The Lake Thoreau and Shadowood pool renovations in Reston should both be finished in time for the facilities to open for next year’s swim season, Reston Association staff say.
After running into delays this summer, construction on Lake Thoreau pool at 2040 Upper Lake Drive is about 90% complete, RA Director of Capital Projects Chris Schumaker reported in an update on Friday (Sept. 22). That puts the project on track be done by Thanksgiving, he said.
The roughly $3.5 million renovation includes a pool with six lap lanes, a ramp and “zero-depth” feature to provide ADA access, a redesigned and elevated deck, a larger 25-space parking lot, an overlook with a pollinator garden, and expanded bathhouses, which have been moved away from the spa.
“We’ve now moved [the spa] over to the other side of the facility to provide ADA accessibility,” Schumaker said. “It’s been kept the same size but has improved jets and heating that we didn’t have before.”
This is the first major overhaul of the pool since it was originally built in the 1980s. The facility has been closed for the project since 2020, but work didn’t begin until last fall after encountering delays related to permitting and the availability of contractors and construction supplies.
Schumaker also reported that the first phase of RA’s Shadowood pool renovation at 2201 Springwood Drive has been completed, a process that included squaring the main pool and replacing the bathhouse roof.
Design engineering on phase two is now underway, and RA is preparing to submit plans for the Design Review Board‘s approval and Fairfax County permits, according to Schumaker.
“Some of the features proposed in phase two at Shadowood include the conversion of the wading pool into a splash pad, installation of gas heating for the main pool for users’ enjoyment, and ADA enhancements to the bath house and entrance,” Schumaker said.
The Shadowood pool has been closed for four consecutive swim seasons after RA determined that significant improvements were needed to address sewage and other issues at the aging facility, which was built in 1976.
“We anticipate this work being underway here in the fall and winter and be completed before reopening in 2024,” Schumaker said of the project’s second phase.
The value of an office building just outside the Mosaic District will determine whether Fairfax County has to go to court to boost a Merrifield sewer’s capacity.
The owner of 8315 Lee Highway is the lone remaining holdout in land rights negotiations with the county, which has reached agreements for six of the seven properties that will be affected by the project, land acquisition staff reported to the Fairfax County Board of Supervisors last week.
While hopeful that a resolution can be achieved without a court visit, the board voted 8-2 last Tuesday (Sept. 12) to authorize staff to complete the land acquisitions — including by exercising the county’s eminent domain powers if necessary.
“A lot of times, this is the impetus to get to the finish line,” Board of Supervisors Chairman Jeff McKay said before the vote. “…This has been a long process, and to make sure we’re continuing to make progress on this, hopefully, we reach an agreement before it has to go to court.”
The sewer capacity upgrade will replace a 12-inch-wide line with a 20-inch PVC pipe wrapped in 30-inch steel casing. The new pipe will extend 563 linear feet between the corner of Route 29 and Eskridge Road and the U.S. Postal Service’s Merrifield facility.
The project will also add three new manholes. The existing sewer line will be abandoned in place.
The Department of Public Works and Environmental Services determined that existing pipes were “at risk” of overflows that could affect nearby buildings and the environment “due to the current average daily flows and the current pipe size,” according to a staff report in the board meeting package.
“The goal of the project is to alleviate this public health risk concern and provide additional capacity to account for the growing population size upstream of the pipes in the Merrifield area,” staff wrote.
DPWES says it hopes to begin construction on the project in January to avoid disrupting post office operations during the busy winter holiday shopping season.
However, the county and CJC Associates LP, which owns the building at 8315 Lee Highway, are still “very far apart” in their assessments of the site’s redevelopment potential and the project’s impact on its value, Land Acquisition Division Director Dennis Cade admitted at last week’s public hearing.
Negotiations for sewer and temporary access and construction easements needed to allow construction and equipment staging on the property have been underway since spring 2022, according to Jocelyn Campbell, a right-of-way agent for the county.
Confirming that his company recently presented a counteroffer to the county, CJC Associates partner Jim Coakley said “outside parties” have estimated that the building could lose about $325,000 in income from leasing during the construction period. Read More
Fairfax City’s first for-sale affordable dwelling units have officially become homes.
Residents have started moving into the designated units in the new Sutton Heights townhouse community at 3500 Pickett Road, developer EYA and the City of Fairfax announced today (Tuesday).
