RCA Hosts International Visitors on Metro Development, Colin Mills, RCA President, Reston Patch, February 20, 2013

As you know if you’ve been reading me regularly, RCA has been a leading voice for our citizens on the Silver Line and the development around the stations.  Our advocacy paid off in a unique way last Friday, when RCA had a rare and exciting opportunity to show Reston to a delegation of international visitors.

This adventure began in January, when we received an email from a representative of the Mississippi Consortium for International Development (MCID).  MCID was arranging a visit to the US for a delegation of government and business leaders from Central and Eastern Europe.  The visit was part of the State Department’s International Visitor Leadership Program (IVLP), cultural and business exchange program designed to bring current and emerging international leaders to the US, where they visit 4 cities in a 3-week period, arranged around a common theme.

The theme of this visit was public-private partnerships, and how they can help local economies redevelop.  The delegation was visiting Washington to look at the Silver Line and the public-private partnership to build the Reston Station development.  MCID was looking for a citizen’s perspective on these partnerships, someone to discuss some of their downsides as a counterpoint to the enthusiasm of the business and government leaders behind these partnerships.  MCID heard about us, and they asked us to provide a presentation.  Our local and national reputation was becoming an international reputation!  We were delighted to particpate.

A crack RCA team of Terry Maynard, Tammi Petrine, Dick Rogers, Rob Bonham, and myself set to work planning the visit.  We knew what a tremendous opportunity this was; to my knowledge, this is the first time in decades that RCA had hosted an international delegation.  We put together an agenda that would spotlight the public-private partnership issue, but would also provide a taste of Reston and what makes our community special.

Maggie Parker provided a thorough look at the evolution of the Reston Station project. 

Our visit began at the offices of Comstock, the developer of the Reston Station development.  Over
lunch, Maggie Parker of Comstock talked about the history of the project, the huge quantity of raw materials going into the construction, and how the project represents the mixed-use, transit-oriented development that Fairfax County wants to see around the stations.  Maggie noted that the footprint of the project was about the size of 22 football fields, which led a visitor from Austria to quip, “Your football, not ours.”  After fielding questions, Maggie led us over to the project site, where we got to tour around and view the construction in progress.
 

The IVLP visitors toured the Reston Station site, including the just-added new bridge to the Wiehle station.

The project superintendent led us around the future site of the pedestrian plaza, and then took us down into the parking garage.  Maggie showed us where the bus drop-offs and kiss-and-ride will take place (the second story below grade), and then pointed out the “elephant stand,” which is the construction team’s term for the concrete-and-steel structure designed to support the weight of the garage and the high-rise buildings that will rest atop it.

The fifth level of the Reston Station garage is virtually complete, including painted walls, striping, and LED lighting.

We then went down to the fifth level of the garage, which is all but complete.  We got to see the structure that will host street-level retail when Reston Station opens, and will eventually be converted into the lobby of the hotel to be built on the site.  We saw the pedestrian bridge connecting the development to the Wiehle station; the last span had just been laid the night before.  Kudos to Dick, who arranged with Comstock to allow the delegation to visit the site and see the construction in progress.

The interim retail center--which will become the hotel lobby someday--rises from the plaza level.

 After we left the site, seeking something quieter and more peaceful, we took the delegation to the Nature House.  This served two purposes: first, we wanted to demonstrate the importance of nature and the environment to Reston; and second, the Nature House is a sort of public-private partnership, between the Reston Association and private donors to the Friends of Reston, which allowed the Nature House to be built.

Katie Shaw, Nature House Direcdtor, describes the origins of the Nature House, including the many funding sources.

Nature House director Katie Shaw provided a tour of the building, describing the history of the project and the decades it took to come to fruition, and also explaining the many eco-friendly components that went into the project, allowing it to earn LEED Gold certification.  (I had no idea that the floors of the Nature House are made from reclaimed woods from old barns.)

After that, Katie led us on a short nature walk.  For the visitors, who have spent much of their visit on construction sites and in meeting rooms, the fresh air and the trees were a welcome change of pace.  I was delighted that the weather allowed us to show our visitors a bit of Reston’s natural beauty.  Thanks to Tammi for arranging the Nature House’s participation.

Colin Mills, RCA President, and the members of the IVLP delegation and their hosts.

From there, we drove past the Reston National Golf Course and up to Lake Anne, where our visitors posed for a picture with Bob Simon’s statue.  (Told that Bob himself lives at Lake Anne, one of the visitors commented that it was strange to see a statue built for a person who is still alive.)
At RCC Lake Anne, we treated the delegation to coffee, cookies, and fruit while we presented our citizen’s view of the Silver Line and its challenges.  I presented a brief history of Reston and of RCA. Terry gave a good analytical presentation of RCA’s views on public-private partnerships and some of the downsides, including excessive secrecy, potential political blowback, and high costs.  Terry also explained the Master Plan Special Study process, and the challenges of balancing the desire to allow new growth and transit-oriented development in Reston without imperiling our quality of life.

