McLean Main Street Public Forum Exchange of Ideas
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1 McLean Main Street Public Forum Exchange of Ideas Sponsored & Hosted by McLean Planning Committee John W. Foust, Dranesville District Supervisor Fairfax County Office of Community Revitalization and Reinvestment April 2008
2 Context
3 Old Dominion Dr. Beverly Rd Location of proposed Main Street Sub Area 6 Sub Area 5 Ingleside Ave Chain Bridge Rd
4 Subarea #5: Chain Bridge Road, Ingleside Avenue, Beverly Road, and Redmond Drive. Guidelines Planning Objective Maintain a concentration of convenience retail, including supermarket. The primary objective of this parcel is to create a pedestrianoriented gathering place around a new street to run parallel to Redmond Street between Beverly Road and Chain Bridge Road. Land Use Objective Minimum 100,000 sq. ft. retail, approximately 50,000 sq. ft. must be convenience retail including supermarket. Maximum FAR to be.50. Opportunity to develop structured parking concentration and entertainment. Office as residual use. Implementation Strategy If redevelopment occurs, allow reduction in yard requirements through the rezoning and/or site plan review processes to further encourage a pedestrian-oriented environment. Parking Requirement Large sites offer opportunity to develop structured parking reservoir which can serve qualifying off-site parcels. Structured parking to serve all day office workers. 25% of retail parking requirement to be at grade and directly accessible to retail. Structured parking will be necessary to accommodate new street. Design Objective Public Space Guidelines North (Beverly Road): Public Walkway type F or Commercial Office Walkway type H; Underground Utilities. East (Redmond Drive): service alley South (Chain Bridge Road): Expansive Parking Lot type D or Commercial Office Walkway type H; Underground Utilities. West (Ingleside Avenue): Expansive Parking Lot type D or G Mid-Block (between Beverly Road and Chain Bridge Road): Main Street Type A. Building Envelope Guidelines Main Street Type A, Expansive Parking Lot type D, or Mixed-Use Shopping Center type J. Building entrances oriented toward Main Street. Service oriented toward Redmond Drive. Building Relationships Clusters of at-grade, short term convenience parking accessible from Chain Bridge Road; structured or large at-grade parking accessible from Beverly Road. Building mass should frame space of new street. Landscaped buffer along Ingleside Avenue. Special Considerations Opportunity to create a mixed (vehicular/pedestrian) shopping street; gateway feature at southwest corner focus. Public amenities to enhance pedestrian crossing at Center Street, southwest and southeast corners and pedestrian crossing at Old Chain Bridge Road and Redmond Drive. Pedestrian crossings at Chain Bridge Road and pedestrian through-block facility between Ingleside Avenue and Center Street.
5 Subarea #6: Chain Bridge Road, Redmond Drive, Beverly Road, and Old Dominion Drive. Guidelines Planning Objective Create single or interrelated mixed-use developments which contribute to the core image of the CBC. New development should provide amenities, consolidate properties, meet design objectives and retain existing retail and restaurant uses. Land Use Objective Minimum 30% development to be retail, of which half must be classified convenience. Base intensity of.35 FAR. Maximum intensity of.50 FAR. Restaurant and entertainment uses encouraged. Office as residual. Implementation Strategy Encourage provision of amenities, consolidation of properties and design objectives through a rezoning application and/or a site plan review. Parking Requirement Should qualify for up to 30% of parking requirement transferred to adjacent designated parking reservoirs. Structured parking to serve all day office workers. 50% of retail parking requirement to be at-grade and directly accessible to retail. Design Objective Public Space Guidelines North (Old Dominion Drive): Public Walkway type E or Commercial Office Walkway type H South (Chain Bridge Road): Public Walkway type E or G, or Commercial Office Walkway type H; Underground Utilities West (Redmond Drive): Commercial Service Alley; Underground Utilities Center Street: Public Walkway Type E or F. Building Envelope Guidelines Public Walkway type E or Mixed-Use Shopping Center type J. Building entrances oriented toward Chain Bridge Road, Center Street and Old Dominion Drive. Service and parking oriented toward Redmond Drive. Building features encouraged at street corners. Plaza feature at Center Street and Old Dominion Drive in open space. Building Relationships Clusters of at-grade, short term convenience parking accessible from Redmond Drive; below grade structured parking accessible from Redmond Drive. Building mass should frame space of all surrounding streets where not set back for convenience parking. Special Considerations Major building and retail entrances must orient toward pedestrian focus on Center Street. Public amenities to enhance pedestrian crossings at Chain Bridge Road, Old Dominion Drive and Redmond Drive. Existing or equivalent retail to be retained. Pedestrian connection between Center Street and Chain Bridge Road to line up with Emerson Avenue. Close southern portion of Redmond Drive to create a landscaped pedestrian plaza. Provide street trees on Old Dominion Drive, Chain Bridge Road, and Beverly Road, and full streetscape on Center Street. The brick building at the intersection of Chain Bridge Road and Old Dominion Drive is an exemplary sample of the proposed quality of redevelopment in the McLean CBC. As such, it should not be subject to any further taking of property in conjunction with any proposed improvements at this intersection.
