PYRAMID CENTERA MIXED USE COMMUNITY

THREE MAJOR AREAS OF BENEFIT TO OUR NEIGHBORHOOD

REDUCTION IN OVERALL DEVELOPMENT

RELIEF IN TRAFFIC DELAYS AND CROWDING

SANITARY SEWER ACCESS FOR FAILING SEPTIC FIELDS

LU-POLICY 6: Encourage centers of community in appropriate locations within the Development Area, resulting in livable, planned communities that provide a variety of residential options, public facilities, goods and services, open space, recreational opportunities, multi-modal transportation options, and employment opportunities at a neighborhood scale.

LU6.2 Within centers of community, permit developers to develop at the high end of the density and intensity range, for residential structures, mixed use buildings, low- to mid- rise office, as part of the rezoning and special use permit process for areas designated SRH, URL, URM, URH, UMU, VMU, MTN, CEC, REC, O, and RCC. Development at the high end of density and intensity range should be permitted only when plans and proffered conditions guarantee high quality architecture, design and construction techniques. Also encourage the consideration of structured parking as part of the rezoning and special use permit process for areas designated SRH, URL, URM, URH, UMU, VMU, MTN, CEC, REC, O, and RCC.

Community Employment Center (CEC). The purpose of the Community Employment Center classification is to provide for areas of low- to mid-rise offices (including government offices, particularly those for Prince William County agencies), research and development, lodging, and mixed-use projects planned and developed in a comprehensive, coordinated manner. CEC projects shall be located at or near the intersection of principal arterials and major collector roads, or at commuter rail stations. Residential uses shall be considered secondary uses and shall represent no greater than 25 percent of the total CEC gross floor area of the project. Drive-in/drive-through uses are discouraged. Single-family attached or multifamily housing including elderly housing is permitted, at a density of 6-12 units per gross acre, less the ER designated portion of a property. Development in CEC projects shall occur according to an infrastructure implementation plan submitted at the time of rezoning. The intent of this plan is to ensure that critical infrastructure for office, employment, and lodging uses is developed adequately for each phase of the project. Development shall also occur according to a phasing plan that must ensure that office, employment, and lodging uses are always the primary uses within the area rezoned. Office development in CEC areas is encouraged to be in accordance with the Illustrative Guidelines for Office Development, provided as a supplement to the Community Design Plan chapter of the Comprehensive Plan and available from the Planning Office. A minimum office building height of 3-5 stories is preferred.

Suburban Residential Low (SRL). The purpose of the Suburban Residential Low classification is to provide for housing opportunities at a low suburban density. The housing type in this classification is single-family detached, but up to 25 percent of the total land area may be single-family attached. The density range in SRL projects is 1-4 units per gross acre, less the ER designated portion of a property. Cluster housing and the use of the planned unit development concept may occur, provided that such clustering and planned district development furthers valuable environmental objectives as stated in EN-Policy 1 and EN-Policy 4 of the Environment Plan, the intent stated in the Cultural Resources Plan and preserves valuable cultural resources throughout the County.

Suburban Residential Medium (SRM). The purpose of the Suburban Residential Medium classification is to provide for a variety of housing opportunities at a moderate suburban density, greater than that of the SRL classification. The preferred housing type in this classification is single-family. The density range in SRM projects is 4-6 dwellings per gross acre, less the ER designated portion of a property. Cluster housing and the use of the planned unit development concept may occur, provided that such clustering and planned district development furthers valuable environmental objectives as stated in EN-Policy 1 and EN-Policy 4 of the Environment Plan, the intent stated in the Cultural Resources Plan and preserves valuable cultural resources throughout the County.

Semi-Rural Residential (SRR). The purpose of the Semi-Rural Residential classification is to provide for areas where a wide range of larger-lot residential development can occur, as a transition between the largest-lot residential development in the Rural Area and the more dense residential development found in the Development Area. Residential development in the SRR areas shall occur as single-family dwellings at a density of one dwelling per 1-5 gross acres. Where more than two dwellings are constructed – as part of a residential project in the SRR classification – the average density within that project should be 1 dwelling unit per 2.5 acres on a project-by-project basis. Cluster housing and the use of the planned unit development concept may occur, so long as the resulting residential density is no greater than that possible under conventional development standards and provided that such clustering furthers valuable environmental objectives such as stated in the Environment Plan and is consistent with fire and rescue service objectives. The lower end of the density range for the SRR classification should be proposed with a rezoning application. Higher densities shall be achieved through negotiation at the rezoning stage, not to exceed average densities established in this category.

LU-POLICY 2: Provide for a variety of land uses to allow a diversity of housing unit types and employment opportunities throughout the County.

LU2.1 Allow cluster housing and the use of planned districts and the planned unit development concept in the Development Area, so long as the resulting residential density is recommended in the given land use classification, provided that such clustering furthers valuable environmental objectives such as are stated in EN Policy 1 and EN-Policy 4 of the Environment Plan, is consistent with fire and rescue service objectives, and the proposed use does not negatively impact any cultural resources.

PYRAMID CENTER

5.5.2014 CURRENT

COMPREHENSIVE PROPOSED

LAND USE CATEGORY PLAN AMENDMENT

CEC 50 acres 33.3 acres

GC 0 acres 0 acres

SRR 51 acres 0 acres

SRL 0 acres 10.9 acres

SRM 0 acres 57.1 acres*

SRH 0 acres 0 acres

TOTAL: 101 acres 101.3 acres

LAND USES

RESIDENTIAL MULTI FAMILY up to 600 units 390 units

TOWNHOUSES 0 units 0 units

SINGLE FAMILY 20 units 285 units

TOTAL: 620 units 675 units

COMMERCIAL MAX FAR variable 0.5

MAX GFA up to 1,920,000 sf 636,000 sf

RETAIL up to 480,000 sf 426,000 sf

OFFICE up to 1,920,000 sf 210,000 sf

TOTAL: up to 1,920,000 sf 636,000 sf

TRAFFIC COUNTS AM Peak Hour (VPH) up to 2,750 930

PM Peak Hour (VPH) up to 4,600 1,920

TOTAL DAILY (VPD): up to 46,350 19,400

PARKWAY DATA EXISTING VOLUME

NORTHERN LEG 41,000 VPD up to 61,000 VPD less than 45,800 VPD

WESTERN LEG 27,000 VPD up to 53,000 VPD less than 29,700 VPD

BY-PASS LEG** 0 VPD est. at 22,000 VPD

ADDITIONAL CONSIDERATIONS

* includes aproximately 12 acres allocated to the Parkway ByPass

** BY-PASS LEG will relieve the left turns at the intersection of the Parkway and Wellington by 75%

Hynson Knolls Sewer Service Route