The Fairfax County Planning Commission gave its support to a proposed comprehensive plan amendment last week that will let a developer replace an aging Pimmit Hills office building at 7700 Leesburg Pike with townhomes.
The vote to recommend approval of the amendment came only after two commissioners and county staff worked with EYA Development to secure stronger language regarding the prospective developer’s obligations to address existing stormwater management and flooding issues.
“I think we’re at a place where we need to be in terms of strengthening that language and beefing it up,” Dranesville District Planning Commissioner John Ulfelder said during the Oct. 6 meeting. “So, as the rezoning proceeds, we have some clear guidance based on the particular issues and problems that this site and sub-water shed present.”
Initiated by the Fairfax County Board of Supervisors on Sept. 15, 2020, the 7700 Leesburg Pike plan amendment process is unfolding in conjunction with a rezoning application that EYA submitted in December.
The developer has proposed building 104 single-family, attached townhouses — nine of which will be priced as affordable dwelling units — in place of the 150,000 square-foot office complex that currently occupies on the site.
The property is right on the edge of Pimmit Hills, which has encountered drainage and flooding challenges since construction began on the neighborhood in the 1950s, according to Ulfelder.
“People had muddy yards and so on,” he said. “Today, people — with some of the extraordinary rain events we’ve had — have had real problems with their basements and with their yards.”
Flood Factor, a tool developed by the nonprofit First Street Foundation, characterizes the overall risk of flooding in Pimmit Hills over the next 30 years as minor, but it says 174 properties, or 8% of all properties in the neighborhood, face a 26% or greater chance of being severely affected by flooding in that time frame.
In addition, the risk to residential properties and roads is increasing, with the latter already deemed at moderate risk of flooding, according to the database.
Fairfax County staff recommended in a report that the plan amendment include a provision requiring “stormwater management controls for the new development above the minimum standards are provided to the extent possible.”
However, Ulfelder and Braddock District Commissioner Mary Cortina raised concerns about what exactly that will entail at a Sept. 29 public hearing on the amendment. The commission decided to defer making a decision at that meeting.
“The feeling was, maybe the language that was being initially proposed didn’t go far enough in spelling out how we should proceed in order to try to reduce runoff,” Ulfelder said on Oct. 6.
The revised amendment includes a more specific explanation of the stormwater requirements that EYA will need to meet in order to get its proposed development approved:
Provide stormwater management controls above the minimum standards to the greatest extent possible to reduce runoff to good forested conditions; provide for an adequate outfall as informed by the Middle Potomac Watershed Plan; and to help mitigate downstream flooding.
EYA’s legal representative said at the public hearing that the developer plans to provide two facilities designed to capture water before releasing it at a slower rate, along with filters throughout the property that will improve the water quality.
The planning commission voted 10-0-1 to recommend that the Board of Supervisors adopt the revised amendment, with At-Large Commissioner Timothy Sargeant abstaining and Commissioner Candice Bennett not present.
The commission is scheduled to hold a public hearing on EYA’s rezoning application on Nov. 3.
Photo via Google Maps
(Updated at 10:30 a.m.) Step aside, Starbucks: Tysons has a new option for residents looking for a cup of coffee to start their day.
Bluestone Lane officially opened the doors of its cafe at The Boro yesterday (Wednesday), marking the first foray into Virginia for the New York-based but Australia-inspired company.
Located at 1671 Silver Hill Drive, Bluestone Lane Tysons operates from 7:30 a.m. to 5 p.m., seven days a week, according to its website and Instagram announcement. In addition to coffee, the cafe serves tea, juice, and other beverages as well as lunch wraps, bowls, and burgers and all-day brunch — or “brekkie,” as it’s called on the menu.
“Bluestone Lane is a perfect fit for mixed use spaces, like The Boro’s local dining and entertainment district, because we provide business professionals, residents and visitors with delicious coffee and healthy meals in a vibrant, relaxed setting unlike anywhere else,” founder and CEO Nick Stone said by email. “We are expanding into Tysons Corner and other metropolitan suburbs to serve the droves of people moving into these lively, diverse communities.”
