Two Annandale development proposals deemed worthy of further consideration
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| This facility could be replaced with a four-story structure. |
A Mason District task force agreed Sept. 2 that two proposed projects in Annandale – an expansion of a storage facility on Ravensworth Road and a major mixed-use redevelopment project between Little River Turnpike and Hummer Road – should proceed to the next phase.
The task force is charged with determining whether site-specific nominations proposed by developers should be added to the Fairfax County planning staff’s work program for amending the county’s Comprehensive Plan. The task force recommendations are just the first of many steps in a lengthy process.
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| The area inside the red lines is proposed for development. The road on the right is Little River Turnpike. |
The mixed-use project would cover a 10-acre site that currently includes two office buildings and five single-family residential properties. Nicholas Development is proposing 575 mid-rise multifamily residential units, 156,000 square feet of offices, and 100,000 square feet of retail.
The office buildings are part of the Annandale Community Business Center; the nomination proposes adding the other parcels to the CBC. Nicholas Development owns the whole site.
The county planning staff recommended this project not be included in the Comprehensive Plan work program because it would lead to higher-intensity commercial development in a residential area.
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| These office buildings could be replaced with a mixed-use development. |
Several task force members and nearby residents raised concerns about traffic, safety, overflow parking, and the impact on the character of Hummer Woods. Residents of Woodland Road also said they’re concerned about the safety of children playing outside.
Medi Falsafi of Nicholas Development said the proposed project would be like a mini version of the Mosaic District, with restaurants and open space. Several task force members agreed that concept could spark revitalization throughout Mason District, which has lagged behind other areas in the county.
Related story: Mason District task force agrees two plan amendments in Seven Corners should move forward
The project layout and design haven’t been worked out yet, but the development could include a grocery store, other ground-floor retail, a structured parking deck, and pedestrian-friendly streetscapes.
If the project goes forward, it would take a year to get through the Comprehensive Plan process and another year or so for rezoning. “Realistically, given market conditions, it would be at least five years before construction could even begin,” said attorney David Gill, who represents Nicholas Development.
The other project endorsed by the task force calls for a major expansion of the single-story Public Storage facility at 4312 Ravensworth Road.
The property owner’s representative, Mark Viani, said the proposal calls for replacing the current structure with a new four-story, 153,000-square-foot climate-controlled storage facility on the 1.7-acre site.
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| An illustration of the expanded self-storage facility. |
The property is in the middle of a block bordered by Ravensworth Road, McWhorter Place, Markham Street, and Little River Turnpike. It’s around the corner from a recently approved 47-unit townhouse community.
The county planning staff does not support the Public Storage nomination. They say the project doesn’t conform to the Annandale plan because it doesn’t promote mixed-use development or the consolidation of parcels. The plan for Annandale discourages self-storage facilities.
Viani says the project could include a grid of streets that would support future development.
Related story: Board of Supervisors approves Annandale townhouse project
Task force member Binod Gupta urged the group to oppose the project because it doesn’t fit in with the ambiance of nearby residential communities, there are already other storage facilities nearby, and it would lead to more traffic.
Viani said storage facilities only generate 10 to 15 cars an hour on a busy day – much less than other uses. The proposal calls for 28 parking spaces.
Mike Vahle of the Public Storage real estate department, said there’s a growing need for storage, and the immediate neighborhood is underserved.
Tim Baldwin of Annandale Smiles said he was concerned that the four-story building will be an eyesore and will loom over the dental practice. That won’t be a problem, Viani said, because the storage facility is at a lower elevation.
At previous meetings, the Mason District task force endorsed three site-specific nominations for development projects in Seven Corners and voted against another project – for an assisted living facility on Arlington Boulevard.
Related story: Mason District task force approves one development proposal and opposes another
The Fairfax County Planning Commission will hold public hearings on the nominations for the Mason, Lee, and Mount Vernon districts Nov. 18 and 19.
The Board of Supervisors will make a final decision in January. After that, planning staff will conduct analyses on the nominations that are approved, leading to more hearings and then a rezoning process.
The analyses by staff will consider a proposed project’s impact on transportation, schools, stormwater, and other issues.
5 responses to “Two Annandale development proposals deemed worthy of further consideration”
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Although it’s overhype to compare it to the Mosaic District, I enthusiastically support The Nicholas Development. That area needs radical transformation. Such a development would jolt that drab, depressed area into the 21st century with modern, mixed use vibrancy that can transform the entire area. The entire corridor from Annandale to Landmark should likewise be radically transformed. However, it’s ludicrous to wait over five years to begin construction on something so badly needed and transformative. The planning and approval process in Fairfax County is an abominable impediment to progress.
While redevelopment in general may be desirable, that does not mean that what is being proposed is appropriate for the neighborhood. This project does NOT improve Little River Turnpike. It destroys a residential community abutting scarce county parkland inside the beltway.The Faifax County Comprehensive Plan and the county's professional planning staff have said this neighborhood should be off limits to high density commercial development. I think it is unfortunate that persons who comment in support don't have any appreciation for the potential this project has to destroy the precious environment and safety of the community.
Low density development is a waste of prime Inside Beltway land, with horrible environmental impacts. Of course, the area needs simultaneous upgrade of mass transit to support optimum mixed used development. But overall, I support efforts to bring modern mixed use development to Annandale.
Annandale needs develoment, sure. But putting this development here, smack in the middle of a leafy, residential neighborhood of single-family houses is a disaster. The Planning Board affirmed less than 5 years ago that there should be no more encroachment on the residential neighborhood and the professional planning staff noted there was no buffer and no transition, the developer just proposes to slam this development into and up against this neighborhood so that he can make millions of dollars on the backs of the families who moved here to raise their kids. Maybe you don't live in this part of Annandale and don't care about those who do, but you should at least care about the already overburdened roads – think the light at Little River and Hummer is bad now? What will it be like with 600 more families and a major shopping center parked right on top of it? What happens to the nature center right next door? For the planning team to pick the dollars of a deceloper over the concerns of the actual residents who live there and let this go forward is a betrayal of all the people they are supposed to represent. This development is a disaster, and if you want to register your objections and support your neighbors instead of sacrificing them then you should email the Mason District Supervisor, Penny Gross, at [email protected] and the planning commission at [email protected], and Julie Strandlie at [email protected] and mention the proposal number, PC19-MA-005
Mixed-use: Yes. Hopefully the buffer and traffic issues can be addressed or at least mitigated. Also hoping that this can be the start of more redevelopment in the core.
Storage: Definitely no. I'm struggling to see any advantages of having a storage facility in a town center vs elsewhere. The opportunity cost is large.