RESTON PLANNING AND ZONING COMMITTEE
JULY 18, 2011 MEETING NOTES
Members Present: Bruce, Cerny, Cupina, Donohue, Hill, Kennedy, Muhammad, Straits, Vanell, Walker, Weber, Weissburg, and Wynands
Members Absent: Eckhardt, Murphy, Romeo, and Traylor
Agenda Item: Reston Spectrum LLLP submitted PRC Plans for the redevelopment of the Spectrum Center located north of New Dominion Parkway, east of Fountain Drive, west of Reston Parkway and south of Baron Cameron Avenue (PRC 86-C-121-04). The PRC Plan implements the Town Center Concept Plan approved by Fairfax County in 2008. The project is divided into three Land Bays (A through C). Land Bay A (north of New Dominion Parkway, south of Bowman Towne Drive, west of Reston Parkway and east of Fountain Drive) is planned for up to 546 dwelling units, 255 hotel rooms, 172,000 square feet of office space and 62,500 square feet of retail uses within buildings of up to 180 feet. Land Bays B and C are bounded by Baron Cameron Avenue to the north, Bowman Towne Drive to the south, Reston Parkway to the east and Fountain Drive to the west. Land Bay B is planned for up to 643 dwelling units, 270 hotel rooms and 48,650 square feet of retail uses. Land Bay C is planned for up to 237 residential uses and 134,896 square feet or retail and bank uses. Approximately 84,000 square feet of this retail space currently exists within the Harris Teeter store and will be retained. Building heights of up to 120 feet are proposed in Land Bays B and C.
The meeting was called to order at 7:35 pm.
Mark Looney of Cooley LLP represented Reston Spectrum. Approximately 275,000 square feet of retail space currently occupies Land Bays A through C. In 2008, Fairfax County approved a Town Center Concept Plan for this area. Under that plan, Fountain Drive would become a north-south urban core axis extending from New Dominion Drive on the south to Baron Cameron on the north. Fountain Drive would be the “orienting feature” of the redevelopment project.
The Concept Plan included 579,000 square feet of office space, 246,000 square feet of retail, and 1,426 residential units.
The PRC plan is very similar to the Concept Plan, but provides more detail. Some revisions were made. Residential units have been reduced by 25. On Land Bay B, an office building has been replaced by a hotel. Adjacent to the hotel, a drop-off lane was added along with a small plaza near Fountain Drive. Slight revisions were made to the design of the residential building on Land Bay B.
Land Bay A Building Heights: The office building opposite the Paramount will have a height of 165 feet, which is less than the 180 feet maximum. The building to the north of it will have heights of 120 and 80 feet respectively, both of which are below the allowable maximums.
Fountain Drive Streetscape: Developer envisions converting two of the existing four lanes to parking during off-peak periods to foster a pedestrian-oriented environment.
Shuttle Service to Metro Station: Details not yet determined.
“Reston Times” Building: Although a redevelopment proposal to develop an 18-story building on the site was recently withdrawn, it is anticipated that it will be revised and resubmitted. The withdrawn plan did not include a “cut-through” street adjacent to the site that is envisioned by the Reston Spectrum developers. The same architect is working on both projects and the two plans will be “married-up” as details are finalized. VDOT will not allow construction of the cut-through street unless the existing curb cut on Reston Parkway is eliminated.
Retail: Specific retailers have yet to be identified. Existing leases range from 5 to 15 years. Retail space along Fountain Drive will be located in 2-level stores. There will be less retail space in Land Unit A than now exists. After it is fully redeveloped, the total amount of retail space in Spectrum will decline by about 30,000 square feet. Approximately 75% of the frontage along Fountain Drive will be retail.
Residential Units: Unit sizes will average between 900 and 1100 Square feet. None of the residential buildings will be “stick-built.” A mix of ownership and rental is envisioned. Plans currently call for 55 work force units. County officials may seek to increase. A set-aside of 12% would yield approximately 174 units.
FAR: Slightly above 2.0.
Construction Phasing: Phasing will depend upon on the extent to which existing leases can be renegotiated. If existing leases cannot be renegotiated, redevelopment cannot proceed until they expire. Because of this, the first phase of redevelopment may not occur on Land Bay A. Market factors will also play a role.
LEED Certification: Offices buildings will probably meet “Silver” requirements. Residential buildings will meet a lower LEED standard.
Parking Spaces: Approximately 100 more spaces than required will be provided. Bicycle parking will also be provided. Office buildings will provide shower facilities, lockers, etc.
Audience Comments: Mary Ellen Craig, representing Paramount residents, expressed concern that increased traffic on Fountain Drive will impede vehicular ingress and egress from the property. She also noted that the current street environment is not pedestrian-friendly. Nick Stillson criticized the lack of “openness” in the design of the project.
Town Center North Master Plan Task Force Planning: The Task Force is using the Concept Plan as a “starting point.” When recommendations are made, they are not expected to conflict with the Concept Plan or PRC plan.
Town Center DRB Approvals: Approvals will be sought on a building by building basis, not for the project as a whole.
Minutes of the May 16, 2011 P&Z meeting: Vanell motioned for approval; Cerny seconded. The minutes were approved by unanimous vote.
No other business was discussed.
The meeting adjourned at 10:10 pm.
Next P&Z meeting: Monday, September 19, 2011, 7:30 pm, North County Government Center.
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