Bluestone Lane is the brainchild of Stone, a former American Football League player who moved to New York City from Melbourne, Australia, in 2010, and Andrew Cook, who worked as an occupational therapist in Perth before becoming Stone’s business partner, according to The Sydney Morning Herald.
Fueled by a desire to introduce Americans to Australia’s coffee culture, Stone and Cook opened their first Bluestone cafe in the Big Apple in 2013.
They now have 51 coffee shops and cafes across the country, including the Tysons cafe and seven spots in downtown D.C., along with a site in the Cayman Islands.
According to Stone, the company is best known for introducing the U.S. to flat white coffee and avocado smash, two staples of Australian cuisine.
“Bluestone Lane is leading the charge to modernize US coffee culture with an emphasis on the quality of our coffee, fresh healthy food and a hyperfocus on creating an optimal customer experience where we have ‘locals’ not customers,” Stone said. “We have enjoyed rapid adoption from Gen Z and millennials looking for superior coffee, an elevated experience and healthier menu options.”
DC Eater first reported the company’s plans to move into The Boro, which was still under construction, back in December 2018. The cafe anticipated opening in late 2019 or early 2020, but a prolonged permitting process and, later, the COVID-19 pandemic appear to have upended that timeline.
According to Fairfax County’s inspections database, Bluestone filed for a commercial interior alteration permit to construct a standalone building at the heart of The Boro in January 2019, but the permit wasn’t finalized until Nov. 30, 2020.
Construction brought its share of challenges as well, as a backlog of projects built up during the initial months of the pandemic limited the availability of workers and supplies when everything restarted at the same time, a contractor told Tysons Reporter in August.
Bluestone Lane declined to comment on the development process and delays.
However, The Boro believes residents will find the extended wait worthwhile.
“We’re excited to welcome Bluestone Lane to The Boro,” a spokesperson for the mixed-use development said. “We have been working with the Bluestone team to bring their Australian-inspired coffees, juices, meals, and more to our neighborhood, and we are sure they’ll be a fast favorite of our residents, tenants and guests.”
The Boro still has Circa Bistro, the Mexican restaurant El Bebe, and Caliburger on deck for next year. Circa and El Bebe respectively, are currently scheduled to open on March 1, 2022, according to the development’s site plan.
McLean Soccer Field Conversion Reaches Completion — “The Fairfax County Park Authority, in collaboration with the Fairfax County Board of Supervisors and McLean Youth Soccer Association, will hold a ribbon-cutting ceremony to mark the grand opening of Holladay Field in McLean, Virginia. The celebration begins at 10 a.m. on Saturday, Oct. 30, 2021.” [FCPA]
Town of Vienna Downsizes Planning Commission — “Seeking to bring the Vienna Planning Commission’s membership in line with those of similarly sized nearby jurisdictions, the Vienna Town Council on Oct. 11 agreed to reduce the commission’s size from nine members to seven…Three Planning Commission members have departed this year.” [Sun Gazette]
Celebree School Tysons to Hold Grand Opening — “Celebree School, a preschool and infant and toddler care center, is celebrating its grand opening in Tysons with a fall festival on Saturday, Oct. 16. The preschool and child care center announced its opening in September at Valo Park, 7950 Jones Branch Drive, McLean.” [Patch]
Fairfax County Urges Flu Shots — The Fairfax County Health Department is encouraging everyone 6 months of age and older to reduce their risk of contracting the seasonal flu by getting vaccinated, ideally before the end of October. Public health nurse Alisa Brooks talks about what people should know about this year’s flu season in a YouTube video. [FCHD/Twitter]
Preparations for the upcoming demolition of the Gallows Road bridge over I-66 in Dunn Loring are about to get underway.
