2.26.2014_northern va realtor_korean forum 5
TRANSCRIPT
ANNANDALER E V I T A L I Z A T I O N P L A N
Office, Commercial, Residential
OFFICE OF COMMUNITY REVITALIZATIONFAIRFAX COUNTY GOVERNMENT
February 26, 2015
Agenda
Background Information Comprehensive Plan
Planning vs. Zoning By-Right vs. Rezoning Annandale Comprehensive Plan
Characteristics of Property Ownership Property Consolidation Development Projects
1988 Revitalization Program established by the Fairfax County Board of Supervisors (BOS)
1998 BOS amended the Zoning Ordinance to:• Establish 5 Commercial Revitalization Districts (CRD)
• Establish new zoning district regulations and facilitated processes intended to improve opportunities for reinvestment and redevelopment in the county’s older commercial areas
2007 OCR established as a standalone office under the County Executive• The County’s Revitalization Program, at the direction of the BOS and
through the OCR, took on a county-wide perspective
2012 BOS added Tysons to OCR as a strategic area of interest
2013 BOS directed additional staff in OCR to be allocated to the ongoing Reston planning and redevelopment efforts 3
Revitalization Program History
CRD, CRA and Other Strategic Redevelopment Areas
5 CRDs: Zoning Overlay Districts with greater flexibility in applying certain zoning regulations
Annandale
Bailey’s Crossroads
Seven Corners
McLean
Richmond Highway
Springfield
Lake Anne
Merrifield
Tysons2 CRAs: Boundaries adopted by Board policy (not Zoning Overlay Districts) but can utilize certain CRD Ordinance signage and parking reduction provisions
Other Areas: Tysons, Greater Springfield, Greater Reston Area
Annandale Commercial Revitalization District (CRD)
Evergreen Ln
Medfo
rd D
r
John Marr Dr
County Agencies with Primary Role in Land Development
Deputy County Executive
Office of Community Revitalization (OCR)
Department of Planning and Zoning (DPZ)
Department of Public Works and
Environmental Services (DPWES)
Department of Code Compliance
(DCC)
Department of Transportation
(DOT)
OCR’s Mission & Services
Works with area revitalization groups
Undertakes community visioning
Participates in the review of development applications
Develops urban design guidelines
Provides information to promote the County’s revitalization program
Seeks to expand and diversify funding opportunities and public-private partnerships
Works on economic development initiatives
MissionThe Fairfax County
Office of Community Revitalization (OCR) facilitates strategic
redevelopment and investment
opportunities within Fairfax County’s
older commercial activity centers that align with the community's vision and improve the economic vitality, appearance and function of those
areas.
Revitalization: One Size Does Not Fit All
Image Credit: St. Mary’s London
o Role: A GUIDE for decision-making about the County’s land use
o Scope: Anticipate change over the next 20-40 years
o Statutory mandate: required by the Code of Virginia to shape the orderly development of the county
The Comprehensive Plan
More
Sp
ecifi
c D
eta
ils
to
Gen
era
lize
dFairfax County Planning & Land Development Process
Compre-hensive Plan
• Long term land use• Community Input/Public Hearing
Rezoning/
Proffers
• Must be compatible with the Comprehensive Plan• Plan can be inconsistent with existing zoning at time of
application submission• County gets improvements and development conditions
that relate to impacts to the surrounding area• Community Input/Public Hearing
Site Plan
• More detailed information. Must concur with approved zoning and proffers
Building Permits
• Review on vertical structure
COMPREHENSIVE PLAN GENERAL LAND USE GUIDANCE
Residential /Industrial/Mixed Use Retail/Institutional/Public Open Space Office/Parks
ZONING ORDINANCE REGULATIONS TO IMPLEMENT THE PLAN
Residential districts: R-C, R-1, R-12 Commercial districts: C-1, C-2, C-5 Planned Development districts: PDC, PDH Requirements: open space, transitional screenings,
building setbacks …
Planning vs. Zoning
The Zoning Ordinance contains the land development regulations that apply to each Zoning District within the County.
Each Zoning District is organized to identify:Uses by-right;Uses allowed by Special Permit;Uses allowed by Special Exception;Minimum lot size, yard and open space
requirements;Maximum height – etc.
Zoning Ordinance
Current zoning allows for a number of uses “by-right” without having to requesting a rezoning:For example, C-6 Community Retail Commercial District Permitted uses: Colleges, eating establishments, funeral homes,
health clubs, kennels, telecommunications facilities, offices, repair services, retail sales establishments-large…
Special Permit Uses: Places of worship with child care center/nursery, swim clubs, dance halls…
Special Exception Uses: Car washes, drive-through pharmacy, hotel, truck rental establishments…
Each zoning district has set requirements for development. For C-6: Minimum lot area: 40,000 sq. ft. Maximum floor area ratio (FAR): 0.40. Maximum height of 40 ft. 15% of gross area shall be landscaped open space.
By-Right Zoning
Rezoning Application
Rezoning Application is filed when:The use and/or intensity desired by
an applicant is NOT listed in the Zoning Ordinance as a Permitted Use, a Special Permit Use or Special Exception Use for the existing zoning district.
&The use desired is NOT precluded by
the recommendations of the Comprehensive Plan.
Rezoning Application
Typical Proffers/Development Conditions:
Right-of-Way dedicationTransportation (vehicular, pedestrian,
bicycle, bus)Tree preservation/streetscapeDevelopment in accordance with PlansNoise attenuationFrontage improvements (sidewalks etc.)
