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