RESTON
COMMUNITY REINVESTMENT CORPORATION
11400 Fairway Drive, #407
Reston, Virginia 20190
703-437-3606
April 22, 2007
Ms. Catherine M Hudgins, Supervisor
Hunter Mill District of Fairfax County
12000 Bowman Towne Drive
Reston, Virginia 20190
Re: Lake Anne Village Center
Dear Supervisor Hudgins:
The RCRC Board is undertaking an in-depth review of the Draft Comprehensive Plan Text & Guidelines prepared by BBPA. While this is still in process, we have identified some issues and questions we wish to bring to your attention at this point. Our sense is that some of these will likely be raised at the public meeting on April 25 and it would helpful to have BBPA prepared to respond.
The enclosed massing diagrams and sight line studies were prepared by Board members during our analysis and are enclosed for your information.
Sub Area #1- The total floor area of mixed use 3-4 story appears to be more than can be accommodated considering the need for a north-south view across a new plaza. This space we believe would need to be wide enough to accommodate the Farmer’s Market as well as service to ground level retail flanking the space on the east and west. The amount of retail space indicated does not appear to be available under the above configuration. We believe about one half of the proposed floor area would be reasonable. It appears the underground parking anticipated will require financial support from outside the Sub Area.
Sub Area #2- Uses and density appear to be workable
Sub Area #3- This is seen as a prime residential area but
with inherent problems for development.
The Reston Association parcel north of Chimney House Rd seems very
narrow for housing development and the portion south, also small, encumbered
with drainage, utility and walkway systems.
Incorporating proposed building area into primarily a high rise on the
Good Shepherd Lutheran Church parcel raises buffer and sight line issues that
need to be resolved. This will be a
cross-axis anchor for Washington Plaza.
Sub Area #4- Agree that this is a prime residential site and density appears to
be appropriate. Further study may show
that this density could be adjusted up or down.
Sub Area #5- Agree that this is a logical residential site. It appears the Option #1 density is only slightly more than the present 240 DU that we believe could be increased. An Option #2 is defined and quantified but no rationale or explanation of why it was proposed is included in the report. The density of Option #2 was seen as excessive, though it may be possible to increase that of Option #1.
Building Height – There is a minimum number of stories, 14, recommended but no limit on the height that raises concern about the view scape from Washington Plaza. Assuming Bob Simon’s statue as the view point, the densities in Sub Areas #4 and #5 Option #1 could be accommodated below the view line but would not be required to do so under the draft guidelines. We suggest a guideline on the order of the following be added:
No structure higher than 3 stories be permitted within the Village area that is visible when viewed from Bob Simon’s statue at Plaza ground level.
A high rise in Area #3 would have stories above the 5th floor exposed to view from Washington Plaza, 9 stories of a 14-story building. The importance of having residential close to Washington Plaza and the height required for the building create a conflict in interests that will need to be resolved.
Next Steps – We request at least one illustrative site plan representing the maximum conditions described in the draft be provided for our edification. Also, we feel that a working session with BBPA representatives to discuss the above issues is necessary to obtain a clearer understanding of what is being proposed. Our review is continuing wherein we plan to address such issues as parking, open space, pedestrian and vehicular traffic and we will share our findings with you as they develop.
The Board and I look forward to hearing from you soon in regard to our requests.
Very truly yours,
Kurt N. Pronske, President
Encl: Bronze Bob Views
Lake Anne Proximity Bob
What Bob Can See
Aerial with sight lines