What's Happening?
JBG Tysons Hotel LLC, managed by JBG Smith, is seeking to demolish the vacant Sheraton Tysons Hotel in Fairfax County, Virginia, to construct townhouses and duplexes. This new proposal comes after an earlier plan to convert the 22-story hotel into 544
studio apartments was approved in January 2024 but was not implemented due to financial unfeasibility and market conditions. The hotel, located at 8661 Leesburg Pike near the Spring Hill Metro station, has been vacant since April 2020. A subsidiary of Toll Brothers, a home builder, submitted a rezoning application to Fairfax County, proposing up to 114 dwelling units, including single-family attached and bi-plex units. The developer stated that the substantial costs associated with the hotel's conversion made the adaptive reuse project financially impractical. The new plan also aims to provide more extensive pedestrian improvements and park space, addressing previous concerns raised by the Fairfax County Planning Commission.
Why It's Important?
This development highlights the challenges and economic realities faced by developers attempting adaptive reuse projects, particularly the conversion of older commercial properties into residential units. While office-to-residential conversions are gaining traction in some cities as a solution to rising office vacancy rates and housing demand, this case demonstrates that such projects are not always financially viable. The decision to demolish rather than convert the Sheraton Tysons Hotel suggests that, despite the potential for creating more affordable housing options by preserving existing infrastructure, the costs can outweigh the benefits. This could influence future development strategies in areas with aging commercial buildings, potentially leading to more demolitions and new constructions rather than conversions. The shift to townhouses and duplexes also indicates a response to market demand for diverse housing types in Tysons, aiming to contribute to the supply of workforce housing.
What's Next?
The rezoning application submitted by Toll Brothers for the demolition of the Sheraton Tysons Hotel and the construction of new residential units has not yet been accepted for review by Fairfax County staff. The next steps will involve the county's assessment of the application, followed by public hearings and potential approvals from the Fairfax County Planning Commission and the Board of Supervisors. If approved, the project would proceed with the demolition of the existing hotel and parking garage, paving the way for the construction of up to 114 new residential units, along with significant open space and pedestrian improvements. The development will also include a 1.23-acre park, which would be accessible to residents of the new units and neighboring communities. The applicant will continue to work with county staff to refine the plans, including the location and configuration of a future ramp connection to the Dulles Toll Road.
Beyond the Headlines
The situation with the Sheraton Tysons Hotel underscores a broader trend in urban development where the economic viability of adaptive reuse projects is constantly being re-evaluated against the costs and benefits of new construction. While the concept of converting vacant commercial spaces into residential units is often lauded for its sustainability and potential to revitalize urban cores, the practical challenges, including regulatory hurdles, structural limitations, and high conversion costs, can be significant. This case also reflects the evolving landscape of urban planning, where developers are increasingly focused on creating mixed-use communities with diverse housing options and ample green spaces. The emphasis on pedestrian improvements and park space in the new proposal suggests a recognition of the growing demand for walkable, amenity-rich neighborhoods. The outcome of this project could set a precedent for how similar vacant commercial properties are handled in other U.S. metropolitan areas facing similar challenges of office vacancies and housing shortages.
