Planning Commission to consider development at Inova and Fairview Park
 |
| A concept for new development at the Inova Center for Personalized Health. Gallows Road is at the bottom. |
Inova’s plans for the Gallows Road
property include a massive amount of development along with improvements to Gallows
Road the preservation of some open space to make the project more acceptable to the community.
property include a massive amount of development along with improvements to Gallows
Road the preservation of some open space to make the project more acceptable to the community.
That concept was presented at a
public meeting Sept. 5 at the Inova Center for Personalized Health (ICPH).
public meeting Sept. 5 at the Inova Center for Personalized Health (ICPH).
Meanwhile, the Merrifield Suburban Center Task Force, which completed its work on Sept. 4, proposed some changes
to the county’s staff report for the ICPH and Fairview Park sites. Their biggest
change is recommending that the maximum number of new housing units in Fairview
Park be reduced from 1,060 to 840.
to the county’s staff report for the ICPH and Fairview Park sites. Their biggest
change is recommending that the maximum number of new housing units in Fairview
Park be reduced from 1,060 to 840.
 |
| A preliminary concept plan for the proposed plaza area at Fairview Park. |
The task force, consisting of representatives of community
associations, HOAs, and the Greater Merrifield Business Association, held 26
meetings since October 2018, where they raised numerous concerns about the
impact of development at both sites on traffic, the environment, and other issues.
associations, HOAs, and the Greater Merrifield Business Association, held 26
meetings since October 2018, where they raised numerous concerns about the
impact of development at both sites on traffic, the environment, and other issues.
The Fairfax County Planning
Commission will hold a public hearing on a comprehensive plan amendment for
both sites on Sept. 11. The Board of Supervisors’ hearing is scheduled for
Sept. 24.
Commission will hold a public hearing on a comprehensive plan amendment for
both sites on Sept. 11. The Board of Supervisors’ hearing is scheduled for
Sept. 24.
Inova’s vision for the 117-acre ICPH site is a “world-class center for research, education, and clinical care,” Tim
Sampson, attorney for Inova Healthcare Services, told the audience at the community
meeting.
Sampson, attorney for Inova Healthcare Services, told the audience at the community
meeting.
The ICPH includes the already-open Schar Cancer Center, conference center,
a sports medicine center and other health facilities in the existing buildings
that formerly housed the ExxonMobil headquarters.
a sports medicine center and other health facilities in the existing buildings
that formerly housed the ExxonMobil headquarters.
Inova’s plan for the rest of the
currently undeveloped property includes 1.9 million square feet for its potential academic partners – the University of Virginia and George Mason University –
for medical research, education, and student housing; 0.4 million square feet for retail
and a hotel; and 0.6 million square feet of housing, which could be workforce
housing, assisted living for seniors, or continuing care, as well as
market-rate housing; plus other health related offices and businesses.
currently undeveloped property includes 1.9 million square feet for its potential academic partners – the University of Virginia and George Mason University –
for medical research, education, and student housing; 0.4 million square feet for retail
and a hotel; and 0.6 million square feet of housing, which could be workforce
housing, assisted living for seniors, or continuing care, as well as
market-rate housing; plus other health related offices and businesses.
In all, would be 18 new
buildings, an internal grid of streets, and eight acres of parks concentrated
on the western portion of the site. The eastern portion would consist of 55
acres of open space, including 34 acres of tree preservation and a trail
network.
buildings, an internal grid of streets, and eight acres of parks concentrated
on the western portion of the site. The eastern portion would consist of 55
acres of open space, including 34 acres of tree preservation and a trail
network.
The western section would be
developed in two phases. The first phase would have 0.70 FAR, a measure of density,
while the second phase, to be developed later, would have 1.0 FAR, allowing for
a total of 5 million square feet of development.
developed in two phases. The first phase would have 0.70 FAR, a measure of density,
while the second phase, to be developed later, would have 1.0 FAR, allowing for
a total of 5 million square feet of development.
Construction of phase 1 could
start three years after the rezoning is approved and could be completed by
2030-35 at the earliest, Sampson said. Phase 2 could be completed by 2045. When
completed, Inova estimates the project will add 3,000 to 5,000 jobs to the
local economy.
start three years after the rezoning is approved and could be completed by
2030-35 at the earliest, Sampson said. Phase 2 could be completed by 2045. When
completed, Inova estimates the project will add 3,000 to 5,000 jobs to the
local economy.
Inova wouldn’t be able to start
construction of the second phase until at least some of the transportation
improvements are implemented.
Gallows Road would not be widened,
but additional turn lanes would be added, along with medians to serve as a
refuge for pedestrians.
There would be an eight-foot
pedestrian sidewalk and a 10-foot two-way cycle track with a grassy median
between them along Gallows Road.
construction of the second phase until at least some of the transportation
improvements are implemented.
