The Fairfax Newsletter

Arrowbrook Farm Property Sold to Carbon Thompson

Sixteen months after the board of supervisors approved plans for a high-density, mixed-use community at the corner of the Dulles Toll Road and Centreville Road, Carbon Thompson Development has purchased 14 acres of the 54-acre site and is poised to begin work on the first phase of the project.

Carbon Thompson paid a total of $45,532,600 for the property; $16,932,600 for 5.16 acres purchased by CTD Arrowbrook Office, LLC, and $28,600,000 paid by CTD-Arrowbrook Centre, LLC for 9.19 acres. The seller was the Ruth C. Launders Marital Trust's Arrowbrook Centre, LLC.

In 2005, the board of supervisors approved a rezoning filed by the trust, which remapped the 54-acre Arrowbrook Farm site from the R-1, residential, and I-4 industrial zones to the PDC, planned development commercial district. The rezoning permits 2,233,600 sq. ft. of phased development at Arrowbrook Centre, at an intensity of 0.95 FAR. 35 percent of the property will remain as open space.

Development plans approved for the property call for up to 800,000 sq. ft. of office space, 240,000 sq. ft. of hotel space (approximately 400 rooms), 187,000 sq. ft. of retail space, and 461 dwelling units. A total of 23 acres of the property is being dedicated to the Fairfax County Park Authority, of which approximately 10 acres will consist of amenities such as a full-size lighted soccer field with artificial surface, two tennis courts, two basketball courts, a tot-lot, two horseshoe pits, open play areas, a performance stage, picnic shelters, trails, and a 70-space parking lot, according to the rezoning.

What the company has purchased are all the development rights in the first phase - excluding the hotel site - on which work can begin immediately, says Jim Mertz, executive vice president with Carbon Thompson. The first phase of development allows up to 1,054,000 sq. ft. of FAR.

In the first phasse, 407 residential units, 422,000 sq. ft. of office space, and 160,000 sq. ft. of retail development can be developed, according to Mr. Mertz.

Carbon Thompson plans to kick-off Arrowbrook Centre with construction of 300 multi-family rental units, 150,000 sq. ft. of office space, and 100,000 sq. ft. of retail space, Mr. Mertz says. No broker has been yet been hired for the office development, but KLNB will be handling the retail leasing.

A health club - which Mr. Mertz declines to name just yet - has already signed a letter of intent for a 30,000 sq. ft. free-standing facility located adjacent to the retail center. He does note that the company is also talking to a number of prospective retail tenants.

Future Phases Based on Rail. The proffered phasing schedule included in the 2005 rezoning permits the first phase of development with provision of a shuttle service from the property to the Monroe Street Park and Ride Facility in Herndon.

To move beyond that, Metro rail service must be operational at the Wiehle Avenue Transit Station, with a shuttle provided from the property to the station during weekday peak periods. To move beyond the second phase of development - permitting up to a 0.8 FAR (1,875,000 sq. ft.) - depends on Metro rail being operational at either Herndon/Monroe Street Transit Station or the Route 28 Transit Station. The third and final phase allows construction up to the permitted 0.95 FAR, a total of 2,233,600 sq. ft.

"We are really excited about this project," Mr. Mertz says, noting that the extensive active and passive recreation amenities are likely to be a major factor in attracting tenants to the residential, retail, and office uses at Arrowbrook Centre.

Carbon Thompson is also involved in mixed-use projects at Moorefield Station in Loudoun County and on Columbia Pike in Arlington.

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