The 50-unit project was the first one approved under the city’s Affordable Dwelling Units (ADU) program, which was established on June 23, 2020 to promote the inclusion of affordable units in new residential developments.
“Everyone in the region is designing new ways in which to provide more housing, and more importantly, more affordable housing,” Fairfax City Manager Rob Stalzer said. “EYA, as the developer, brought significant expertise and creativity in delivering a project that supports the area’s growing housing needs.”
Sutton Heights was approved by the Fairfax City Council in the summer of 2020 after 16 months of discussion, The Connection reported at the time. During that time, EYA provided input as the city amended its zoning ordinance to add affordable housing requirements for any development with 30 or more units.
Though the project only includes five ADUs, it offered a rare opportunity for residents looking to buy a home instead of renting one. Fairfax City has three developments with dedicated affordable rental units: West Wood Oaks (10734 West Drive), Scout on the Circle (9450 Fairfax Blvd) and The Moxley (4040 Gateway Drive).
The Sutton Heights units were open to first-time homebuyers who earn 70% or less of the area median income (AMI), among other criteria. Fairfax City’s median household income is $118,492, per its 2023 fact book.
More than 200 people applied for the lottery that the city organized for the units, according to EYA. Finalists were selected in June, and the first resident moved in earlier this month, with all five ADUs expected to be occupied by the end of September.
“EYA is committed to creating mixed-income housing,” said EYA’s Chief Acquisition Officer, Aakash Thakkar. “We appreciated the opportunity to work collaboratively with the City of Fairfax to develop this ADU program, and we are proud to be the first developer in the City of Fairfax to implement it to create economic diversity and housing for a range of incomes.”
Located north of Fair City Mall and Main Street, Sutton Heights consists of three- and four-story townhomes with private garage parking, optional rooftop terraces, and a new promenade with seating and open park space.
According to EYA, more than 60% of residents have moved in. Construction is on track to be completed early this fall.
Under Fairfax City’s ADU program, single-family developments must designate 10% of their total units as affordable to those earning 70% of the AMI or less, while multifamily projects provide 6% of units as affordable to those earning 60% or less. Projects that meet those standards are granted bonus density.
(Updated at 9:35 a.m. on 8/22/2023) Maryland has renewed its commitment to replacing the American Legion Bridge and adding express lanes on the Capital Beltway, much to the relief of Northern Virginia transportation officials.
The Maryland Department of Transportation has applied for a federal grant to fund the initial phase of its project to widen the Beltway (I-495/I-270) and reconstruct the aging bridge, which provides the only road connection between Fairfax County and Montgomery County, Maryland Gov. Wes Moore announced today (Monday).
The announcement is the first indication of how Maryland will proceed since private express lanes operator Transurban backed out in March over concerns about delayed environmental approvals, lawsuits and the change in leadership after Moore succeeded Larry Hogan in January.
Since Hogan and then-Virginia governor Ralph Northam announced an agreement in 2019 to replace the heavily used American Legion Bridge, Maryland’s cooperation has been seen as critical to the success of Virginia’s I-495 Northern Extension (495 NEXT) project, which is now under construction and will extend the Beltway’s toll lanes from the Dulles Toll Road in Tysons to the bridge north of McLean.
“Governor Moore’s plan ensures these long-awaited improvements will become a reality. This is great news for area travelers and the economic competitiveness of our entire region,” Northern Virginia Transportation Alliance President Jason Stanford said in a statement. “The Alliance applauds Governor Moore for finding a multimodal solution to address one of the region’s worst bottlenecks and move more people through one of our most congested corridors.”
The Virginia Department of Transportation has estimated that 495 NEXT will move 2,500 more people per hour in both directions when the express lanes open in 2025. However, it would move 5,400 more people an hour with Maryland’s project in place.
Skeptics of 495 NEXT, including Dranesville District Supervisor John Foust, have argued that widening I-495 in Virginia without a concurrent widening in Maryland will only push the existing congestion further north, leaving McLean residents to deal with the traffic, environmental and neighborhood impacts without getting any of the supposed benefits.
Noting that many details of Moore’s plan have yet to be shared, such as what kind of “managed lanes” will be involved, Foust called the announcement “great news” as a sign that Maryland is committed to helping address congestion on the American Legion Bridge.
However, assuming it secures the necessary approvals and funding, the Maryland project will still likely take years to complete, Foust said in a statement.