 

Tammi followed with an emotional counterpoint to Terry’s fact-based presentation, walking the visitors through the history of the Metro project and the impact that higher Dulles Toll Road tolls might have on our community.  By the time we were through, the delegation had a thorough understanding of both the advantages and concerns of the Silver Line and the development it will bring.

Thanks to Terry, Tammi, Dick, and Rob for your help and hard work in making this visit a success.  It was highly educational and enjoyable for our visitors, and another success for RCA.  Thanks to Comstock for hosting our visitors and showing them the construction, and thanks to Katie Shaw and RA for a great visit at Nature House.  As a fellow native Restonian, Katie has a great love of our community, and that shone through in her presentation.

If you’d like to see some highlights of our trip, check out the pictures accompanying this piece.  I was delighted that RCA had the chance to be a voice of Reston’s citizens not only here at home, but internationally as well.

ICYMI: Reston Station Developers Win Coveted Award From… Other Developers, Restonian, November 12, 2012

. . . as only Restonian can present it!

Fancypants Reston Station, viewed in the photo above from the aerie of one of its many construction cranes, has won a fancy award from NAIOP, which, as everyone knows, is the acronym for the "Commercial Real Estate Development Association." We're not sure if they call the coveted award the NAIOPIE, or maybe just NOPE for short, but specifically everyone's favorite Sleestak transfer station underground parking garage won the Best Master Plan: Award of Excellence in the Best of NAIOP Northern Virginia Awards on Nov. 14. So yay Reston! Suck on that, Tysons, with your own fancy mixed-use development! . . . .

Click here to read the rest of this build up take down, including some spiffy drawings of the prospective development above ground.

Agenda: Hunter Mill District Transportation Advisory Council, May 16, 2012

Hunter Mill District Transportation Advisory Council

May 16, 2012

8:00 am to 10:00 am

	Introduction, Welcome, and Announcements	Supervisor Hudgins Kathryn Martin
	Metropolitan Washington Airports Authority (MWAA) Dulles Corridor Metrorail Project  Update	Marcia McAllister, MWAA/DCMP
	Virginia Department of Transportation (VDOT) Fairfax County Parkway Paving Project Route 7 Working Group Update Beulah Road Bridge Rehabilitation Project Update Roadway Sign Regulations	Lauren Mollerup     with VDOT Staff
	Fairfax County Department of Transportation (FCDOT) Legislative Update from the General Assembly Soapstone Drive Feasibility Study Update Dulles Toll Road Ramp Study Update FFX County/ Comstock Wiehle Avenue Development Update	Chris Wells, FCDOT, FCPD and staff

"A Letter to Planners of Reston's New Construction," Reston Patch, February 25, 2011, Mark Moody

Can you keep Wiehle traffic and the environment in mind as you move forward, please?

Dear planners and engineers of the Wiehle Avenue Metro stop and surrounding area,

I wanted to let you know that Wiehle Avenue is a beautiful drive.  The winding road rises and falls along the natural landscape of north Reston.  Drivers are taken on a journey along this scenic avenue that calms and soothes their nerves as they travel along its relaxing bends and curves.

Who am I kidding?  Wiehle is indeed a very beautiful road.  But for those of us who use it daily, the intersection of Wiehle Avenue and Sunset Hills can be a congested area of frustrated drivers and idling vehicles. . . .

 For the rest of Mr. Moody's letter, click here. 

Letter to Reston Patch, "Comstock's Plans Not Consistent With Reston," Terry Maynard, Feb. 23, 2011

Section Sponsored By

Note:  The Reston Patch has published two articles about the planned "Reston Station" development at the Wiehle Metro stop in recent days.  See this and this.  The following letter is a counterpoint to those articles. 


Many faults with station development at Wiehle.

It is important for readers to know that Reston’s three major civic groups—RA, ARCH, and RCA—as well as other Dulles Corridor groups, all opposed approval of Comstock's Reston Station conceptual development proposal in a variety of forums, including testimony to the Fairfax County Planning Commission and the Board of Supervisors.

The County staff denied Comstock’s initial proposal and had a number of criticism of the proposal approved by the supervisors.  The bottom line is that the county approved this development proposal because it had no alternatives and no time, having guaranteed the construction of a parking garage by the opening of the Wiehle Metro Station in 2013.

