Review of Opportunity Area C Draft Comprehensive Plan and Draft BOS Follow-On Motions Special Working Group Meeting March 4, 2015
The slides that follow identify where the draft Comprehensive Plan has been edited to reflect the recommendations of the Special Working Group (SWG): Plan recommendations of the SWG are summarized for each of the following major themes: A. Character and Overall Concept B. Connectivity C. Uses and Amenities D. Affordable Housing E. Road Improvement Recommendations (Transportation) F. Urban Street Network Design G. Park Network Concept H. Land Unit C (Leesburg Pike Village Center) Recommendations There are other sections of the draft Comprehensive Plan that effect Opportunity Area C, but which have not been edited by the SWG. They are: Heritage Resources Environment (including Storm water, Air Quality and Noise)
Area Wide Recommendations Section (slide 1 of 3) A. Character and Overall Concept (see pages 6-11, edits to page 11) Envisioned as a mixed-use village. Building heights of up to 6 stories along Leesburg Pike and tapering down to 3 stories approaching the residential neighborhoods. Appropriate transitioning to the existing neighborhoods through appropriate building materials, form and type. Appropriate buffering and screening to the existing neighborhoods.
Area Wide Recommendations Section (slide 2 of 3) B. Connectivity (see page 11) New internal road network that connects to the spine road intersection at Leesburg Pike. No vehicular or pedestrian connections to/from Shadeland Drive. Vehicular access for the Sears site should be from Leesburg Pike. Vehicular access for 6201 Leesburg Pike should be from Juniper Lane. Interparcel vehicular and pedestrian connections to the adjacent elementary school.
Area Wide Recommendations Section (slide 3 of 3) C. Uses and Amenities (see page 11) Neighborhood-serving retail, office, and multi-family should be integrated together to create a village center. Amenities such as publically accessible park spaces provide active and passive recreation opportunities. Orient cafes, outdoor seating areas, and gathering spaces toward new streets that connect to Leesburg Pike. Complement redevelopment at the Town Center on Leesburg Pike by including street level retail/office to reinforce the character envisioned on the Pike.
Development Options for Opportunity Areas Sub-Section D. Affordable Housing (see page 13) In Land Unit C, projects with a residential component may be granted redevelopment potential if 12 percent of the residential in the new development are affordable to households with incomes ranging up to 100% Area Median Income (AMI).
Transportation Section E. Road Improvement Recommendations (see pages 20-44, edits to page 25) Revised street network concept. Conduct further analysis of the roadway network in the vicinity of Juniper Lane and Patrick Henry Drive to identify strategies to limit cut-through traffic and reduce traffic impacts by future development to the surrounding neighborhoods while improving connectivity within these neighborhoods (includes options to evaluate similar to the FOM).
Transportation Section F. Urban Street Network Design (see pages 31-44, edits to page 40) New roadway cross section for Leesburg Pike is incorporated into the Concept Plan. (comment: There is enough room to accommodate the full build-out of Leesburg Pike with streetscape). Village Main Street cross section along the retail street from the stretch between the entertainment use and the park. Leesburg Pike Village Main (retail) Street
Frequently Asked Question How will these transportation improvements be financed and how will they be phased with redevelopment? Funding these transportation improvements through federal, state, regional and county sources will be pursued; however, some combination of public and private sector funding will be necessary to cover the costs associated with these improvements and to expedite implementation. Additionally, these improvements may be implemented in stages by the private sector as development occurs. The intent is to facilitate and time transportation improvements that can be in place to support new development and address existing transportation issues. The Fairfax County Board of Supervisors (BOS) has allocated $3,000,000, in the current BOS Six-Year Transportation Program, toward completing additional analysis and design work required to move the Seven Corners Conceptual Roadway Network forward. All development proposals will perform traffic impact analyses, specific to their sites, and the mitigation measures identified by these analyses will be considered in the context of the entitlement process. Transportation improvements should be appropriately phased with development and development proposals should only be approved following additional transportation analysis and the provision of appropriate transportation mitigation measures, including shorter term spot improvements.