The estimate I have seen is that the project could be complete in eight years (by 2031) if all goes well. Unfortunately, that means commuters who cross the American Legion Bridge, and residents of the communities around the bridge, will continue to suffer from the impacts of severe congestion for at least that long unless something is done in the interim. Given the miserable traffic conditions around the bridge, eight years is too long to wait for any relief. That is why I believe VDOT needs to deliver interim solutions that mitigate the congestion impacts over the bridge and in the surrounding neighborhoods.
The 495 NEXT project was designed to seamlessly connect to a version of an American Legion Bridge project that we now know will not be built. In addition to very nasty congestion, established neighborhoods along the path of the 495 NEXT project are being severely impacted by construction activity. Given the dramatic change of plans and potentially major reduction of scope for the Maryland project, I believe VDOT should determine whether and by how much it can reduce the scope of disturbance of its project to help mitigate those construction-related impacts on the adjacent communities.
Shifting away from the public-private partnership that Hogan sought and that has built Virginia’s growing express lanes network, Moore emphasized in his announcement that Maryland’s project will incorporate transit and other multimodal improvements, including pedestrian and bicycle access. Read More
Construction on two-level garage condominiums near the Innovation Center Metro Station is well underway.
The site at 13570 Dulles Technology Drive — named Overlook at Dulles Tech — will be home to the neighborhood. It includes several pocket parks, a meditation area, a tot lot and an open lawn exercise area.
“Construction began in March 2023 and is expected to be completed in early 2025,” Kiante Chapman, a spokesperson for Stanley Martin Homes, said.
The units start at roughly $603,000. A mix of units are offered, ranging from two bedrooms and 2.5 bathrooms to three beds and 2.5 bathrooms. The size of the units range from 1,553 square feet to 2,507 square feet.
The redevelopment of Hunters Woods ballfield will begin within the next month, Reston Association says.
The project will include a new pathway network, new landscaping, park furniture, improved storm drainage and a free little library.
“We are excited to share this update on the long-awaited Hunters Woods Ballfield Redevelopment Project,” RA wrote in a statement.
During construction, the site will be restricted. All trail users should follow posted signage and detours to ensure safety.
The concept plan for the field — which is not in use largely due to lack of parking and its remote location — was approved in 2020.
A pathway will line the perimeter of the site, and another formal walkway is planned through the middle of the site. Landscaping, bench seating and education signage are planned along some of the paths.
RA began geological testing at the ballfield in April 2022 as part of Fairfax County’s permitting and site plan approval process.
The Hunters Woods Neighborhood Coalition encouraged RA to repurpose the ball field, which is no longer used by the Reston-Herndon Little League.
Consultant Kimley-Horn Associates has been working with RA on the project.
(Updated at 5 p.m.) By the end of this year, Capital One Center might have a more convenient entrance to the McLean Metro station.
Construction on a north entrance for the station is underway and on track for completion by the end of the year, according to a Washington Metropolitan Area Transit Authority spokesperson.
To ensure the project can be finished, the WMATA Board of Directors approved an access agreement at its meeting on Thursday (July 27) that will enable the transit agency’s contractors to “cross and occupy” Capital One’s property.
“The contractor will immediately establish a storage area, continue site work and begin using the Capital One property to access the construction site,” Metro staff said in a summary of the agreement. “Because of the urgency of continuing contracted work, the resolution requests that this approval take immediate effect.”
The new entrance will be located north of Route 123 (Dolley Madison Blvd) near the Scotts Crossing Road intersection. Riders can currently only access the station at 1824 Dolley Madison Blvd from the south side near Scotts Run, where there is also a small kiss-and-ride lot.
According to WMATA, the project includes the “addition of double doors in the north curtainwall, exterior sidewalks, lighting and other necessary improvements.”
The project’s $1.3 million budget is primarily being funded by Fairfax County through I-66 toll revenues awarded by the Northern Virginia Transportation Commission in 2021.
Capital One also agreed to contribute $300,000 and will pay for any additional work that’s needed, such as “steps, additional lighting and relocation of a waterline,” Metro staff said.
Under the approved access agreement, WMATA and its contractors are required to restore any portion of Capital One’s property affected by construction to its existing condition. The transit agency could also be on the hook for up to $10 million if there are any costs related to injuries or property damages.
While the new entrance is expected to be finished this year, it won’t officially open to the public until Capital One completes construction on the adjacent Capital One East lot, according to the Metro spokesperson.
