Reston 2020

Residential, Urban Design and Livability

April 7, 2010

Meeting Minutes

In attendance were Dick Rogers and Kathy Kaplan, co-chairs, Tammi Petrine, Guy
Rando, Bill Penniman, Fred Costello, Dave Edwards, Terry Maynard, Terri Phillips,
Bryan Moll, Rob Whitfield, Wendye Quaye and briefly Joe Leighton.

The group did introductions; its was particularly interested to welcome Mr. Moll, an
urban designer employed by JBG company, and Ms Quaye, a young North Point Reston
resident. Having Bryan Moll at the meeting was fortuitous as he was an urban planning
and urban design major in college and had studied Reston. He was a terrific resource as
he was able to tell committee members what kinds of requirements developers have and
help us understand what will make win/win environments for developers and the
community. This is, after all, the goal of our planning.

The main discussion centered on broad planning issues for Wiehle station area:
• The utility of an urban street grid in some sections was discussed but not
unanimously agreed upon but there was a consensus that the street pattern needs
to be pedestrian friendly.
• The traffic network is of prime importance, and the need for improvement of the
Sunset Hills-Hunter Mill intersection is obvious to eliminate as many vehicles
from using the Wiehle bridge. Also involved in this discussion was the possible
need to expand the Dulles Toll Way by 5 lanes when Tysons development reaches
60 million sq. ft. Currently the plan is add these lanes from Rt. 7 to Hunter Mill.
This seems silly and should probably be widened to Rt. 28 if at all.
• The possibility of air rights development over the toll road to get more parks and
open space was discussed but until land is grossly more expensive, the feasibility
of this is nil. However, the FFA has given approval of this concept according to
Dave Edwards.
• The possibility that NOVA, which is said to be planning a big Reston campus,
could locate at Wiehle will be investigated further. Bryan mentioned that JGB is
currently working on a VA Tech facility in Clarendon which was a direct
arrangement with the university. Incorporate a NOVA campus as part of Isaac
Newton Square redevelopment?
• Another issue stressed was the importance of pedestrian access across Wiehle and
Sunset Hills. It was suggested that elevated development of walkways between
buildings could help here. Guy mentioned skyways in Minneapolis that were
initially unsuccessful until they were incorporated into building connections with
some amenities for the walkers. They are now highly used.
• Another question came up regarding parking requirements; the county’s number
is 2.6 / 1,000 sq. ft. This there a state law on this?
The subject of retail development in at Wiehle was discussed. The general consensus
was that this was not the appropriate place for “destination retail”. But retails—stores,
restaurants, food markets, to support a TOD resident population and commercial
occupants was emphasized. The concept of two small “villages” on the North and South
side of the station was mentioned.

In view of presumed resident interest in getting to Town Center, the importance of some
sort of transportation link was stressed.

A modal split is the proportion using one form of transportation versus another. Right
now 90% is occupancy vehicle. The goal would be 50 – 60% transit use.

It was suggested that committee members should visit some successful mixed use
projects in Arlington and, what was viewed as the less the less successful World Gate in
Herndon for ideas on what works.

In order to provide concept plans to the Task Force of the three station area of Herndon
Monroe, Reston Town Center and Wiehle, the committee divided up into three groups for
concentrated recommendations: Kathy Kaplan will head the Monroe station report with
Fred Costello and the Herndon Planning Commission; Also, Dave Edwards stated that he
believes strongly that the intersection of Sunrise Valley and FCC needs to be considered
in this station’s concept plan; Terri Phillips will head the Reston Parkway station with
Dave Edwards and Bryan Moll; Bill Penniman, Bryan and Dave Edwards will work on
Greater Wiehle. These groups will present their reports to the complete RUDL
committee for tinkering.

Bill Penniman is preparing a concept paper on Wiehle; if completed in time it will be the
subject of discussion at the next meeting. The overall emphasis on education and culture
were restated. Tammi Petrine stated that in a brief correspondence with Leila Gordon,
chair of the Parks, Rec. and Public Facilities that Leila thought that performing arts
should be located in Town Center. Kathy stated that there are many types of arts and
culture. The most important thing is that a large performing arts facility be adjacent to
Metro to reduce large influxes of cars for performances due to an already stressed
transportation grid. Several committee members preferred not concentrating all
performance venues at TC.

The Isaac Newton Square area was discussed and thought to be a prime location for a
largely residential development vs. commercial. Its proximity to Metro plus the golf
course and walking distance to amenities drove this discussion. In this context, the
question came up as to whether the high tension power lines could be put underground.

The subject of Town Center was briefly discussed. There was some concern voiced that
the Town Center sub-committee of the Task Force is too narrowly based and had not
communicated the time and place of its meeting. Dick Rogers, who did attend the first
meeting, briefly summarized some points. There is a “stakeholders” group of county
depts. who have their agencies in the North County Center (library, social services, police
station, supervisor’s office) who have been meeting for a year and a half. The police
dept. wants a two story compound for security. They do not want to be in a high density,
urban, high-rise setting. The 5 acre wooded park near Spectrum is called Town Center
Green. Its fate is unclear. Likewise, the park directly behind the library is owned by
Trammel Crow and its fate is also unclear. The sub-committee for Town Center will be
meeting at 8AM in a club house at Town Center for the next week weeks for those
interested in attending. See the 2020 blog calendar.

In a discussion of the likely timeline for development, it was agreed that the market will
be the determining force. However, strange up-tics can occur that speed this process.
Bryan Moll agreed with an estimate that the amount that could be developed per year is
½ to 1 million sq. ft. and 500 residential units. Dave Edwards quoted at study that said
only 150,000 sq. ft. could be financed and questioned that small amount.

Kathy Kaplan reported on the recent Reston Planning and Zoning meeting. Vice
Chairman Arthur Hill is particularly concerned about the redevelopment of clusters. He
has advanced a concept that clusters declare themselves fully developed so that
developers cannot claim that higher densities should apply.

Finally, there was a brief discussion of Arthur Hill’s concept of a restrictive covenant that
could be voted on by individual clusters to protect themselves from takeover. Those
clusters built at medium density but in high density areas of the master plan are at risk.
Dave Edwards suggested contacting RA’s counsel, Chadwick who is knowledgeable
about state homeowner association laws re: the ambiguities in the Reston deed
concerning cluster sell-out to developers. Fred Selden told Hill that such a restrictive
covenant could only come into effect if the 13 people per acre cap across Reston had
been met. Without an existing conditions report, we don’t know how close we are now.
We may be very close.

Tammi Petrine will attend the Parks, Rec and Public Facilities Work Group meeting
tomorrow evening to serve as liaison.

About 5 weeks are left before a report is due to the Task Force: re RUDL
recommendations. The next meeting will be in about two weeks to review concept plans
for the three metro stations.