A big office-to-housing conversion in Reston cleared another hurdle last week. It's the kind of project that could keep Northern Virginia builders and trades busy for years.
Developer EYA won a supportive recommendation from the Fairfax County Planning Commission on Wednesday, Oct. 14, for its plan to turn most of the Lake Fairfax Business Center into a mixed-use neighborhood, FFXnow reported. The rezoning now goes to the Board of Supervisors, which has a public hearing scheduled for Nov. 17.
What's planned
EYA wants to replace emptying office buildings on about 49 acres of the 88-acre business park at 1780 Business Center Drive. The plan calls for 1,017 homes, according to FFXnow:
- A 385-unit multifamily building
- Three condominium buildings with 132 units
- 500 townhomes, including stacked townhomes
The plan also includes 27,900 square feet of retail and amenity space.
Supervisors adopted a comprehensive plan amendment in August that allows residential and retail uses on the property. The detailed development plan and a rezoning from an industrial district to planned residential mixed-use still need final approval.
Changes made since September
Residents who spoke at a Sept. 23 public hearing supported the redevelopment. The commission still deferred its vote so the developer could deal with some open issues, including possible noise from a neighboring data center.
EYA submitted updated plans and proffers in early October. FFXnow reported the changes included:
- Dropping an alternative streetscape for Sunset Hills Road in favor of a design closer to the county's Reston Design Guidelines
- Cutting parking for the stacked-townhome area, Land Bay D/E1, from 79 to 59 spaces
- Moving three affordable dwelling units from traditional townhomes to stacked townhomes and adding three workforce dwelling units
- Removing unpermitted structures in a resource protection area to address stormwater concerns, and adding plantings there
- Adding an ADA-compliant ramp for a planned pocket park
A noise analysis delivered Oct. 2 found the low-frequency hum from the nearby data center will be quieter than traffic on adjacent roads, FFXnow reported.
Issues still on the table
Not everything is settled. County staff still wants a midblock pedestrian crossing. Staff also opposes townhome balconies that would hang over private alleys "because of ownership and maintenance concerns," according to an Oct. 9 memo cited by FFXnow.
EYA plans to meet an athletic field requirement by giving the county 3.96 acres for a future public school, but it wants the option to buy the land back if the county doesn't build a school there.
Even so, staff recommended approval. "While we do have recommendations to improve the project, on balance, the development is still meeting the comprehensive plan," planning staff coordinator Katelyn Quinn said.
Mark Looney, a land use attorney with Cooley representing EYA, told the commission the remaining disagreements can be resolved before the board vote.
A "good neighbor" proffer
Hunter Mill District commissioner Paul Thomas thanked EYA for a proffer about being a good neighbor during construction. According to FFXnow, he pointed to construction scheduling and having a project manager for that work as welcome commitments.
Commission Chair Phil Niedzielski-Eichner called it "a difficult one," but "the right kind of project for the right location."
At-large commissioner Timothy Sargeant abstained because he missed the public hearing.
Why it matters for contractors
More than 1,000 homes on one site, including 500 townhomes, is a long, multi-phase job. If supervisors approve the rezoning, it would mean years of site work, demolition of old office buildings, vertical construction and finish work in one of the region's tightest markets.
The mix of product types matters for subs. Stacked townhomes, traditional townhomes, condos and a large apartment building call for different crews and schedules, which spreads work across framing, concrete, MEP and finish trades.
The construction-scheduling proffer is also worth watching. Commitments like that can affect work hours, truck routes and staging near existing neighbors, and they often get written into the final approval.
The board's Nov. 17 public hearing is the next date to watch.