The result is that Restonians will be stuck for decades with an ugly, congestion-producing, pedestrian and environmentally unfriendly block of high rise buildings inconsistent with some basic principles of transit-oriented development (TOD).   Here are a few lowlights:

• There is absolutely nothing architecturally excellent, even redeeming, about Comstock’s proposal. It reminds most Restonians of the worst of Crystal City development in its overwhelming mass and cubism.  I have called it “Fort Comstock” because of its fortress-like high-walled periphery, including the five stories of above ground parking.

• Unlike the rest of Reston, it has virtually no usable public open space. It's plaza is about the same size as Reston's Lake Anne Plaza (Washington Plaza)and Lake Anne development is about one-tenth as dense.  Moreover, Comstock will allow traffic (none at Lake Anne) on the plaza, and it will virtually never see sunlight due to the overwhelming buildings around.
• The design offers no opportunity for street-facing retail business activity, a cornerstone of making TOD areas attractive walkable areas.  Instead, it’s limited retail focuses inward on the small plaza/traffic loop. 
• Block I (next to the Metro station) will be a congestion magnet, despite what Comstock's Parker says about it. It will add 5,000-plus parking spaces (2,300 for Metro underground, the rest above ground for its employees and residents) to an area that receives failing traffic grades even AFTER the marginal improvements Comstock has agreed to install.

In its March 19, 2010, report, the county staff criticized the proposal along the same lines, adding the following:

“Although the applicant [Comstock] has worked with Staff to resolve many of the issues originally identified with the application, a number of significant concerns remain which staff believes must be resolved prior to the approval of the application." (editor's note: Comstock has since addressed and improved many of these issues)

• The need for stronger/more specific restrictions on vehicular access to the public plaza, as well as a clear definition of where access can and will be restricted during special events. The primary focal point of this development is intended to be the central plaza located in Block 1. However, without adequate restrictions on vehicular access in this area, its appeal as a gathering spot and recreational opportunity for the public is greatly diminished, if not destroyed.
• Green Buildings: Although the Applicant's commitments concerning Green Buildings are somewhat improved, as discussed in the analysis there are three remaining issues which must be revised before staff can find this application in compliance with the Policy Plan and consistent with commitments received from other developers. (Need to omit the reference to a specific edition of LEED which could become obsolete; need to provide for an independent USGBC review; and need to release the green building escrow into a County fund, rather than back into the project.)
• The need to revise the proposed TDM commitments as recommended by Staff to provide for effective penalties in the event that the development fails to achieve the TDM targets.

“In addition to these critical concerns, a number of points have been raised which staff believes would be highly desirable for the applicant to address; these include: 

• Provision of additional definition within the Design Guidelines; especially as they pertain to temporary treatments along the plaza and walkways during the initial phases of development.
• Provision of additional commitments to/definition of methods to address the concerns raised by the shadow study.
• Provision of additional public open space and recreational amenities.
• Need to revise the noise attenuation proffer to ensure that proposed attenuation measures and phasing will be adequate and that no residential development will occur in areas which exceed 75dBa Ldn as recommended by the Comprehensive Plan.
• Offset of demand for public parks and recreational facilities through a Fair Share contribution and/or provision of in-kind public improvements.
• Inclusions of a commitment to provide additional WFH (workforce housing) units above the minimum 12% in recognition of the County’s TOD goals and the unique opportunity provided by this high density mixed-used project.”

In short, Comstock’s development proposal did not measure up to county standards, much less Reston standards, but county officials approved it anyway.

It is not a development we can be proud of. 

Terry Maynard
(Terry Maynard is on the board of the Reston Citizens Association)

Reston Station: Planning for the Last Stop of the New Metro Line, Bora Mici, DCMud, September 6, 2010

The following is the opening line of a puff piece in DCmud--a DC urban real estate blog--about the coming of Comstock's development at the Wiehle Avenue Metro Station, which it calls "Reston Station."

When it comes to development along the new Dulles Corridor Metrorail Silver Line, connecting downtown Washington DC to Tysons Corner and Dulles Airport, developers think big. Reston Station, a transit-oriented, mixed-usedevelopment (sic) soon to be brought into the orbit of Washington DC as the terminus of Phase 1 of the Silver Line, is no exception. . . .

For the rest of the DCMud post, click here.

I've commented on the blog post. I re-post that comment here, since it may not be accepted by DCMud:

Well, as others have said, "Reston Station" is really "Wiehle Avenue Station." It is at the end of the Phase I construction of the "Silver" Metrorail line that will ultimately go to Dulles & beyond (Phase II).

The Comstock development proposal so prominently featured here was violently opposed by all Reston civic groups on many grounds.

--There is absolutely nothing architecturally excellent, even redeeming, about it. It reminds most Restonians of the worst of Crystal City development in its overwhelming mass and cubism.