Northbound traffic on Gallows will shift to a new bridge during daytime hours tomorrow (Thursday) with southbound traffic expected to follow suit next week, the Virginia Department of Transportation announced yesterday (Tuesday).
VDOT anticipates starting to demolish the existing bridge around Oct. 23, a process that will take 30 to 40 nights.
Here are more details on the traffic changes from VDOT’s news release:
Pedestrians will continue to use the west side of the current bridge until southbound Gallows Road traffic shifts to the new span. At that time, pedestrian access will be shifted to the east side of the new bridge, with detours using the crosswalks at Cottage Street and Avenir Place/Bellforest Drive.
Following this traffic shift, the current Gallows Road Bridge over I-66 will be demolished to allow for construction of the new southbound bridge span. Demolition of the current bridge is anticipated to begin on or about October 23. Most of the bridge is directly over I-66 or the Dunn Loring Metrorail Station and will need to be demolished during the overnight hours, when multiple lanes can be closed on I-66 and the Metrorail Station and tracks can be closed to safely accommodate this work. Demolition activities will occur during the daytime hours when feasible, to minimize impacts to the nearby communities. Additional information and updates about demolition work and traffic closures will be provided on the project website. All work is weather dependent and schedules may shift if inclement conditions occur.
The replacement of the Gallows Road bridge is part of the Transform 66 Outside the Beltway project, which will extend the I-66 Express Lanes more than 22 miles west from the I-495 interchange in Dunn Loring to Gainesville.
The new bridge will feature improved sightlines, bicycle lanes and wider sidewalks in each direction, and connections to the shared-use path that’s being constructed alongside I-66, according to the project website. It’s being built in two phases, with the southbound side expected to be completed next summer.
The overall Transform 66 project is on track to open the new express lanes in December 2022, VDOT confirmed at a public information meeting last week.
“Drivers should be alert for changing traffic patterns on Gallows Road near I-66 as construction continues through 2022,” VDOT said. “Drivers are reminded to slow down and pay attention to lane markings and roadway signs at all times.”
Photo via Google Maps
(Updated at 4:55 p.m. on 10/13/2021) Fairfax County has partnered with the Tysons-based nonprofit Second Story to support COVID-19 vaccinations in the Culmore area of Falls Church tomorrow (Thursday).
Announced on Monday (Oct. 11), the vaccine distribution site is part of a fall festival that Second Story has organized with the county health department and Neighborhood and Community Services.
The vaccinations will be administered by the nonprofit Neighborhood Health, which will also return in three weeks to deliver second doses to those who need them.
The fall festival will take place at Second Story’s Culmore Family Resource Center (3304B Culmore Court) from 2-6 p.m. There will be food, music, crafts, and other community resources at the event in addition to the vaccination clinic.
“Part of the reason that this community is not entirely vaccinated is because they have trouble accessing a vaccination site,” Second Story spokesperson Abigail Brougher said. “…We wanted to make sure that the vaccine is accessible for them, so when they come to this event, there will be people right there able to give them the vaccine.”
This is the second time that Second Story has gotten involved in the county’s COVID-19 vaccination campaign after it hosted a similar site at a Hispanic Heritage Month Festival in Springfield earlier this month.
That event also offered the flu shot and other inoculations, according to Brougher.
(Correction: This article previously stated that 25 individuals were vaccinated at the Springfield festival. Second Story did vaccinate 25 people in one day about two weeks ago, but it was a separate community outreach effort. The nonprofit doesn’t have numbers for how many people got the COVID-19 vaccine at the Hispanic Heritage Festival.)
Dedicated to providing basic needs assistance, counseling, and other services to teenagers, young adults, and families, Second Story works directly with some of the community members who have been most affected by the pandemic from health and economic standpoints.
Some clients have contracted COVID-19, leading them to get sick or miss work, which can be devastating for young people just trying to make ends meet. In addition, many are ineligible for unemployment benefits and other supports, Brougher says.
