stations.
Here’s some of the models they are considering for that:
And here are some of the models for a Road Fund comprised of developer contributions:
In several of the Road Fund scenarios, there would still be a shortfall.
Read more about the process and provide feedback on FCDOT’s web page.
The Fairfax County Board of Supervisors unanimously passed a motion on Tuesday to allow up to 5.0 FAR — a mark of high density — in 22 areas of the county close to Metro stations.
The ordinance establishes a maximum FAR of 5.0 for Transit Station Areas and a maximum FAR of 4.0 for Commercial Revitalization Districts, (CRD), Commercial Revitalization Areas (CRA), and Community Business Centers (CBC).
The board also passed an amendment introduced by Supervisor John Foust (Dranesville), that says the McLean area can only build up to a 3.0 in its revitalization and community business district areas. Foust said allowing high density building in McLean would alter the area’s traditional smaller-town character.
While the vote for increased FAR (Floor-Area Ratio) sounds like skyscrapers are on the way, it isn’t, the supervisors reiterated.
Allowing maximum density, particularly in areas close to Metro or in need of revitalization, gives future developers flexibility, said Supervisor Chair Sharon Bulova.
The Fairfax County Planning Commission recommended for approval on Wednesday new standards that will allow for denser development in nearly two dozen areas of the county where transit-oriented development is rapidly happening.
The proposal will now go to the Fairfax County Board of Supervisors for final approval on June 21.
The proposal will increase density limits in 22 areas in the county around the Metro’s Silver, Orange, Blue and Yellow lines. Read More
A second tower crane is coming to the site of the Reston Town Center Metro station, and it may disrupt traffic in the next few days.
From Friday, June 17, through Sunday, June 19, Dulles Corridor Metrorail Project crews will assemble a second tower crane in the median of the Dulles Airport Access Road between the Fairfax County Parkway overpass and the Reston Parkway overpass.
Work will take place during day and night hours. All work is weather dependent and subject to change, project officials said.
Here is the work schedule:
Friday, June 17, 10 p.m. to Sunday, June 19, 10 p.m.
Left lane of eastbound access road between mile markers 4.2 and 5.2 will be closed.
Saturday, June 18, 2 a.m. to 2 p.m.
Left lane of westbound access road between mile markers 5.2 and 4.2 will be closed.
Sunday, June 19, 2 a.m. to 2 p.m.
Left lane of westbound between mile markers 5.2 and 4.2 will be closed.
Drivers are asked to use caution and remain attentive to all signage, barricades, adjusted speed limits. Large, slow-moving vehicles may be exiting and entering the highway at various times.
Is Reston, particularly around its transit areas, about to get even more urban?
That’s what the Fairfax County Planning Commission will examine at its regular meeting Wednesday.
The planning commission is considering a proposal that would allow denser development in 22 areas in the county around the Metro’s Silver, Orange, Blue and Yellow lines. If the planing commission approves the proposal, the new standards would go to the Fairfax County Board of Supervisors for a vote on June 21. Read More
The Fairfax County Board of Supervisors unanimously approved on Tuesday changes that will add amenities and parking to Reston’s future tallest building.
Even though the 23-story tower at 1760 Reston Parkway has been approved since 2012, don’t look for construction to begin any time soon. Developers are waiting until major tenants have signed leases before beginning construction.
When they get there, tenants will find views from the roof — 115 feet higher than any of Reston’s current buildings — to the Blue Ridge and D.C. as well as a seventh-floor outdoor park.
A rooftop terrace is planned as an amenity for tenants of the building. It will be surrounded by a 35-foot tall glass screen wall with an opening on the west side to shield the space from strong winds; it will be constructed of aluminum and steel supports and clear glass.
The terrace will include outdoor seating; a trellis structure on the west side of the rooftop to provide shade for outdoor seating; an enclosed event space serviced with restroom and pantry facilities; and a 2,500-square-foot vegetated green roof. Read More
Don’t bulldoze the Marcel Breuer-designed former American Press Institute building in Reston. Turn it into the new Reston Regional Library.
That’s the suggestion of the Fairfax Library Advocates, who are urging citizens to write to the Fairfax County Board of Supervisors and the Fairfax County Planning Commission in support of the idea.
The planning commission will make a decision June 16 on whether to recommend Sekas Homes’ rezoning application to the Board of Supervisors.
Sekas seeks to build 34 townhomes and 10 condominiums on the 4.6 acres off of Sunrise Valley Drive in South Reston. A county staff report recommends approval of the application.But in the last few weeks, there has been concern by historical groups and former employees of the American Press Institute, which was housed in the building from 1974 until 2012. The building has been vacant and for sale for more than four years.
The groups are urging the county and state to consider the building for historic designation, even though it is less than 50 years old.
The library advocates say repurpose it. Reston needs a new library and $10 million in county bonds have been set aside to build one. The current plan is to build in the Reston Town Center North area, close to where the current Reston Regional Library stands.<
Here is what the library advocates have to say on their blog:
Fairfax County’s Architectural Review Board has asked that the county reconsider bulldozing the American Press Institute (API) building on Sunrise Valley Drive in Reston.
They believe the building, designed by Hungarian-born architect Marcel Breuer, has historic architectural significance and should not be taken down and replaced with townhouses. API is the only building in Virginia designed by Breuer.
This building at 48,000 square feet is large enough to house a regional library. It’s in an excellent location. The $10 million library bond approved by voters is enough to purchase and renovate the building.
Current development plans for the library parcel in Town Center North and for the API site on Sunrise Valley Drive need to be paused to consider an adaptive reuse of the API building as a public library.
Please write the Planning Commissioners and the Board of Supervisors as soon as possible to ask that this option be considered.
