Autumn on Lake Audobon

Autumn on Lake Audobon
Autumn on Lake Audubon, Photo by Alison Kamat

Wednesday, November 23, 2016

Cost of Key Reston Station Area Road Improvement Projects to Double or Triple Board-approved Projections?

Monday, November 21, 2016

Is the County positioning itself to redevelop Hidden Creek golf course for high-density development?

In this video excerpt from last week's RA Board of Directors meeting, RA land use attorney John McBride briefs the Board on how the RNAG's pending "grid of streets" plan positions the County for taking land from the south end of Hidden Creek golf course for redevelopment.  About 6 minutes into this excerpt, McBride highlights a County-proposed street in the grid that would border the golf course, but the topography of the area would require the street to actually go through the golf course to American Way Way north of Plaza America.  The entire discussion takes about 12 minutes, but feel free to watch the balance of McBride's important presentation on Reston's future development.

As McBride states, Reston intends to remain a two golf course community, but this proposal would sabotage that goal if carried through.

https://youtu.be/RzBme5B9Vzw?t=8883


Friday, November 18, 2016

Restonian's Detailed Analysis Destroys Alleged Grounds for Saint Johns Woods Higher Density Redevelopment

In the comprehensive and detailed analysis below, Reston resident John Mooney destroys developer Bozzuto's claim that its proposed redevelopment of Saint Johns Woods is consistent with the County's Comprehensive Plan and, specifically, the Reston Master Plan.   As he notes in his letter to County leaders, he identifies both general legal-policy concerns about the Bozzuto proposal's compliance with the Comprehensive Plan as well as concerns in four specific areas of non-compliance with the Reston Master Plan.  It is a well-written and well-documented analysis that warrants strong County and community attention.

Thursday, October 27, 2016

New County proposal calls for public schools in high-rise buildings.

The following article is re-printed in its entirety from the Annandale VA blog.  It reports Fairfax County's proposed policy plan amendment to put schools in high-rise buildings.  Of special note is the paragraph we have highlighted noting schools could be co-located "with other public uses, such as a library or a recreational center."  Could we see an FCPS school in the Town Center North government complex?

The public hearing for this ill-conceived and unvetted idea is November 1 at 4PM at the County headquarters.  

 

Wednesday, October 26, 2016

Proposed county policy would allow urban schools in high-density areas

Bailey's Upper Elementary School opened in a converted office building on Leesburg Pike.
The Board of Supervisors will hold a hearing Nov. 1 on a new policy to allow the development of “urban” or “vertical” schools in high-density areas or on parcels of limited size.

The policy change would also amend the Comprehensive Plan to allow the “co-location of schools with other public uses, such as a library or a recreational center,” and the “co-location of different levels of education and other types of programs in one structure.” The co-located entities would then be able to share facilities such as the cafeteria, gym, or auditorium.

In addition, the policy would permit the adaptive reuse of buildings, such as an office or commercial building, to be used for schools, early childhood education programs, and distance learning.

And because urban schools and schools on smaller lots won’t have as much land as traditional schools, the policy would allow converted rooftops and underutilized surface parking lots to be used for outdoor recreation.

The policy change is of particular interest in Mason District, which has overcrowded schools and a lack of land available for new buildings.

The new policy was hammered out over the past several months by the Fairfax County Planning Commission’s schools committee with input from Fairfax County Public Schools staff and school board. The Planning Commission endorsed the new policy Sept. 29.

“We’re not abandoning traditional school design,” said planning commissioner Timothy Sargeant (at large). “What we are doing is creating a new tool in the toolbox.”

The policy is aimed at “schools in activity centers where there is no land to build traditional schools,” said David Stinson, of the Facilities Planning Branch in the Department of Planning and Zoning (DPZ). Activity centers include Bailey’s Crossroads, Seven Corners, Tysons, Reston, and the Route 1 corridor.

The language in the plan calls for schools to have outdoor recreation space, Stinson says. “We’re not going to build a school without recreation space.”