--Unlike the rest of Reston, it has virtually no usable public open space. It's plaza is about the same size as Reston's Lake Anne Plaza (Washington Plaza)which is about one-tenth as dense, will allow traffic (none at Lake Anne), and will virtually never see sunlight due to the overwhelming buildings around.

--Block I will be a congestion magnet, despite what Comstock's Parker says about it. It will add 5,000-plus parking spaces to an area that receives failing traffic grades even AFTER the marginal improvements Comstock has agreed to install.

. . . and there's more. See the Reston 2020 blog for details at http://reston2020.blogspot.com, a blog on Reston development created by the Reston Citizen's Association's Reston 2020 Committee. See "Comstock" in the index or search the blog.

The County, which negotiated an agreement with Comstock to build the parking for the site by the 2013 arrival of Metro, agreed to this proposal over the objections of virtually all Restonians.

It will be an eyesore for decades allowed by the Fairfax County Board of Supervisors.

Sep 13, 2010 2:36:00 PM

RTF Wiehle TOD Committee Summary , July 8, 2010

Process: Bill Penniman hoped to get in a 45 minute discussion of issues but the presentations took up most of the morning. He hopes next meeting will be devoted to TF discussions on various land bays. However, they are still trying to get in contact with various "stakeholders" including Fannie Mae, NOVA, and the Lawrence family, owners of Isaac Newton.

Substance
Rick Stevens presented a summary of the RMAG report on Wiehle station. Limited funding means that only essentials will get done. They are prioritizing these outward from the station area. Soapstone was put in the maybe in 2020-2o30 time frame.
The surprise to many (including some TF members and me) was that there are no plans to have buses from south Reston drop people off on the Southside. South Reston and other Southside buses will have to cross the Wiehle bridge and left turn into the station.
The planned southside bus bays are on MWAA land off the DTR. They will be for buses from Loudoun and shuttles from HM parking. The reason for this, Stevens said, is that the land adjacent to the station platform drop down on the south side is privately owned. One TF member suggested that this will make a perfect proffer from Vornado, which would profit from commercial retail in connection with a Southside bus drop off.
Other presentations included a review of the immediate COMSTOCK traffic plans. This included the results of a traffic study that showed that Comstock and metro parking alone will "only" increase traffic by 20%. Apparently no one has broader traffic projections for all the Wiehle TOD being discussed.
Doug Pew delivered an effective review "observations from McDonald's" about traffic issues. This included among other things the need for sidewalks along Sunrise Valley, the need to move McDonalds and other fast food restaurants out of their current location, which bogs down traffic along Wiehle and the lack of access to Lake Fairfax Park created by private holdings.
The committee also heard from Bernstein, which holds 10 acres in F-3. No firm plans but they are thinking 50% residential.

RTF Wiehle Sub-Committee Meeting Summary, July 8, 2010

Process: Bill P hoped to get in a 45 minute discussion of issues but the presentations took up most of the morning. He hopes next meeting will be devoted to TF discussions on various land bays. However, they are still trying to get in contact with various "stakeholders" including Fannie Mae, NOVA, and the Lawrence family, owners of Isaac Newton.

Substance
Rick Stevens presented a summary of the RMAG report on Wiehle station. Limited funding means that only essentials will get done. They are prioritizing these outward from the station area. Soapstone was put in the maybe in 2020-2o30 time frame.
The surprise to many (including some TF members and me) was that there are no plans to have buses from south Reston drop people off on the Southside. South Reston and other Southside buses will have to cross the Wiehle bridge and left turn into the station.
The planned southside bus bays are on MWAA land off the DTR. They will be for buses from Loudoun and shuttles from HM parking. The reason for this, Stevens said, is that the land adjacent to the station platform drop down on the south side is privately owned. One TF member suggested that this will make a perfect proffer from Vornado, which would profit from commercial retail in connection with a Southside bus drop off.
Other presentations included a review of the immediate COMSTOCK traffic plans. This included the results of a traffic study that showed that Comstock and metro parking alone will "only" increase traffic by 20%. Apparently no one has broader traffic projections for all the Wiehle TOD being discussed.
Doug Pew delivered an effective review "observations from McDonald's" about traffic issues. This included among other things the need for sidewalks along Sunrise Valley, the need to move McDonalds and other fast food restaurants out of their current location, which bogs down traffic along Wiehle and the lack of access to Lake Fairfax Park created by private holdings.
The committee also heard from Bernstein, which holds 10 acres in F-3. No firm plans but they are thinking 50% residential.