Replacing a parking lot, Capital One Center opened a temporary baseball park on the lot earlier this year. A permanent urban park with recreational amenities, landscaping, a plaza and food truck parking is also planned for the site.
Back in March, the developer said construction on the urban park could start later this year and wrap up in late 2024. Capital One Center didn’t immediately return a new request for comment.
Correction: The headline initially suggested that the new Metro station entrance will open this year. WMATA says that, while construction will be finished, an opening won’t come until Capital One finishes its work.
The final piece needed to fully redevelop the West Falls Church Transit Station Area has fallen into place.
After a public hearing on Tuesday (July 25), the Fairfax County Board of Supervisors unanimously approved developer Rushmark Properties and HITT Contracting’s proposal to transform Virginia Tech’s Northern Virginia Center in Idylwood into a mixed-use hub designed to promote sustainability.
With the aid of architectural renderings, a representative for the development team known collectively as Converge West Falls bestowed a futuristic aura on the plan to replace the university’s existing four-story academic building at 7054 Haycock Road with an updated office building and apartments.
“This all looks otherworldly almost,” Mason District Supervisor Penny Gross observed before expressing “some qualms” with the location of a kids’ play area next to four-lane-wide Falls Church Drive.
The play area will be in a 7,908-square-foot Pocket Play Park — one of three publicly accessible open spaces proposed for the 7.5-acre Converge development, according to the rezoning application.
The developers also plan to build a 7,419-square-foot Sustainability Pocket Park with a boardwalk and other features on a stormwater management pond and a 42,668-square-foot Innovation Civic Plaza in the median of West Falls Station Blvd, a new private street that will be extended west from the recently approved Metro station redevelopment to the West Falls project now under construction in Falls Church City.
Those parks will be complemented by walkways, public art, pollinator gardens, landscaping and seating throughout the property, along with QR codes that will enable visitors to learn more about the site’s construction, said Walsh Colucci lawyer Andrew Painter, the development team’s representative.
The civic plaza is intended to serve as “the nucleus” of the development with an event lawn and an electronic, LED “Cloud Pavilion” whose canopy can be programmed to change color, shape, size and design based on the environmental factors, such as the angle of the sun.
“We believe this is going to be an immersive experience that will be a distinctive public art moment for the entire West Falls Church transportation area,” Painter said of the open-air pavilion.
According to Painter, the developers also wanted to create a “defining architectural statement” with the planned, 270-square-foot office building, which will house a new corporate headquarters for HITT and a Coalition for Smart Construction run by Virginia Tech’s College of Architecture.
Topping out at 120 feet tall, the building will have a 100,000-square-foot solar panel array on its roof that’s expected to generate between 1,100 and 1,400 megawatts of electricity — enough to power the whole facility. It will aim for net-zero carbon emissions.
“Furniture within this building will be generated with a 3D printer,” Painter said. “The façade of the building will be prefabricated to reduce the carbon footprint…Every step of the way, we’ll be incorporating those types of sustainability elements in the building.”
Apartment building height a sticking point for some residents
Community criticisms of the project, however, focused on the 13-story, 440-unit residential building — specifically its height, which will reach 145 feet along West Falls Station Blvd and taper down to 85 feet at the corner of Falls Church Drive and Haycock Road. Read More
Fairfax County’s efforts to become more energy efficient will get a power boost this week, as work begins on improvements at McLean’s Spring Hill Rec Center.
Set to break ground at 2 p.m. tomorrow (Wednesday), the project will add the recreation center at 1239 Spring Hill Road to a growing list of county facilities supported by solar panels. Other planned changes include pool dehumidification unit replacements, LED lighting upgrades, improved building automation systems and a new geothermal HVAC system.
“The project represents a significant step forward toward meeting the county’s goals for carbon neutrality in its facilities, fleet vehicles and operations, including 50% of county electricity from renewable sources by 2040,” the Fairfax County Park Authority said.
Adopted in July 2021, the county’s Operational Energy Strategy set 2040 as the target date for achieving carbon neutrality in its energy use — the point when it will remove as many greenhouse gas emissions as it releases.
In addition to getting half its electricity from renewable sources by 2040, the county hopes to reach carbon neutrality by cutting overall energy usage in half, transitioning to fully electric or non-carbon-emitting vehicle fleets by 2035 and producing zero waste by 2030, among other goals.
After running into some early roadblocks, particularly when it came to solar panels, the push to make the county’s facilities more energy efficient has picked up steam in recent months.