Parks, Recreation, and Open Space Section G. Park Network Concept (see pages 50-55, edits to graphic on page 53) Enhancement of park-specific text Northwest Pocket Park Explore joint programming with school Description of possibilities Southeast Pocket Park Interface with existing neighborhood Recommendation as a yearround park space with descriptive text
Frequently Asked Question How does the Concept Plan compare to the recommended amount of publically accessible park space called for in the Urban Parks Framework? Assuming maximum build-out of the Concept Plan, the Urban Parks Framework recommends 1.33 acres of publically accessible park space. The Concept Plan developed by the SWG includes approximately 1.75 acres of publically accessible park space. This acreage calculation does not include: Private roof top green spaces/amenities for use by the multi-family residents Landscape buffer area Outdoor dining and gathering spaces adjacent to or associated with specific retail/office uses Roads
Land Unit Recommendations Section H. Land Unit C - Leesburg Pike Village Center (see pages 58-59) 654,000 sf of mixed use development including townhomes, multi-family residential, with ground floor retail, entertainment, and office uses. Townhomes located adjacent to the existing neighborhoods. Detailed descriptions of the two parks: 1. Northwest Pocket Park (Adjacent to the Baileys Upper Elementary School) Programming that would be mutually beneficial to the school and the village - such as outdoor classrooms, climbable public art, sculptural earthworks to add visual character and encourage play. 2. Southeast Pocket Park (North side of Juniper Lane) Positioned to benefit the village and the surrounding neighborhoods. Multi-seasonal elements to make it a dynamic place year round water features, small ice skating area, yoga space, small performance space. Connectivity with the school property.
Land Unit Recommendations Section H. Land Unit C - Leesburg Pike Village Center (see pages 59-60) Enhanced pedestrian realm for cafes and outdoor seating area along an activated village main street with ground floor retail and outdoor gathering spaces. High quality architecture, building materials, landscape design, and place-making techniques can create a unique identity to foster pride in the Seven Corners community. Integrate the mid-century style of the department store through re-use of the tower or incorporating design cues to echo site s history. Strategies to avoid cut-through traffic onto neighborhood streets: Trips generated by uses located north of Juniper Lane should use Leesburg Pike and are prohibited from access Juniper Lane. For parcels south of Juniper Lane, access should be from Juniper Lane. No vehicular or pedestrian connections to Shadeland Drive. Screening and buffering designed to visually block new construction.
Draft BOS Follow On Motions The following items are draft Board of Supervisors (BOS) follow on motions (FOMs) for consideration: 1. The Board will establish a Seven Corners Implementation Steering Committee, consisting of members of the Fairfax County Board of Supervisors and Falls Church City Council, to guide the implementation of the redevelopment, public facilities and vision set forth in the Seven Corners Comprehensive Plan. 2. The Board directs staff to establish a Seven Corners working group, consisting of members of Fairfax County Department of Transportation and Falls Church City Staff, to guide the implementation of the redevelopment, public facilities and vision set forth in the Seven Corners Comprehensive Plan. 3. The Board directs staff to work with the City of Falls Church to identify and address the challenges associated with transitioning from recommendations in the Seven Corner Comprehensive Plan through the gateways into Falls Church City. 4. The Board directs staff to develop cost estimates for transportation improvements recommended in the Seven Corners Comprehensive Plan. These cost estimates should then be used to develop a funding and implementation plan to support the recommendations found in the Plan.
Draft BOS Follow On Motions 5. The Board directs staff to work with the City of Falls Church and the Northern Virginia Transportation Commission to complete the Route 7 Transit Alternatives Study and bring the recommendations forward to incorporation into the Comprehensive plan. 6. The Board directs staff to further study the grid of streets proposed in the Seven Corners Conceptual Street Network to determine right-of way needs. 7. The Board directs staff to utilize existing funding dedicated to Seven Corners transportation improvements, as well as identify necessary additional funding, to move forward on the design, engineering, right-of-way acquisition and construction of the Seven Corners Interchange project. 8. The Board directs staff to conduct a phasing analysis to determine the necessary order in which recommended transportation improvements should be implemented to maintain a balance between the further development of Seven Corners and the associated transportation infrastructure over time. 9. The Board directs staff to create guidelines that provide additional detail on how to incorporate Seven Corners specific urban design and streetscape features into future development, as outlined in the proposed Plan.