As a result, Second Story has been offering rental assistance and meals throughout the pandemic. It’s still providing food to approximately 1,050 families every month through distribution sites, drop-offs, and programs, such as the after-school services that have started to meet in person again.
“We’ve been doing a lot of meetings virtually — family counseling, individual counseling, catching up with youth — and trying to just continue to provide some of those basic needs as we always have…food and clothes in addition to the bigger supports we provide,” Brougher said.
Even so, the nonprofit has encountered some vaccine hesitancy within the communities it serves.
There are a variety of factors behind that hesitancy, from wariness of the side effects and misinformation to the challenges of getting to a vaccination site without a car or the flexibility to take time off work, according to Soraya Borja, Second Story’s vice president of community-based services.
Taking place shortly before its annual Beacon of Hope fundraiser, which has been moved online for a second year, tomorrow’s fall festival is part of Second Story’s effort to reduce barriers to vaccination for its clients.
Its staff has distributed 200 flyers advertising the event throughout the community.
“This outreach has been really important to us, getting out into the community, getting face-to-face,” Brougher said. “We’re definitely a trusted face in the community, so if we’re able to instill some of that trust in the community that the vaccine is something they can feel comfortable with, we are eager to be able to do that.”
Photo courtesy Second Story/Facebook
Fairfax County Settles Wrongful Arrest Lawsuit — Fairfax County will pay $390,000 to settle a lawsuit filed by former D.C. firefighter Elon Wilson, who spent almost two years in prison after a police officer arrested him during a traffic stop in 2018, his lawyers said Monday (Oct. 11). A Circuit Court judge vacated Wilson’s conviction in April after police investigators uncovered then-Officer Jonathan A. Freitag’s history of pretextual traffic stops. [The Washington Post]
Pedestrian Hospitalized After Falls Church Crash — “Officers on scene of crash involving pedestrian in 6100 blk of Leesburg Pike. Pedestrian, a man, was taken to hospital w/ life-threatening injuries. Driver remained at scene & taken to hospital for non-life threatening injuries.” [Fairfax County Police Department/Twitter]
Personalized Sample Ballots Coming for Voters — “The Fairfax County Office of Elections is mailing a sample ballot beginning this week to each of the county’s 727,000 registered voters. The mailer also offers other helpful information, including: ways to request a mailed ballot, early voting locations and hours for those who choose to vote before Election Day, [and] each voter’s assigned polling place on Election Day.” [Fairfax County Government]
Vienna Halloween Parade Returns in Full — The Vienna Halloween Parade will be back at 7 p.m. on Oct. 27 after being revamped as a drive-by event last year. The parade will return to its normal route along Maple Avenue and surrounding streets with “The Roaring Twenties” as its theme and Rustic Love Vienna and the Vienna VA Foodies as grand marshals. [Patch]
The culinary scene at Cedar Park Shopping Center is about to heat up, with three new restaurants planning to open this winter, even after one tenant recently bowed out of the Vienna strip mall.
Crepes & Karak Cafe (280 Cedar Lane SE) shuttered on Aug. 30 after more than four years at the shopping center. A sign posted to the door indicates that the eatery will be moving to a new location but does not mention where that might be.
“We want to make sure that we have enough kitchen space to provide our services,” the sign says. “Thank you for your support and understanding.”
Crepes & Karak did not return requests for comment by publication time.
When Cedar Park celebrated the completion of an extensive renovation in November, Crepes & Karak owner Ashraf Hamid told Tysons Reporter that he hoped the shopping center’s new look would attract more customers and foot traffic after his business saw a 60% drop in sales following its two-week shutdown for the COVID-19 pandemic in March 2020.
Meanwhile, Cedar Park’s revitalization could soon kick into a near gear, as property owner First Washington Realty has leased more than 6,000 square feet of space combined to a trio of restaurants.
Sushi Koji
Sushi Koji (262H Cedar Lane) has been a decade in the making for husband-and-wife owners Hyung Joon Lee and Grace Park.