Summary of RTF Wiehle Area Committee Meeting, June 8, 2010

Reston Master Plan Special Study Task Force
Wiehle Avenue Sub-Committee

Meeting Summary – June 8, 2010

The initial meeting of the Wiehle Avenue Sub-Committee was held on June 8th in the Reston Association conference room. Mr. Penniman opened the meeting, invited public comments and then discussed committee organization, including the following points:

o Schedule: The committee will meet each Wednesday at 8AM in the Reston Association conference room through July 14th.

o Sub-Committee Report: The report is to be submitted to the RMPSSTF Chairman on July 15th. The sub-committee co-chairs will draft the report but may ask members to contribute specific sections.

o Report topics: The draft work plan outlines topics to be addressed. Transportation is a major issue and there is a need to extract from the RMAG report the key issues affecting the Wiehle Station. Mr. Penniman suggested that a volunteer review the report in detail and identify the significant points.

o Information gathering: The sub-committee will invite presentations from landowners in the Wiehle station area; in addition, there will be a briefing by an RMAG representative and perhaps the Reston Association.

o Sub-committee scope: The consensus of the sub-committee was that it should address the area defined by the County’s “Wiehle Avenue Area” map, focusing on the area within a half mile of the station. The sub-committee will co-ordinate with the Town Center Sub-committee on the adjoining land units.

o E-Mail: The sub-committee must comply with the FOIA rules restricting substantive non-public discussions among more than two members. Regarding E-mail sent from a Co-Chairman to all members, replies should be sent only to a Co-Chairman.

Potential issues were discussed, including the need for a vision for the Wiehle station area. Education has been discussed as a possible theme for the area and the Mr. Penniman suggested that the group think about how this should be defined. Mr. Penniman is going to develop an issue list for discussion at the next meeting.

Ms. Maggie Parker, Director of Community Outreach and Communications for Comstock Partners, presented an overview of the Comstock development plans for the Wiehle station area. The concept for Block 1, the area immediately adjacent to the Metro station, is to have a below-grade garage beside the DAAR for Metro parking with two future office buildings above. On the west will be a hotel and a multi-family residential structure. The plaza between the office and hotel/residential structures will be pedestrian friendly with stringent vehicular traffic restrictions (for example, none between Memorial Day and Labor Day).

The garage will be constructed in time for the 2013 Metro opening, probably followed by the residential development. Comstock hopes that when Phase II of Metro is completed, the Metro parking needs at the Wiehle station will decrease and part of the garage can be re-allocated for office parking.

Comstock supports the concept of an internal grid of streets and believes it is feasible to extend Reston Station Boulevard westward to Plaza America.



Members Attending:

Bill Penniman – Co-chairman
Andy Van Horn – Co-chairman
Mike Corrigan
Van Foster
Dick Kennedy
Judy Pew
Anne Strange
Paul Thomas
Rob Walker

Fancy Garage May Be Only Thing Standing When Metro Comes to Reston, Restonian, June 2, 2010

Although Fairfax County supervisors approved the fancy new Comstock Wiehle Metro development last week, there's no guarantee anything except the attractive parking garage will be started--much less finished--by the time the first dangerous, smoke-filled Metro cars roll into the Wiehle Metro station in 2013. . . .

Click here for the rest of Restonian's take on the Wiehle Metro station site development on his fancy "web blog."

Wiehle Metro Avenue development gets green light, Fairfax Times, June 1, 2010

Rail service in Reston scheduled for late 2013 after Board of Supervisors approval

by Kali Schumitz | Staff Writer

Although there might not be any new buildings at the Wiehle Avenue Metro station when service starts in 2013, riders at least will be able to park at the Reston commuter rail station.

The Fairfax County Board of Supervisors approved plans last week for an eight-building residential and office complex near the future station, centered around a public plaza. The project also includes a 2,300-space public parking garage, as well as bus and "kiss and ride" facilities.

Although the market will determine how quickly new buildings go up, developer Comstock Partners has promised that, at a minimum, the Metro facilities, parking garage and the public plaza will be complete when service begins in late 2013. Comstock is building the project through a public-private partnership deal with Fairfax County, which owns most of the land that will be developed.

Supervisor Catherine Hudgins (D-Hunter Mill) said this project is only the beginning of redevelopment proposals to accompany Reston's two future Metro stations. . . .

Click here for the rest of this story.

Letter: Supervisor Hudgins to Hunter Mill District, May 25, 2010

Dear Hunter Mill Friends,

Today's meeting marked some notable accomplishments by our citizens and County staff. We recognized some of our outstanding high school athletes in gymnastics and swim and dive for winning their state titles. We thanked both individuals and organizations for their many years of service to the County. And, we recognized our County staff whose swift actions saved the life of a 5 year old.

