Reston PRC Zoning Ordinance: 5 Things You Need To Know

RESTON, VA — The Reston PRC zoning ordinance amendment is one of the most controversial issues to face Restonians in recent years. Fairfax County wants to push forward as soon as possible with the amendment, but a grassroots movement opposing the change has surged in response. So just what is this amendment, and how would it affect Reston? We've answered five key questions on the issue below.

1. What is the Reston PRC?

The Reston PRC is the Planned Residential Community district. The PRC was created in 1962 to guide the development of the new planned community of Reston. The purpose of the new zoning district was to provide the flexibility and incentive for a single developer to create a large planned community.

As you can see from the map above, the PRC includes most of Reston. The only areas it does not include are developments along the Dulles Toll Road, like Reston Station. Reston Town Center is part of the PRC. The red areas are where most of the future growth would be concentrated.

Currently, the Reston PRC has a limit on overall persons per acre for the entire acreage of the PRC district, which covers about 6,246 acres. The limit stands at 13 person per acre overall, as well as: 3.8 persons per acre in low-density residential areas, 14 persons per acre in medium-density residential areas, and 60 persons per acre in high density residential areas. No changes have been proposed to any of the limits on low-, medium-, and high density residential areas.

2. What is the zoning ordinance amendment?

The zoning ordinance amendment would propose increasing the overall persons per acre maximum to 16, a 23 percent increase in population density over the original limit. More specifically, it would allow individual developments in excess of 50 dwelling units per acre.

Essentially, it means Reston would become a lot more crowded, adding 18,737 more people to a community that currently has a population of around 58,000, county officials state. Locals believe the population increase would be far greater than that.

The Reston Master Plan would focus future growth in Village Centers, the Town Center, and Transit Station Areas.

3. Why are local officials in favor of it?

The county argues that a density limit of 13 persons per acre can't support the amended Master Plan, so in order for the county to push forward with its vision for the future of Reston, it must pass this amendment. The county also hopes that more development will lead to greater tax revenues.

"The adopted Comprehensive Plan, which includes the Master Plan for Reston cannot be implemented without also updating the density limits contained in the Zoning Ordinance to support the Plan," according to a Fairfax County document explaining the ordinance.

4. Why are some residents opposed to it?

Local Restonians are concerned about how the zoning ordinance would impact the local community. They argue that Reston's population could triple by 2050 under the new amendment. And they're concerned that once this increase is approved, there's no going back.

Critics argue that Reston's streets aren't capable of handling such a boom in population, and the growth could negatively impact local schools and parks, and lead to under-staffing of police and fire stations. Many Restonians believe that infrastructure needs should be addressed first before any development increase is allowed.

Concerned citizens and local activists -- like Reston 20/20, Reclaim Reston, and the Reston Citizens Association -- flocked to a community meeting on the issue on Monday to voice their displeasure with the proposal. The grassroots opposition caused the proposal to be delayed. Officials had hoped to have it before the Fairfax County Board of Supervisors in July, but that has been pushed back to November.

5. What's next?

A major meeting will be held this week at Lake Anne Elementary School Cafeteria at 7 p.m. Sept. 25. After that, the county hopes to put the amendment before the Board for approval sometime in November, followed by a Planning Commission public hearing in January and a Board of Supervisors Public Hearing in February.

Image via Fairfax County