Pimmit Hills residents, what is your opinion about this?
Cityline Partners Seeks Rezoning at Tysons East Metro
February 21, 2011
Cityline Partners of McLean, VA unveiled its plan for the long-term transformation of about 40 acres of land in Tysons Corner, VA into an integrated mix of office, residential, hotel, retail, and civic uses surrounding an improved Scotts Run Stream Valley Park.
Cityline Partners, a subsidiary of New York City-based DLJ Real Estate Capital Partners (DLJ RECP), has filed an application with Fairfax County, Virginia to rezone the property, currently referred to as Scotts Run Station, to fulfill the vision of the County's recently adopted Comprehensive Plan for the Tysons Corner Urban Center.
Cityline is proposing a mix of uses totaling approximately 8.5 million GSF. The rezoning application also includes private and public open space well above the County's requirement.
Location and Background
The 40-acre property, formerly known as Westgate Office Park, is located on the north and south sides of the main Tysons Corner artery, Route 123. Scotts Run Station South, with nearly 30 acres, is bounded on the west by the I-495, the Capital Beltway, and on the east by Route 267, the Dulles Airport Access Road. It will be linked by a pedestrian bridge to the Tysons East Metro station.
Scotts Run Station North, with approximately ten acres, is located adjacent to the Metro station on the north side of Route 123. Approximately one-third of the larger southern site is located within one-eighth of a mile from the Metro station; 85 percent is within one quarter mile of the station. All of the northern portion is located within one quarter mile of the Metro station.
On July 22, 2010, DLJ RECP acquired West*Group's Tysons Corner holdings, comprising 114 acres and 22 existing buildings, most of which were built in the 1970's. DLJ RECP then formed Cityline Partners to own, manage, and develop the portfolio. After selling some of the properties, Cityline Partners wants to move forward with the redevelopment of the remaining land.
"The redevelopment will take many years to complete, and will respond to evolving market conditions," said Donna Shafer, Executive Vice President, Cityline Partners.
"We don't want to turn this area into a ‘concrete canyon,'" added Tom Fleury, Executive Vice President, Cityline Partners. "We are looking to redevelop the property into a transit-oriented, walkable, sustainable mixed-use development with Scotts Run Stream Valley Park as a focal point and natural amenity. Office buildings will be rotated to break up their mass and create a less imposing façade along Route 123. Building heights will taper down as you move away from the Metro station."
Scotts Run Stream Valley Park
The focal point of this new development will be Scotts Run Stream Valley Park, which runs through the southern portion of the site and borders the northern portion. Consistent with the Comprehensive Plan, this area would become a major linear urban park with a trail system that will benefit current and future Tysons Corner residents and office workers, while providing connectivity to other parts of Tysons Corner.
Cityline plans to take a leadership role in participating with other Tysons Corner land owners to revitalize and enhance the park so that it can provide a range of passive and active outdoor experiences.
Over the years, stormwater runoff has eroded the Scotts Run stream bank, rendering the existing channel steep and inaccessible. In addition to stabilizing the stream bank, Cityline suggests construction of elevated walkways that would protect the stream valley's most sensitive areas while allowing people to enjoy the parkland. Where permitted by topography, grassy areas may be maintained as public open space that can be used for outdoor performances, nature programs, and recreation.
New Street Grid
The County's Comprehensive Plan for Tysons calls for expanding the existing road network to create an urban grid of streets surrounding walkable blocks. In conformance with this directive, Scotts Run Station South would have a new main street, called Station Street, paralleling Route 123 and serving as an east-west connector. Designed to host community events such as festivals and outdoor performances, Station Street would connect with existing north-south streets to create a grid facilitating both pedestrian and vehicular connectivity. Street trees, landscaping, and ground-level retail space will enhance the pedestrian experience.
In cooperation with other property owners in the immediate area, Cityline plans a number of other improvements to create the proposed street grid, including extending portions of both Colshire Meadow Drive and Dartford Drive on the south side. Bike lanes will be accommodated on multiple streets to allow alternate modes of transportation.
Proposed Development
Cityline's development master plan scenario includes long-term development of 21 new buildings totaling approximately 8.5 million GSF:
- 11 office buildings totaling approximately 4.9 million GSF
- Nine multifamily residential buildings totaling approximately 3.1 million GSF
- One full-service hotel
- Ground-level retail space in many of the buildings totaling approximately 120,000 GSF
The proposed development with all uses combined would result in a floor area ratio (FAR) of 4.61 on the south side of Route 123 and 2.91 on the north side. A proposed alternative for housing a Federal government agency would replace the two residential buildings on the north side with office buildings, and reduce retail space in that section. A possible location for a fire station is contemplated for the property, and some space may be devoted to educational and/or conference center uses. Cityline suggests creating a conference center above the Tysons East Metro Station park-and-ride facility.
The planning team has given special attention to the placement and orientation of structures. "Each office building will have its long axis oriented north-south to reduce energy use, while the residential buildings will be oriented east-west so that all units receive at least half a day of sunlight," explained Keith Turner, Senior Vice President. "Building footprints are designed to minimize the shadows cast during the shorter days of winter."
One of the County's major goals in transforming Tysons Corner is to increase the number of residents, from about 17,000 today to about 100,000 over the coming decades. Cityline's plan for the Scotts Run Station South redevelopment would create 2,812 new multifamily dwelling units, expected to house over 4,912 new residents. All new residents will enjoy easy pedestrian access to Metro, convenience retail, indoor and outdoor recreational opportunities, and many other amenities. Much of the proposed residential development in the southern portion, as well as the proposed full-service hotel, will overlook and have easy pedestrian access to Scotts Run Stream Valley Park.
Cityline Partners, LLC
Cityline Partners, LLC, a subsidiary of DLJ Real Estate Capital Partners of New York City, was formed in 2010 to own, manage, and develop the former West*Group portfolio of land holdings in Tysons Corner, Virginia. Cityline's team includes a number of former West*Group executives: Donna Shafer, Tom Fleury, Keith Turner, Tasso Flocos, and Eric Maggio. The company's offices are located in McLean, VA within its proposed Scotts Run Station South redevelopment.