On the business end, we adopted water systems principals recommended by the Consumer Protection Commission, and authorized a 2010 Transportation Bond Referendum which will be on the ballot in the fall elections.

The Board also approved the rezoning for Comstock Reston Station Holdings which permits transit-oriented development near the Wiehle Avenue Station. The project will contain; a public plaza that will welcome Metro riders; 20% of the residential units will serve workforce; Reston Association will have new members from these residents; and proffers for parks and schools. Office buildings will be LEED certified. The Comstock proposal is not a perfect plan but we are unable to go back to the drawing board if we hope to meet deadlines for the coming of rail. This one project can't solve all our transportation problems in the area, but you have my commitment I'll continue pressing for solutions as we move forward. (Emphasis added.)


Cathy Hudgins

Letter: Traffic study and recommendations still need work, Rob Whitfield, Fairfax Times, May 11, 2010

Fairfax County has again delayed the public hearing on the proposed Comstock Reston Station Holdings LLC project at Wiehle Avenue Metro station.

The county has so far failed to design or identify funding for local transportation improvements which will be needed adjacent to planned Dulles Rail project stations to accommodate Transit Oriented Developments. Upgrades will be needed to various intersections in Reston. Worrying about design defects and limiting vehicular access to the plaza at the proposed Comstock Wiehle development during peak periods is akin to trying to deal with fleas when a herd of elephants is crashing around the house.

The Planning Commission, in overruling county staff who recommended rejection of the Comstock Wiehle proposal, has done nothing to address the fundamental problem involved -- increased traffic. At full build-out of the proposed 1.3 million square foot mixed use Comstock project, some 1,200 to 1,800 peak hour vehicle trips will be added to the local road network.

Certain transportation improvements in the Wiehle Avenue vicinity were required by the Dulles Rail Federal Transit Administration's Record of Decision of March 2005 and are being paid for from Phase 1 Dulles Rail funds. The county is spending $4 million on building sidewalks in the local area. However, it appears that little is being proffered by Comstock for local road improvements in its project proposal.

At Comstock Wiehle, 2,300 spaces for Metro riders would be built in an underground garage plus an additional 3,000-plus spaces for the proposed 1.3 million square foot mixed use Comstock development. (The county staff report omits the total number of parking spaces). The total number of parking spaces at Comstock Wiehle will be similar to the total parking provided at Vienna and Springfield Metro stations for which exclusive access ramps to and from I-66 and I-95 are provided to limit traffic impacts on the street system.

Currently, a total of 5,840 parking spaces exist at Vienna Metro. Tax records indicate that Washington Metropolitan Area Transportation Authority owns approximately 30 acres there. By contrast, the county owned site at Wiehle Avenue contains only 9 acres which, together with 3.5 acres owned by the applicant nearby, total 12.5 acres for development. However, no direct ingress or egress to the Dulles Toll Road will be provided.

Citing budget constraints, the Reston Master Plan update "Task Force" leadership and county staff have stated that they do not intend to study traffic problems in Reston or the far worse conditions that will be created by additional traffic generated by developments around proposed Metro stations and the Town Center area.

It is complete lunacy to not evaluate comprehensively the potential parking and road improvements required to accommodate new traffic demand to be generated by future developments of Comstock, JBG, Boston Properties, Vornado Realty Trust and other landowners whose property abuts the Dulles Toll Road at or near Wiehle Avenue. The same is true for other stations proposed on the Dulles Corridor in Herndon and Reston.

Already severe peak period traffic congestion (Level F) exists in eastern Reston at intersections between Sunrise Valley Drive and Wiehle Avenue, Sunrise Valley Drive and Hunter Mill Road, Sunset Hills Road and Wiehle Avenue and Sunset Hills Road and Hunter Mill Road. Little has been proposed in the Comstock plan to ameliorate traffic congestion and the county's proposed penalties for not complying with a trip reduction plan are totally inadequate.

As a pre-condition of approving Comstock Wiehle Avenue development and any other Reston transit station project, we should require Fairfax County to create a "Road Club" (preferably to be called a "Public Improvements Club"), as has occurred in similar situations in Tysons Corner and elsewhere in Northern Virginia.

Now is the time for residents and businesses in Reston to insist that the county evaluate and plan for potential traffic congestion resulting from rail and the Master Plan update for station areas and around Town Center on a comprehensive basis. Bob Simon planned Reston as a place where people could live, work and play, and not as a focal point for thousands of commuter vehicles.

Rob Whitfield, Dulles Corridor Users Group

Approval Recommended for Comstock Development, Reston Connection, May 5, 2010

Planning commissioner cites cooperation by developer.