Gallows Road would not be widened,
but additional turn lanes would be added, along with medians to serve as a
refuge for pedestrians.
There would be an eight-foot
pedestrian sidewalk and a 10-foot two-way cycle track with a grassy median
between them along Gallows Road.
A pedestrian bridge over the
beltway would connect the ICHP site to Fairview Park.
beltway would connect the ICHP site to Fairview Park.
The intersections at Gallows Road,
Woodburn Road, Holly Road, Lutrell Road, and the beltway ramp would be
reconfigured.
Woodburn Road, Holly Road, Lutrell Road, and the beltway ramp would be
reconfigured.
There would be a new “braided
ramp” on the beltway with one ramp crossing and going underneath the other to
improve traffic flow between Route 50 and Gallows Road.
ramp” on the beltway with one ramp crossing and going underneath the other to
improve traffic flow between Route 50 and Gallows Road.
Inova would provide some of the
funding for the road improvements as part of the development conditions.
funding for the road improvements as part of the development conditions.
VDOT has not committed funds to
the project, but Inova is hopeful that the magnitude of the project will
attract funding, Sampson said. “If it doesn’t happen, this won’t get built. You
can be sure the infrastructure will be there when the growth happens.”
the project, but Inova is hopeful that the magnitude of the project will
attract funding, Sampson said. “If it doesn’t happen, this won’t get built. You
can be sure the infrastructure will be there when the growth happens.”
The section of the plan amendment for Fairview Park is designed to
increase the sustainability of the existing office park by adding housing,
retail, and civic uses. The 86-acre site stretches along Fairview
Park Drive between the beltway and Route 50.
increase the sustainability of the existing office park by adding housing,
retail, and civic uses. The 86-acre site stretches along Fairview
Park Drive between the beltway and Route 50.
The proposed plan amendment, as outlined in the Aug. 22 staff
report, called for 2.4 million square feet of mixed-use development in Fairview
Park, an increase of 300,000 square feet over the current development, which is
nearly all office space.
report, called for 2.4 million square feet of mixed-use development in Fairview
Park, an increase of 300,000 square feet over the current development, which is
nearly all office space.
The plan proposed an outdoor plaza just north of Route 50 with
mid-rise multifamily development, first-floor retail and social and cultural
amenities, such as waterfront recreation, an amphitheater, free-standing retail
pavilions, an indoor community space, a network of trails, and streetscape
improvement.
mid-rise multifamily development, first-floor retail and social and cultural
amenities, such as waterfront recreation, an amphitheater, free-standing retail
pavilions, an indoor community space, a network of trails, and streetscape
improvement.
After the task force reduced the number of new housing units, some
of the proposed amenities may no longer be feasible, however.
of the proposed amenities may no longer be feasible, however.
Proposed transportation improvements would address congestion at
the Fairview Park Drive/Hyson Lane/Lee Highway; Fairview Park/Arlington
Boulevard; Arlington Boulevard/Jaguar Trail; and New Providence Drive/Yancy
Drive intersections.
the Fairview Park Drive/Hyson Lane/Lee Highway; Fairview Park/Arlington
Boulevard; Arlington Boulevard/Jaguar Trail; and New Providence Drive/Yancy
Drive intersections.
ArlNow has a recent story that the D.C. area needs 320,000 new homes in the region to keep up with population growth and prevent a Bay Area-like increase in housing prices, according to a new Urban Institute’s 130-page report on the region’s housing needs. It says it predicts 220,000 families could be at risk of displacement if the goals are not met.
So is an over 20% reduction in new housing units in Fairview Park to be reduced from 1,060 to 840 really the best strategy??
I think the issue there is the road capacity. The roads that are there are difficult already. Fairfax County gave road control to the State during the great depression which is why there is such a disconnect between our needs now and how we accommodate traffic. It is important to note also that we all end up paying for the increase in infrastructure and associated maintenance. It is also important to note that there are 2 million square feet of empty office space in Fairfax County, but they keep building new offices rather than redeveloping the empty ones. Tysons Corner is full of empty office buildings. Not seeing an emphasis on entrepreneurship or job creation other than Amazon.
Excellent points, all of them.
Most (all?) places of business have maximum capacity regulations to follow; why doesn't anyone understand that we can only expand our roads so far? Oh–I forgot–developers might understand, but they don't care!
As for me? I understand, and I care very much.
–kda
I remain concerned regarding the pollution of Holmes Run Creek. When Mobile originally built on the property, there were checks along the creek which I did not see when INOVA took over the property. Already they have cut trees near the entrance that I understood were to remain. I further agree with the comments above. Rather than build new structures, lets see we can remodel and reuse some of the existing buildings