Rivana at Innovation Station

Supporting Smart Growth Through Comprehensive Traffic Analysis

Description

Rivana at Innovation Station is a major mixed-use development planned adjacent to the future Innovation Center Metro Station on the Silver Line. Located within Loudoun County’s Innovation Corridor, the project reflects the continued evolution of this high-growth area into a transit-oriented employment and residential hub. Gorove Slade prepared a comprehensive Traffic Impact Study (TIS) to evaluate the proposed redevelopment and ensure that future growth can be accommodated while maintaining acceptable transportation operations.

Project Overview

Rivana is planned in three phases, with initial completion anticipated in 2027 and full build-out by 2035. At completion, the development is expected to include:

2,550 multi-family dwelling units
2.5 million square feet of office space
A 450-room hotel
347,250 square feet of retail

The Transportation Challenge

The Traffic Impact Study needed to demonstrate that:

Regional infrastructure improvements were appropriately incorporated
Multimodal opportunities associated with Metro access were fully evaluated
Future conditions were analyzed across multiple planning scenarios
Targeted mitigation measures would maintain acceptable levels of service

The study required careful coordination with Loudoun County and adherence to both County and VDOT guidelines.

05_Pedestrian View Liteline and Rivana Village cropped

Study Approach

Coordination and Scoping

Gorove Slade conducted multiple scoping meetings with Loudoun County Department of Transportation staff in November and December 2020 to confirm study assumptions, background growth projections, and future infrastructure scenarios.

Baseline Conditions

Traffic counts were collected in January 2020, prior to pandemic-related disruptions, to establish reliable baseline conditions. Data included turning movement counts at key intersections and 24-hour automatic traffic recorder (ATR) data along Innovation Avenue.

Study Area and Future Scenarios

The analysis evaluated key intersections along:

Innovation Avenue
Old Ox Road
Davis Drive

Future scenarios incorporated planned and conceptual regional improvements, including:

Shaw Road extension
Davis Drive extension
Potential Davis Drive overpass to Fairfax County
Possible Dulles Toll Road ramp connections

Approved and anticipated background developments in the vicinity of the site were included to reflect cumulative growth through 2035.

Multimodal and TDM Analysis

Consistent with the site’s Urban Policy Area designation, the study included a comprehensive multimodal review of transit, pedestrian, bicycle, and vehicular networks.

Given the project’s adjacency to Metro and planned multimodal infrastructure, Loudoun County approved a robust Transportation Demand Management (TDM) reduction in projected trip generation. This reduction reflects realistic mode shift expectations for transit-oriented development in this corridor.

Supporting Transit-Oriented Development

Rivana’s proximity to the Innovation Center Metro Station significantly enhances its transportation profile. High-capacity transit access, combined with planned pedestrian, bicycle, and bus infrastructure, creates viable alternatives to single-occupancy vehicle travel.

By integrating land use planning with multimodal access and realistic TDM strategies, the project reflects best practices in transit-oriented development.

Conclusion

Rivana at Innovation Station demonstrates how comprehensive traffic analysis can facilitate responsible growth in high-demand corridors. Through detailed scenario testing, coordination with regional infrastructure planning, and targeted mitigation strategies, Gorove Slade helped establish a transportation framework that supports increased density while maintaining operational performance. As Northern Virginia continues to grow, projects like Rivana illustrate how thoughtful planning and rigorous analysis can align development objectives with long-term mobility goals.

Details

Client: Timberline Real Estate Partners
Location: Loudoun County, Virginia
Sustainability: Every office building will be built to LEED-certified status

“Gorove Slade’s multimodal analysis and coordination with Loudoun County have been central to bringing the vision of Rivana to life. Their team’s phased scenario work gave us a rigorous transportation framework that holds up from Phase 1 through full buildout. When you’re planning a project of this scale and complexity, you need a team that can anticipate what the county needs to see. Gorove Slade delivered that and more.”