By Mike DiCicco
Wednesday, May 05, 2010

At its meeting last Thursday, April 29, the county Planning Commission voted to recommend approval of the development proposed by Comstock Partners next to the future Wiehle Avenue Metro Station.

Before recommending approval, Hunter Mill District Planning Commissioner Frank de la Fe noted that the commission had received numerous public comments on the development proposal and that, as of the March 25 public hearing, county staff had recommended denying the application. At that time, he said, staff still had three major issues with the application — a failure to address environmentally friendly building standards, lack of an adequate plan to cut down on vehicle trips and unrestricted vehicular access to the plaza at the heart of the proposed development.

Since then, Comstock had continued to work with the county, and staff now recommended approval, de la Fe said.

However, he said that, although the issues of "green" building and traffic management had been resolved, "The issue of vehicular access to the plaza remains problematic." . . . .

Click here for the rest of the story.

Reston's Wiehle Ave. development plan poised for approval, Fairfax Times, May 4, 2010

After monthlong delay, planners give public-private partnership green light
by Kali Schumitz | Staff Writer


A proposed office and residential complex at the Wiehle Avenue Metro station in Reston received the green light from county planners April 27.

Under a public-private partnership deal with Fairfax County, developer Comstock Partners proposed building a parking garage and bus facilities for the new Wiehle station as well as a seven-building office and residential complex.

County planning staff had some concerns with Comstock's designs, particularly regarding vehicle access to the complex's main plaza . . .

. . . The builder made adjustments to the planned use of the plaza and strengthened the plan language regarding environmentally friendly building design and encouraging transit use.

The Planning Commission subsequently recommended approval of the application, which the Board of Supervisors could take up later this month....

Click here for the rest of this story.

Discussion with Fred Selden, Fairfax Department of Planning and Zoning, April 21, 2010

Interview With Selden, Fairfax DPZ, Dick Stillson 042110

Column: Train Is Coming - Literally, Reston Connection, April 14, 2010

The Reston Master Plan Task Force has spent four months listening to rudimentary county reports on the three future Reston rail station areas — Wiehle Avenue, Reston Parkway, and Herndon-Monroe. The Task Force also had productive community meetings on two of them — Herndon-Monroe and Wiehle. Community ideas were solicited on developing the station areas and many good ideas were forthcoming. Community contributors and Task Force members were particularly enthusiastic about making the Wiehle Station a remarkable gateway to Reston with striking features and world class architecture, a place to remember and visit often.

Meanwhile, Fairfax County is busily shaping the future Wiehle Station ignoring both the Task Force and the community. The station plan under hurried consideration is the product of another public-private partnership (under the infamous PPEA law) between the county and a developer. In theory, the PPEA allows a private developer to take public land to build something and, in return, the public gets something fulfilling a worthy public purpose. And, PPEA should expedite the normally glacial county processes. But, this is Fairfax County. It has taken this county four years to get an agreement and now a terrible plan. The developer is Comstock Corporation and its plan is a disappointment to the community, but it is being rushed through the county processes because the train is coming — literally. If the station and a minimum of 2,300 parking spaces are not completed by 2013, the train simply will not stop at Wiehle Avenue. More than a bit embarrassing, eh? So, the county is over a barrel, a barrel of its own making. Comstock’s crappy plan is about to be approved by the political appointees on the Fairfax Planning Commission over objections of most expert Reston residents and the county’s own planning and zoning staff!

What should be a beautiful and memorable gateway station instead promises to leave the impression that Reston is parking garages and sunless, ugly little car-filled malls in a sea of traffic where Wiehle meets the Access Road. In fact, there is no plan to eliminate total gridlock on already jammed Wiehle Avenue. When asked about plans to manage traffic, officials shrug, and tell folks they should plan to walk more. This sad tale is one more example of what happens when the county’s interests and the community’s diverge — Reston loses. Imagine the mischief to come in master planning!

By John Lovaas
Civic Leader and Reston Impact Producer/Host

Letter: Wiehle Plaza Needs Citizens Input, Reston Connection, April 7, 2010

To the Editor:

These comments are in follow-up to the March 25 Planning Commission hearing regarding Comstock Wiehle development proposal. In spite of analyses and recommendations made by P&Z, RCA Reston 2020 Committee, Citizens Advisory Work Group #1, the Committee for Dulles, Reston Association, the RA Transportation Advisory Committee, negative comments by Richard Newlon of the DRB, flat denial twice by the Fairfax County DPZ, there has been no appreciable change to the Comstock Wiehle plan since September 2009.

The plaza at the station as proposed will be about the same size as Lake Anne plaza. It will be surrounded by 17-story towers and five- to six-story parking garages between the towers. The buildings will completely block out the sunlight and leave the plaza in deep shadow most of the year. The buildings will trap exhaust fumes from vehicles using the plaza to drop off passengers.