The policy change is needed, the DPZ staff report states, because the existing plan language doesn’t provide flexibility for siting schools in urbanizing areas. The high cost of land in more dense areas is also an obstacle to the traditional school design.

Bailey’s Upper Elementary School in Seven Corners, which opened in fall 2014 in a converted office building, is considered a model for the type of urban schools that would be facilitated by the new policy.

The Mason District Council of Community Associations plans to discuss the proposed policy at its Oct. 26 membership meeting. Clyde Miller, secretary of the MDC and president of the Holmes Run Valley Citizens Association, is urging local community groups to oppose it.

By allowing schools in “surplus office buildings, in commercial areas, with outdoor recreation space confined to garage rooftops, and school sites reduced in size to the minimums allowed by the zoning ordinance,” Miller says, “the proposed policy threatens the quality of future public school facilities.”
Observers note there are numerous concerns with the Policy Plan amendment.  

First, unlike the rest of the County's Comprehensive Plan which is a suggested guideline, the Policy Plan is legally binding.  

Second, there are problems with high-rise buildings being used as public schools.  Comments by parents of students at Bailey's Upper ES to the Annandale blog note:
  • There is no outdoor PE provided for the elementary school students.  
  • There is no room large enough for a school assembly with all the students attending.  
  • The lunch room is so small, many lunch sessions have to be provided to feed all the kids.  
  • And it appears that in the event of a fire or fire drill, there is no space around the building for students to be evacuated.  Students must cross a busy street to evacuate the building.
Aside from those concerns, one wonders if the existing school districts would have their students poached to fill out the new schools.  Elementary schools that cannot provide outdoor PE are substandard.  One also wonders how Fairfax County can exempt itself from Virginia code for school buildings.

Monday, October 24, 2016

SIGN THE PETITION: Stop the TSD road tax on Reston Metro station area residents.

Reston 20/20 has posted a petition on Change.org to stop the planned imposition of a Transportation Service District (TSD) tax on property owners in Reston's Metro station areas.  Below is the text of the petition.  Please click on this link to Change.org and add your voice to the voices of other Restonians who are tired of added Reston taxes for worse public services.  

The Fairfax County Board of Supervisors will likely approve a Transportation Service District (TSD) creating an additional property value driven tax on all property owners in Reston's Metro station areas by the end of 2016.  The TSD's purpose, based on faulty assumptions, is to fill an alleged $350 million "gap" in tax revenues for improving roadways in the station areas as high-density development unfolds.

The Board will most likely approve a TSD that will add 1-3 cents to the property tax rate now experienced by station area property owners.  Moreover, three years of experience at Tysons with a similar TSD indicates that the Board will double or triple the rate within 3-4 years.

The added tax will not be difficult to absorb by developers who will see huge financial gains there in the coming years.   Estimates based on recent experience suggest commercial real estate profits will average more than a billion dollars per year in Reston's station areas over the next four decades--and County property tax revenues will grow right along with the growth in property values.

Unlike County and developers' coffers, however, station area residents will not see any revenue gain from the development that occurs there.  Nonetheless, they will have to pay this added property value-driven tax as property values and tax rates escalate.

Moreover, not only will they not derive any financial benefit from the tax like their commercial and county counterparts, they will actually experience worse traffic conditions by County intent.  Specifically, the County is lowering the performance standard for these roadways, including Reston's four key through north-south and east-west boulevards, from a Level of Service "D" to Level of Service "E."  That means peak period congestion there is likely to cause at least 55-80 second delays at each intersection.

There is no logical, ethical, or other valid reason why Reston residents should pay more road taxes for worse road service so others can profit even more from the arrangement.  Those who profit--real estate developers and the County--should pay the full burden of improving Reston station area roadways to accommodate the massive job and residential growth planned there.   The Board of Supervisors must not approve a Transportation Service District (TSD) for Reston's Metro station areas.
This petition will be delivered to:
  • Fairfax County Board of Supervisors
    Chairman Sharon Bulova
  • bos@fairfaxcounty.gov
    Fairfax County Board of Supervisors