Rezoning Application (cont.)
16
Annandale – Comprehensive Plan Amendment
In July 2010, the Fairfax County Board of Supervisors approved the Annandale Community Business Center
(CBC) Comprehensive Plan Amendment
Covers approximately 200 acres, including all of the Annandale CRD
Uses a form-based approach that provides flexibility by using Building Types, Maximum Building Heights, General/Specific Land Uses and Urban Design Guidelines, along with the general Plan guidance, instead of Floor Area Ratios (FAR), to guide development
Emphasizes innovative urban design, streetscape, placemaking, and context-sensitive design principles that will contribute to and establish a cohesive and unique identity
Built form will relate to a network of usable and public urban plazas and parks at a variety of scales and functions, and utilize planned transit services and facilities
Annandale Comprehensive Plan
Annandale Comprehensive Plan The Annandale CBC is divided into land units and
sub-units for the purpose of organizing land use recommendations
Annandale Community Business Center (CBC) Sub-units
What is the Annandale Vision? An urban, mixed-use village center,
including more residences A walkable place that has multi-modal
transportation options A “sense of place” that highlights
Annandale as a unique and vibrant destination Quality development that allows people to
live, work, shop and play
(Icon Source: Prince George's County General Plan)
Park and Open Space Concept
Streetscape Types
• Plan provides guidelines for pedestrian-oriented streetscape
• Hierarchy based upon types of streets• Details reference Annandale Urban Design Guidelines
Streetscape
Avenue Streetscape (Columbia Pike, etc.)
Boulevard Streetscape (I-236)
Plan is a form-based approach – emphasis is on character and quality of development – not floor area ratios (FARs)
FARs are not a good indicator of project type, quality, or character
Plan provides flexibility in supporting revitalization, while preserving and enhancing this vision
Plan generally provides for multiple uses and a mix of uses in most of the CBC, in lieu of single land-uses
Planning Approach
Building heights be oriented towards the center of the CBC and away from residential areas
Additional guidance has been added to regulate orientation and placement of height (provides more protections)
Additional height may be achieved with incentives
Planning Approach (cont.)
Incentive Development Option An increase in building height and
development potential may be exchanged for providing an appropriate public benefit, which may include but is not limited to the following: Public/civic facilities (i.e. community center,
public park, etc.) Affordable/workforce housing Other public benefits identified by the
county
Base Development Option – Building Heights
Incentive Development Option – Building Heights
Existing vs. Planned Development
Office
Retai
l
Resid
entia
l
Other
0
500
1,000
1,500
2,000
2,500
3,000
ExistingPlanned
Total planned development capacity is more than
double of the existing
approved amount
Existing & Planned Development
(Pub
lic/C
ivic)
(Unit: 1000 SF)
Single Ownership of 3 Acres or More
Characteristic of Property Ownership
Ownership by Korean
Characteristic of Property Ownership
Ownership by Korean About 57 % by number of property ownership About 23% by area of property ownership
By Area of Ownership
KoreanPartial (Condo)Non-Korean
By Number of Ownership
23%
56%
21%
57%
43%
No/Little Consolidation
Some Consolidation Mostly, Consolidation Needed
Parcel Consolidation
Comp. Plan generally calls for 3 acres for incentive option All development must meet parking
requirements Need certain parcel size to fit the garage Less likely to propose underground parking
due to higher underground parking cost (Above ground: $15K, Underground: $30K)
Comprehensive Plan’s requirement
Development Scenario Comparison
By-Right Rezoning: Base Rezoning: Incentive Option
By-Right Rezoning: Base Rezoning: Incentive Total Block Size (Acre) 3 3 3 Zone C-6 PRM PRM Number of Floors 1-2 Max. 6 Max. 8 Potential Yield* (sf) 50,000 200,000 300,000
V.S. V.S.
Property Consolidation – the Way to Achieve the Comprehensive Plan Vision! Educate future clients
about how to realize greater development potential with property consolidation
Encourage adjacent property owners to work together
Network about possibilities and consult with county staff to achieve development potential
(Image Source: Earlychildtrainingcenter.com)
Recent Development Projects
YeChon Restaurant (4119 Hunner Rd) Special Exception Construct an overflow private
parking lot in a residential district
Recent Development Projects (Proposed)
Zoning Site Plan Review
Building Permits
& Inspecti
ons’
Bond Release
Recent Development Projects Quan Q. Nguyen & Ngan T. Nguyen (outside of CRD: 4217 Evergreen Ln)
Special Exception Amendment: Previously approved for office in residential district
Size: 0.47 Acres Zoning: R-5, HC, SC Proposed Use: Medical Office (2-story)
Proposed (Image Source: Quan Q.Nguyen)
Recent Development Projects Palace Plaza (next vacant parcel: 7133 Little River
Tpke.) Site Plan Process Zoning: C-6 Site Area: 0.61 Acres Proposed Use: Retail/Office Proposed Gross Floor Area: 8,253 SF Proposed FAR: 0.31
Recent Development Projects Hana Plaza (Little River Tpke/Markham St)
Minor Site Plan Process (Due to no exterior expansion) Façade Improvement Streetscape Improvement (Proposed closing curb-cuts, street trees, etc.)
Proposed (Image Source: Levine Design Studio)
Contact
Visit OCR’s Web Page:www.fcrevit.org
Contact Us:Office of Community Revitalization (OCR)12055 Government Center Parkway, Suite 1048Fairfax, Virginia 22035703-324-9300