At the March 25 Planning Commission hearing, the architect for Comstock Wiehle stated that their plaza was like Rockefeller Plaza in New York City. The Rockefeller Plaza, however, is huge and gets sunlight during the day. There is no traffic in the Rockefeller Plaza and it is also graced by very large trees. Trees in the Comstock Wiehle Plaza will have difficulty growing without direct sun.

Comstock is seriously proposing artificial light as a substitute for natural sunlight. That should raise a thousand red flags immediately. It suggests that the plaza will be designed to grow mushrooms and rats. It will rival 18th century Parisian tenements in the inhuman conditions it will create.

We are not quibbling about density. We are concerned about the quality of life in the plaza and the Reston quality of open space.

The citizens at the Planning Commission hearing recommended increasing the area of the site by using air rights over Wiehle, over the Dulles Toll Road on-ramp, and over Reston Station Boulevard. That would increase the size of the parcel about which Comstock has said, “It’s a tight site.” This should not be used as an excuse. There is no requirement that they build six buildings on the parcel.

Recommendations:

1. Increase the size of the site using air rights.

2. Remove Building 6 from the plan. Use the area as a green park and open space that adjacent landowners can relate to in terms of connectivity as a pedestrian system.

3. Buildings that connect over air rights can have pedestrian overpasses built in to achieve complete separation of pedestrian and vehicular traffic. Please see the Citizens Advisory Work Group #1 alternate plan.

4. Comstock insists on the plaza road for drop-off and for visibility for retail in the plaza. Our suggestion is to build another plaza above ground level which would strictly be pedestrian with more sunlight. Lowering the building heights on the south of the parcel would allow direct sunlight. The upper level pedestrian plaza would contain a sculpture garden, fountains, trees, and be surrounded by restaurants and cultural facilities as recommended by RCA 2020 Committee Residential, Urban Design and Livability Work Group and by those community groups who participated in the March 20 Community Meeting of the Task Force. The lower level plaza would be sheltered, well-lit and well-decorated with art in an ever-changing gallery.

5. A block model or 3D model of the site plan was requested by us and by Task Force member Fred Costello and has not been provided by the architect.

6. There is an imbalance of residential and commercial space. Thirty-seven point five percent is inadequate for Transit Oriented Development. There needs to be more residential and less commercial.

7. The Planning Commission needs to hold approval of the plan until the VDOT Chapter 527 traffic impact analysis report is complete in June 2010.

This design has reached this point in time without any quality control. The citizens demand that the DRB be involved with quality control. Indeed, one P&Z member stated if built, Comstock Wiehle Station would become the “armpit of Reston.”

We are all looking for world-class architecture in Reston. There is nothing in the Planning Principles revised by the Task Force that would prevent additional world-class trash such as Comstock Wiehle being built along the entire length of the Dulles Corridor.


Guy L. Rando and Kathy Kaplan
Reston

Questions about Plaza Cast Shadow on Proposal, Reston Connection, March 30, 2010

Staff recommends denial of Comstock application but says developer has continued to cooperate.

By Mike DiCicco
Tuesday, March 30, 2010

Richard McCary, president-elect of the Committee for Dulles, said his organization was a longtime supporter of the Metro line to Dulles Airport and recognized that parking around the planned rail stations was a critical element of the plan. Thus, he said, the committee commended Comstock Partners for the firm’s "imaginative and efficient" approach to meeting that need.



The developer has entered into a joint development agreement with the county, whereby Comstock will pay for the construction of a 2,300-space underground garage to serve the coming Wiehle Avenue Metro Station and then build its own mixed-use development on top of the structure.

However, McCary told the county Planning Commission at its public hearing on Comstock’s rezoning application last Thursday, March 25 that such a development had high standards to live up to. "As yet, we do not feel that exceptionally high standards of development have been met," he said.



AMONG THE CONCERNS raised by those who testified at the meeting, as well as some of the planning commissioners, were a lack of design excellence, traffic impacts, the amount of parking on the site and, most frequently, the quality of the plaza that is proposed for the middle of the development. Most who commented, including county staff, expressed concern that traffic and the near-constant shade cast by tall buildings would make the plaza uninviting as a recreational area. Staff had recommended that the proposal, as submitted, be denied, although at the hearing, staff members said Comstock was cooperating with the county and making changes to its plan.



The Planning Commission . . . .

For the rest of this excellent article, click here.

RCA Board and Reston 2020 Statement to the Fairfax County Planning Commission on the Comstock Wiehle Development Proposal, March 25, 2010

RCA & R2020 Statement to FCPC on Comstock Wiehle March 25--As Read