There are 22 solar projects in progress, including the Spring Hill one as well as five others that are under construction and expected to be completed this year, the Fairfax County Office of Environmental and Energy Coordination reported to the Board of Supervisors at a July 18 committee meeting.
Later this afternoon, the board will hold a public hearing on whether to lease some upcoming facilities, including the new Franconia Governmental Center and planned Mason District Police Station addition, for solar photovoltaic (PV) array installations.
The county has also finished installing 96 electric vehicle charging stations at 11 facilities and has another five locations and 116 charging spaces on the way through 2024, though the Spring Hill Rec Center isn’t on that list.
The rec center will be the county’s fifth energy efficiency retrofit project, following completed upgrades at the Cub Run and South Run rec centers and the City of Fairfax Regional Library. Improvements to the Pender Building that houses the Department of Housing and Community Development are on track to finish this November.
According to the park authority, the Spring Hill Rec Center’s new solar PV array will produce 307 kilowatts of energy, providing 13% of the building’s annual electricity.
“That’s enough energy to power 33 homes, annually,” FCPA spokesperson Benjamin Boxer said.
Coordinated by energy service contractor CMTA, the upgrades are collectively expected to reduce the facility’s electric consumption by 19% and gas consumption by 29% each year, the FCPA says.
The park authority anticipates finishing work on the project by late summer 2024.
“There may be occasional, temporary disruptions to Rec Center operations due to construction activities, but the Park Authority will work to minimize any impacts to our patrons,” Boxer said.
Offering classes, camps and one of the FCPA’s three licensed preschools, the Spring Hill Rec Center hosts a 15,000-square-foot fitness center, an indoor gym, a swimming pool and spa, and various outdoor facilities, including a playground and baseball and soccer fields.
A new housing option has opened up in Tysons — at least for those who can spare $1.7 million.
Developer Renaissance Centro recently celebrated the grand opening of Monarch, a 20-story, 94-unit condominium high-rise in the Arbor Row neighborhood.
“The opening of Monarch brings a human dimension, new technology and open spaces which enriches Tysons,” Providence District Supervisor Dalia Palchik, who participated in a ribbon-cutting at the ceremony, said. “I am simply delighted and excited for the community, and for my district.”
Located at 7887 Jones Branch Drive, Monarch’s condos range in size from 880 to 4,100 square feet and have sold for up to $4.1 million. There are 18 units still available after the developer touted strong pre-sales at record-high prices for Tysons.
Prices for the remaining five model types average around $1.7 million, according to Renaissance Centro President David Mayhood.
Designed by WDG Architecture and built by Hoar Construction, the 202,200-square-foot building has 6,000 square feet of ground-floor retail space. Resident amenities include 24-hour concierge service, a fitness center, a garden terrace with a swimming pool, co-working space, a pet wash station, and a private dining room.
The grand opening included open house tours of the development’s “grand spaces,” according to a press release shared by Renaissance Centro yesterday (Thursday).
Guests toured the grand spaces of Monarch, furnished by the French luxury home brand Roche Bobois in a style that matches well with Monarch’s soft lighting, bronze fixtures and colorful art. Walls of glass twenty feet high flood the lobby with light, and an expansive third floor entertainment space connects to a lushly landscaped roof deck. In the outside garden, residents will enjoy arbors, leisure seating, grilling stations and a pool, offering fresh air and quiet corners for reading and reflection. Glass-railed balconies extend living spaces, and some residents can take private elevators that open directly into their units.
The opening came slightly later than anticipated after a four-year-long construction process. When it broke ground, Monarch was expected to open in late 2020, but a change in building contractors stalled work for months.
Approved by the Fairfax County Board of Supervisors back in 2012, the Arbor Row master plan calls for eight new buildings totaling 2.6 million square feet on 19.4 acres in office-heavy central Tysons. Other completed pieces of the development include The Nouvelle apartments and Arbor Row Stream Valley Park.
Still to come is a pair of senior living apartment buildings dubbed The Mather that topped off in January and is expected to open next year. In addition, Arbor Row developer Cityline Partners submitted a pitch to the county last fall to replace an approved office building with another residential high-rise.
That application is still under county review with no scheduled public hearings yet.
“This community is still emerging,” Renaissance Centro president and founder Albert Small Jr. said. “Really, we’re building a new town, adding a lot of rooftops. You will soon see walkers, joggers, cyclists and maybe even strollers energizing this corner of Tysons.”