Though he’s Korean, Lee has spent years training and working as a chef at Japanese restaurants in the D.C. area, including Sushi Taro in D.C., where he learned from owner-chef Nobu Yamazaki. He has also won National Sushi Society competitions and other awards in both the U.S. and Japan, according to Park.
However, this is the couple’s first attempt at starting their own restaurant.
“Hyung Joon has always wanted to make good quality food and is excited that he is able to do so by opening his own restaurant,” Park told Tysons Reporter. “He will constantly develop and change the menu using fresh ingredients for every season.”
In addition to sushi, the menu’s primary focus will be on ramen, which will feature fresh noodles made from scratch. Dishes will use shio koji, the fermented seasoning that gives the restaurant its name.
Park, who is decorating and working with professional designers to set up the restaurant, says they started looking for possible locations in August. The Town of Vienna stood out for its budding foodie culture, but actually landing the vacant, 1,500 square-foot site in Cedar Park took some luck.
“It actually is kind of competitive,” Park said of finding retail space in the town. “We were surprised we were able to open the restaurant in Vienna, so we’re very excited about that.”
Fairfax County issued electrical and plumbing/gas permits to Sushi Koji on Sept. 9. Lee and Park hope to open the restaurant in early December. Read More
Last Day for Voting Registration in Virginia — Today (Tuesday) is the deadline to register to vote in the Nov. 2 general election, which will determine Virginia’s next governor, House of Delegates, and other races. New voters and people who need to update their name or address can register online or by visiting the Fairfax County general registrar’s office. [Office of Elections]
Post Service Pilots Paycheck Redemption in Falls Church — The U.S. Postal Service is testing a program where people can redeem paychecks for Visa gift cards, topping out at $500, in Falls Church, Washington, Baltimore and the Bronx. It began in September and could expand to other places, possibly going nationwide after the holiday season. [The Washington Post]
More Overnight I-66 Closures Starting Today — “All lanes of I-66 West approaching Route 7 (Leesburg Pike) will close nightly October 12-14 for continued bridge beam installation at the I-66/I-495 Interchange. Traffic will be detoured using Route 7 and I-495. The ramp from I-495 North to I-66 West, as well as the 495 Express Lanes North, and multiple lanes of I-495 North approaching I-66 will also be closed so that this work may be implemented.” [VDOT]
Falls Church Warns of School Bus Delays — “Falls Church City Public Schools in Virginia is alerting parents that some school bus routes could be delayed because of double runs starting Tuesday. The problem is driver shortages. The announcement comes as many school districts in the D.C. region are experiencing similar issues.” [WTOP]
35th District Delegate Candidate Forum Tonight — The League of Women Voters of the Fairfax Area is hosting an online candidate forum at 7 p.m. today for Virginia’s 35th House District, which includes the Town of Vienna and part of Tysons. Register in advance to hear the conversation between incumbent Del. Mark Keam (D) and challenger Kevin McGrath (R). [Patch]
(Updated at 4:30 p.m.) A developer wants to bring hundreds of workforce housing units to Tysons East with a proposal that would replace an aging, vacant office building near the McLean Metro station with a residential complex.
Under the name Somos at Tysons LLC, SCG Development plans to build a mixed-use building at 1750 Old Meadow Road with 460 residential units and approximately 5,000 square feet of ground-level commercial space.
At least 300 of the residences would be made affordable to households that earn up to 60% of the area’s median income (AMI), according to a rezoning application submitted to Fairfax County on Oct. 1.
That commitment would easily exceed the workforce dwelling unit (WDU) requirements that the Fairfax County Board of Supervisors adopted for the Tysons Urban Center on Feb. 23, giving developers the option to provide 10% WDUs at 60% AMI or 13% WDUs with a greater mix of income levels.