Draft BOS Follow On Motions 10. The Board directs staff to conduct a traffic analysis of the roadway network in the vicinity of Juniper Lane and Patrick Henry Drive. This analysis should identify potential strategies to limit cut-through traffic, as well as reduce possible traffic impacts generated by future development, to the surrounding residential neighborhoods while improving connectivity within these neighborhoods. Options to evaluate should include, but not be limited to, the closing of Juniper Lane with the extension of Nicholson Street to Juniper Lane, the realignment of Juniper at its connection to Patrick Henry Drive, and should engage the residential communities in the vicinity of Juniper Lane, Patrick Henry Drive and Nicholson Street to develop final recommendations. Such analysis should identify options to maintain adequate access between Juniper Lane and Patrick Henry Drive to both east and westbound Rt.7 without degrading traffic operations on Patrick Henry Drive. This analysis should be conducted prior to or concurrent with rezoning applications for properties located within the Leesburg Pike Village, also known as Land Area C, as defined in the Opportunity Areas Section, and preferably be completed within one year of plan adoption.
Draft BOS Follow On Motions 11. The Board directs staff to incorporate the following edits provided by Fairfax County Public Schools to the Schools section of the Seven Corners Community Business Center Plan: Traditionally, school capacity needs have been addressed through various means including dedication of land, new school construction, additions to existing facilities, interior architectural modifications, use of modular buildings, changes to programs, and/or changes to attendance areas. In addition to those traditional means for addressing school capacity requirements listed above, Fairfax County Public Schools should evaluate other possible in-kind school impact mitigation strategies such as the utilization of private buildings to accommodate civic programs, adult education classes, and governmental/quasi-governmental school related programs such as Early Head Start, Head Start and School Age Child Care (SACC) programs. The impact of development on schools should be mitigated by the developer(s) and the county. Any impact on public facilities (particularly schools), services and transportation, necessitated by any increased intensity, must be addressed with provisions for mitigation before work begins. Under the envisioned plan for growth there will be a need for a new elementary school, as well as capacity enhancements at the middle and high school levels.
Agenda Item #5
Opportunity Area C Draft Concept Plan To be inserted after revisions
Opportunity Area Willston Village Center Residential (DU) Nonresidential (sf) Residential (sf) 1 Retail (sf) Office/Hotel (sf) Sub-unit A-1 0 1,200,000 0 2 0 TOTAL (sf) Sub-unit A-2 589 0 1,000,000 0 0 3,151,000 Sub-unit A-3 134,358 560,000 191,000 200,000 Town Center Land Unit B 0 630,199 2,450,000 625,000 725,000 3,800,000 Leesburg Pike Village TOTAL Existing Development Redevelopment Option Land Unit C 0 265,869 519,000 3 85,000 4 50,000 5 654,000 589 1,030,426 5,729,000 901,000 975,000 7,605,000 1 Assumed Residential Unit Size: 1,000 g.s.f. per multifamily unit; 2,000 g.s.f. per townhouse unit. 2 There is an additional option in Sub-unit A-1 to permit up to 190,000 sf of retail along the planned spine road with a commensurate reduction in residential square footage to 1,010,000. 3 Up to 144,000 sf for townhouse single-family residential, up to 375,000 sf for multi-family residential. 4 Approximately 40,000 sf for retail, and approximately 45,000 sf for theater/entertainment retail. 5 There is an additional option in Land Unit C to permit up to 100,000 sf of additional non-residential use with a commensurate reduction in residential square footage is permitted to 475,000 sf, and not to exceed the overall land unit cap.