DRAFT FOR COMMITTEE AND PUBLIC COMMENTEdited a/o 8/30/10Report of the Town Center CommitteeFor the Reston Master Plan Special Study Task ForceAugust __, 2010Committee Members:
Robert Goudie, Co-Chair Pete Otteni, Co-Chair Bill KeefeMark LooneySusan MockenhauptRae NoritakeTerri PhillipsJoe StowersPhil Tobey1
DRAFT FOR COMMITTEE AND PUBLIC COMMENTEdited a/o 8/30/10EXECUTIVE SUMMARY
The Committee was tasked with making recommendations for the possibleredevelopment of the parcels comprising the immediate Reston Parkway Metro Stationarea. We are pleased to report that there was a good deal of consensus (if not unanimity)among the Committee for the vision and organizing principles for these areas that areembodied in this report.The Committee without exception believes the essential emphasis should beonincentingthe creation of dynamic, mixed used spaces that will make the Reston TownCenter Metro Station (and we think that should be its name) a signature destination-origination station. Going forward, this will require a stronger emphasis onmore of a 1:1sq. ft.creating a healthier residential:non-residential balanceconsistentto achieve truewithtransit-oriented development (TOD). Proper incentives will be needed to achievethese outcomes, particularly since much of this area is already built to or near existingdensity limits with the incentives needed to achieve these outcomes. More particularly:
TC Metro North (parcels D3, D4, and D5):
If a vibrant destination-origination stationis to be realized here then these parcels, in particular the D4 parcel, hold the key. TheCommittee feels that the Town Center urban core must be extended south through these parcels and to the Metro station. An idea that generated strong Committee interest iscreation of a single or perhaps even multi-level platform at this station with acontemporary urban plaza on the top level.ItThat plazawould be directly accessiblefrom the Metro via an extension of theMetro pedestrian bridge and from new vehicular roadways off Sunset Hills Drive. Most vehicular traffic, however, would be funneledunder the platform, where parking would be created. The urban plaza would createopportunities for signature retail, new restaurants and nightlife, possibly a hotel functionwith convention capability to complement existing and future hotel inventory, potentiallya public amenity of some import, and additional office/commercial. Strong north-southconnectivity is recommended, though there are some physical challenges with creatingthese links. Those challenges, combined with the costs of building the platform, locatinga healthy balance of residential here, ensuring adequate open space and space potentiallyfor an important public amenity, will require very strong incentives to the developer if this vision is to become a reality. The Committee feels the benefits to greater Reston of extending the urban core and creating this vibrant downtown with true TOD justify theincentivesapproachwe recommend.
TC Metro South (parcels E3, E4, and E5):
We think it highly unlikely these parcelswill develop into an extended Town Center urban core given the limited north-southconnectivity across the Toll Road. This will not change even if the Town Center Parkway extension is realized (and Committee members have heard there are apparentlysignificant engineering challenges associated with that recommendation). Consistentwith the overall theme for the Metro Station area, however, we think it is essential thatthis area be transformed from its current suburban office park paradigm into a moreurban, mixed use space consistent with TOD. It is important to emphasize that we are notstarting from scratch here. This area was zoned exclusively industrial; there is no2
DRAFT FOR COMMITTEE AND PUBLIC COMMENTEdited a/o 8/30/10
existing residential (impermissible under its original zoning) and there are existing andsubstantial commercial buildings already here. Consequently, to achieve theCommittee’s vision for a mixed use environment with at least a 1:1 sq. ft. residential:non-residential balance,which we recommend,with new links creating better intra- and inter- parcel connectivity, and essential open space (including a possible significantcentralgreenpark spacethat we see as an important orienting feature for this land bay, a difficult
challenge given that multiple landowners would have to be incented tocooperate on sucha project), there will have to be adequate incentives provided.In return the communitywill receive significant benefits – the transformation of this land bay from what is andwill otherwise remain a suburban office park to a vibrant mixed-use area with a strongcentral green spaceBut without these incentives our concern is that this area will remainas essentially an office park for some extended period of time and we think that will not be a good outcome for our community.
Town Center North:
We feel this should develop into a more urban, mixed use parcelorganized around a strong emphasis on open space – as with Metro South,werecommend creation of a meaningful central green space or “town green” – and aconsolidated but strong government function. There will be opportunities for supportingretail as well as office/commercial but – consistent with a theme for each of these areas – there must also be a focused commitment to bringing residential to this area. Eventhough this parcel is beyond the ½ mile radius, a Town Center bus circulator or linear service – something we view as essential to tying this all together and mitigating trafficthroughout what would be a larger and even more dynamic downtown – will support theresidential opportunity this parcel presents.Exhibits A and B provide the detail for these visions.In addition, a straw man map that reflects the essential themes comprising theCommittee recommendations accompanies this report.It must be underscored that tThis
particulare Committee does not think thismapneed not necessarilycould or should become part of the Comprehensive Plan. Itis offered to help giveprovidesa visualcontext to the themes and ideas contained herein, but this map is but one way to reflectand achieve the goals we’ve set. Other configurations and designs are possible and may be more merit worthy. What results on the ground will be the product of the normal planning and zoning processes as guided by the revisions to the Comprehensive Plan thatthis report will generate.3
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