According to a statement of justification written by John McGranahan Jr., a land-use attorney representing the developer, SCG’s proposal comes in part to satisfy proffer requirements that the property must meet due to its proximity to the nearby Capital One Center and Scotts Run developments.
“The vision of Tysons as an urban center where people live, work and play must include a diversity of housing opportunities at price points across the income spectrum,” McGranahan wrote. “This application will deliver a greater number of affordable units at the 60% of AMI level much sooner than would be achieved with existing proffers and Tysons Plan policies, all within a convenient 1/3 mile walk to the McLean Metro Station.”
To make way for the new development, SCG says it will raze the seven-story office building that currently occupies 1750 Old Meadow Road, but an existing three-level parking garage behind the building will be left intact.
Constructed in 1985 and occupied for more than 36 years, the 142,000 square-foot office building was sold by owner Matan Companies in 2018. It’s in the former West*Gate office park, a portion of which is being transformed into the Highland District.
SCG’s plans call for a mixed-use building with a maximum height of eight floors or 85 feet and 440,605 square feet of gross floor area, which would increase to 470,453 square feet with the bonus density granted by the workforce housing commitment. Read More
The tents and patios for outdoor dining that have popped up in shopping center parking lots around Vienna could be here to stay.
The Town of Vienna is now considering whether to permanently adopt the more relaxed permitting process that enabled restaurants to set up outdoor dining spaces during the COVID-19 pandemic.
Under a zoning ordinance amendment proposed by town staff, restaurants would be able to obtain a permit for outdoor dining through an administrative review instead of the existing conditional use permit process, which involves a planning commission review, approval from the Board of Zoning Appeals, and a $1,500 fee.
The change will help restaurants not just by speeding up the process, but also by giving them the security to invest in more durable tents, seating, heaters, and other equipment, Vienna Business Association President Peggy James says.
“I think this will be key to business and restaurant survival,” James said, noting that while indoor dining has picked up recently, many people likely won’t feel comfortable eating inside in public for a long time.
The Vienna Town Council first approved the current emergency ordinance waiving certain regulations on outdoor commercial activities on June 1, 2020.
The ordinance has been extended several times since, but after Gov. Ralph Northam let Virginia’s state of emergency expire on June 30, the town won’t be able to keep the measure in place past its Dec. 30 end date.
Vienna has approved outdoor dining set-ups for 22 restaurants during the pandemic, according to town staff.
While the emergency ordinance included other activities, the proposed zoning ordinance amendment is specifically for outdoor dining. It will let restaurants serve diners at ground level outside their building with the following conditions:
1. Outdoor dining may only be allowed with issuance of a permit after plans showing proposed dining are submitted to the Zoning Administrator for review.
a. To-scale plans shall show location of any outdoor dining furniture or structures.
b. All permanent structures and permanent exterior modifications shall be subject to review by the Board of Architectural Review. Permanent changes may also be subject to Site Plan Control Provisions under Article 25.2. Outdoor dining furniture and equipment cannot block pedestrian access or interfere with ADA accessible routes to and from buildings and public facilities.
3. Outdoor dining area must be clearly delineated by cordon, marking, or other means and must be protected from vehicular traffic to the extent possible.
4. Parking spaces located directly outside a restaurant may be used for outdoor dining with a temporary permit to be reviewed and issued annually by the Zoning Administrator. Such use of parking spaces are subject to the following conditions:
a. No more than 20% of the required off-street parking for a restaurant may be utilized for outdoor dining. Additional spaces may be allocated for restaurants located with buildings developed under Sections 18-87.4 and 18-87.5 after review by the Zoning Administrator.
b. Outdoor dining cannot be located in any designated fire lanes.
c. Only non-permanent structures, such as tents, are allowed to take up said parking spaces and parking spaces must be able to be easily converted back to be used for parking.
d. No ADA accessible parking spaces may be used for outdoor dining
The town council is scheduled to request a Nov. 15 public hearing on the proposed amendment when it meets tonight (Monday).