6
7
8 History
9 McLean, Virginia Crossroads to Hodge Podge to State of Mind to Community Presented by: Jack Wilbern, RA - 04 Apr 2008
10 Presentation Outline Very Brief History of Development in McLean What Happened Ten Years Ago The Current Plan The South Village - Main Street Current Status
11 Very Brief History of Development in McLean John McLean Great Falls and Old Dominion Railroad
12 Very Brief History of Development in McLean General Stores then Gas Stations, Gas Stations, Gas Stations General Hodge Podge on Small Lots
13 Very Brief History of Development in McLean 1960s - McLean Planning Committee Created Those That Live in McLean Those That Make A Living in McLean 1970s - First Comprehensive Plan Make It Just Like Carmel, California Second Comprehensive Plan Put all the Density at the Crossroads (Old Dominion & Chain Bridge Road) Oh - And Get Rid of All The Gas Stations
14 What Happened Ten Years Ago 1998 The Perfect Storm ala Stu Mendelsohn APR/Comprehensive Plan Year + County Revitalization Efforts + New Development Coming Massive McLean Community Meetings Professional and County Assistance Economic, Traffic & Planning Reports
15 What Happened Ten Years Ago McLean Community Business Center becomes a County Revitalization Area
16 The Current Plan Its Not A Crossroads - Make This A Place For People One Density Pole Tent Becomes a Two Density Pole Tent
17 The Current Plan Comprehensive Plan - The McLean Model Sub Areas Design Guidelines
18 The Current Plan Within the Overall Plan - A North Village Minimum, Maximum & Medium
19 The South Village - Main Street Design Guidelines developed Constrained Footprint Assumed
20 The South Village - Main Street A Slow Design Evolution Parking Fund Established
21 Staybridge Current Status End Points Completed Possibilities May Have Expanded
22 Old Dominion Dr. Beverly Rd Location of proposed Main Street Sub Area 6 Ingleside Ave Sub Area 5 Chain Bridge Rd
23 Question 1 What does Main Street mean to you?
24 Charlottesville: Downtown Mall
25 Georgetown: Dean & Delucca
26 Washington DC: Gallery Place
27 Georgetown: Cady s Alley
28 Georgetown: Cady s Alley
29 Silver Spring: Downtown
30 Shirlington Main Street
31 Georgetown: M Street
32 Richmond High Street, England eorgian
33 Possible Main Street with 4 and 6 story buildings
34 Question 2 Which of the following uses should be on the site?
35 McLean: Curron Square
36 Clarendon: Market Commons
37 Clarendon: Market Commons
38 Fairfax Corner
39 McLean 5882 Elm Street
40 McLean: PNC Bank Old Dominion Dr/ Chain Bridge Road
41 Shirlington
42 Shirlington
43 Georgetown: Cady s Alley
44 Old McLean Village
45 McLean: Old Dominion Drive
46 Newport News City Center Oyster Point
47 Merrifield Proposed Town Center
48 Annandale: Proposed Markham Plaza
49 Question 3 Is it important that the following modes of transportation to the site are accommodated?
50
51 Question 4 How high should the buildings be?
52 McLean Chain Bridge Center 2-3 Stories
53 Clarendon, Arlington, VA indicating 3 story building, with retail at sidewalk level and parking above. 3 Stories
54 Palladium at McLean Condominiums 4-5 Stories
55 Santana Row, San Jose CA, indicating 4 & 6 story buildings; and focus building in median 4-6 Stories
56 5 Stories
57 124 parking spaces (3 levels) Two story building: Retail on level 1-2
58 124 parking spaces (2 levels) Four story building: Retail on level 1-2 Office on level 3-4
59 204 parking spaces (5 levels) Six story building: Retail on level 1-2 Residential on level 3-6
60 300 parking spaces (7.5 levels) Six story building: Retail on level 1-2 Office on level 3-6
61 244 parking spaces (6 levels) Eight story building: Retail on level 1-2 Residential on level 3-8
62 388 parking spaces (9.5 levels) Eight story building: Retail on level 1-2 Office on level 3-8
63 Question 5 How important is it to retain space for the current stores, restaurants and amenities?
64 Greenberry s in existing two story building
65 Greenberry s in a four story building in a new proposed Main Street
66 Question 6 If the implementation of the Main Street design requires the demolition of the Old Firehouse, would you be in favor of this demolition?
67 McLean: The Old Firestation
68 Final Question What else should be considered as we create a vision for downtown McLean?
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