Jun 30, 2025

A joint venture of Buchanan Partners LLC and The Pinkard Group LLC wants to redevelop much of a suburban office park in Herndon with residential, having recently acquired the site in a distressed sale.

The duo would raze three of the four office buildings comprising the 34-acre Woodland Park office park, immediately south of I-66 at the Centreville Road exit, and build in their place as many as 559 housing units — a project dubbed Parkline at Woodland Park — according to a rezoning application filed June 23 in Fairfax County.

It’s yet another example of what’s become a familiar trend of aging offices making way for townhouses, as beleaguered office properties are repurposed for more in-demand residential uses, whether voluntarily by their owners or, as in this case, once in new hands after distressed sales.

Woodland Park includes a cluster of parcels at 2101 Cooperative Way, 2291 Wood Oak Drive and 2251 Corporate Park Drive. It’s presently home to four six-story offices, built between 1990 and 2001 and totaling some 721,000 square feet, plus three parking garages and several surface parking lots.

On the map below, the site includes the building marked by the red pin, plus the buildings and parking lots immediately to the east, south and west.

Filed plans outline two possible redevelopment scenarios, both of which would see all but the fully leased easternmost office go. One would replace the offices with 347 townhouses and a 212-unit multifamily building, the other with 415 townhouses and no multifamily — around 1 million square feet of new residential development in either case.

Buchanan and Pinkard gained control of the site from a joint venture of Rockpoint Group LLC and Brandywine Realty Trust (NYSE: BDN) in a lender-induced sale in September, a person familiar with the transaction told me. County records online don’t reflect a price, though Pinkard’s website says it was “well below the outstanding debt balance and property replacement cost.”

Rockpoint was not immediately available for comment.

Since May, Boston-based Rockpoint has sold at a loss or given back the keys for Tysons International Plaza, Tysons Pointe and Tysons Dulles Plaza.

DLA Piper LLP is the present proposal’s land use attorney. KTGY Group Inc. and LandDesign Inc. are its architect and landscape architect, respectively.

Immediately east of Buchanan’s and Pinkard’s current proposed project site, closer to the Silver Line’s Herndon Metro station, a similar development has been underway for years. Pinkard is involved in that project, too, having bought a vacant piece of land there, intended for new offices, in 2018. Dallas-based Crow Holdings, likely as the contract buyer of the Pinkard parcel, is now seeking county approval to build multifamily and self-storage instead of office, which the market no longer supports, according to a September land use application document.