ocr: fairfax county revitalization program
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Fairfax County
Revitalization Program
March 5, 2016
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The Fairfax County Office of Community Revitalization (OCR)
facilitates strategic redevelopment and investment opportunities within targeted commercial areas that align
with the community's vision and improve the economic vitality,
appearance, and function of those areas
Office of Community Revitalization
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Program established
Established 5 Commercial Revitalization Districts (CRD) and two Commercial Revitalization Areas (CRA)
OCR was established as a standalone office under the County Executive
The County’s Revitalization program also supports revitalization efforts in areas of strategic importance and brings a countywide perspective to issues affecting revitalization
Revitalization Program History
1988
1998
2007
Today
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Five Revitalization Districts AnnandaleBaileys Crossroads/Seven CornersMcLeanRichmond Highway Springfield
Two Revitalization Areas Lake Anne Village CenterMerrifield
Other Areas of Strategic Interest Tysons Urban CenterGreater Springfield AreaReston Transit Station Areas
Revitalization Program Areas
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Managing Growth
Growth is coming
County and regional approach is to concentrate growth in mixed-use activity centers
• Efficient
• Sustainable, accessible, prosperous, and livable
• Responsive to market demographics from millennials to baby boomers
• Preserves stable, existing single-family neighborhoods
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Why Revitalization?
Revitalization – Is part of Fairfax County’s overall strategy to strengthen the economic viability, appearance and function of the County’s older retail and business centers
Through targeted efforts the County seeks to make older areas more:
Commercially competitive
Offer better services and improved living and shopping opportunities
Become viable candidates for private reinvestment
Grand Re-Opening – Springfield Town Center
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Revitalization Challenges
Overcoming Market, Physical, and Financial Barriers
Market conditions, and economic feasibility including capital required to redevelop income producing properties and lease buy-outs
Shallow, small and/or irregularly shaped lots Ownership patterns and parcel consolidation issues Fitting into the existing fabric of the area Balancing competing public interests, and meeting community expectations Existing development regulations that are “suburban” Parcels with underutilized or dilapidated structures Lot configurations which may require special considerations to become suitable for
development Constrained sites make expansions or enlargements of existing uses difficult under
existing zoning requirements 7
Metro Corridor Challenges
Transforming existing suburban development pattern into an urban pattern that supports walkability
Adding housing and residential amenities (libraries, parks and recreation) to formerly non-residential areas
Building partnerships and cooperation between adjacent property owners and with the County
Funding major transportation improvements to support growth -$3.1 billion over 40 years in Tysons8
Metro Corridor Challenges
Redeveloping land that is already developed and income producing
Phasing development over time:
• Buildings and sites – what does the interim state look like?
• Infrastructure (roads, facilities, park networks) –how is interim development served?
• Changes in technology and design – how to determine today what is needed tomorrow?
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Seven Major Strategies
1. Education and Promotion
2. Community Building
3. Community Visioning
4. Placemaking
6. Public/Private Partnerships
7. Public Policy
5. Market-based Problem Solving
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1. Education and Promotion
Annual Reports Topical Brochures Public Presentations Conferences Website Seminars Special Reports
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2. Community Building
Support local revitalization area stakeholder and community groups
Serve on special bodies, committees and boards involved in revitalization and redevelopment
Liaises with residents, other County agencies and development community
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3. Community Visioning
OCR has a particular skillset in designing and facilitating community engagement and problem-solving processes, including design charrettes
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3. Community Visioning
Date Past Studies/Plan Amendments
November 17, 2008 Springfield Mall
June 2009 Lake Anne Village Center CRA
January 12, 2010 Springfield Connectivity
June 22, 2010 Tysons Corner Urban Center
July 13, 2010 Annandale CBC
July 13, 2010 Baileys Crossroads
February 22, 2011 Richmond Hwy. – Penn Daw
November 19, 2013 McLean CBC Editorial
February 11, 2014 Reston Phase I - (TSAs)
June 2, 2015 Reston Phase II – Village Centers
July 28, 2015 Seven Corners CBC
OCR assists with planning studies authorized by the BOS which have resulted in Plan Amendments that provide guidance for land use, urban design, transportation, public facilities, and infrastructure
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3. Seven Corners – Plan Amendment
There was a major replanning effort of the Seven Corners area from September 2012 to July 2015
Resulted in a form-based plan with mixed use development, major transportation improvements, and new parks
Plan Amendment adopted by BOS in July 2015 15
3. Lake Anne Design Charrette
Charrette Work Session
The Lake Anne Village
Center (LAVC)
Washington Plaza
Design Charrette
brought together
stakeholders with local
planning and design
professionals.
Team concepts focused
on ways to capitalize on
the strengths of Lake
Anne as part of an
overall strategy to
attract patrons to the
LAVC and to the water’s
edgePresentation of Concepts
Master Concept Plan
3. Embark Richmond Highway
Longer-term: Metrorail extension from Huntington Metrorail station to Hybla Valley Community Business Center
Multi-departmental effort
Major Components:
• Comprehensive Plan amendment – land use, transportation (cross-section, station locations) and urban design
• Environmental assessments for road widening and BRT
VDRPT completed Multimodal Alternatives Analysis (10/14)
Board endorsed recommended BRT/Metrorail Hybrid (5/15)
• Median running BRT system from Huntington Metrorail station to Woodbridge
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4. Placemaking
Development Application Review
Urban Design Guidelines
Infrastructure Projects
Urban Street Standards
Zoning Ordinance Amendment Review
Wayfinding Signage
Pop-up uses and places
OCR works collaboratively with County agencies and the development community on development proposals
Fosters a problem-solving culture, with a focus on urban design and economic viability
Assists with the formulation and oversight of capital projects and other measures that enhance the public realm and foster a strong sense of place and identity
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4. Annandale – Markham Place
Rezoning approved
12-story, 310 unit residential building w/ 6,000 SF ground-floor commercial
3.44 acre site
2.42 FAR
Structured parking
Open space19
Extra Space Storage – Bailey’s Crossroads Façade Upgrades
Upper Bailey’s Elementary School - Seven Corners
New Gymnasium
4. Bailey’s Crossroads & Seven Corners CRD
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4. McLean – Elm Street Residences
Approved for a 123-unit, 7-story multifamily residential building
5,033 SF retail space
18,348 SF ancillary space
461 space underground parking garage
57 surface parking spaces
Retain an existing 109,600 SF office building
Convert 4,252 SF to ground floor retail and construct 2,758 SF retail; Total retail 7,010 SF
40% open space
View from Elm Street
View from Fleetwood Rd
4. Merrifield – Mosaic Town Center
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4. Reston - Comstock
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Mixed-use development with direct interface to Silver Line Metrorail Station
1.28 Million SF mixed use private development
2,300 space public parking garage & bus transfer facility
County’s first secure “bike room”
4. Richmond Highway – The Shelby
240 residential units
First of several new apartment residences that are planned for the Penn Daw CBC
3.38 acre site located at the corner of North Kings Highway and Poag Street
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4. Springfield – Town Center
Opened in 11/2014
Future
redevelopment
includes new
residential, office,
retail, parks
Spurring new
development in the
surrounding area
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4. Tysons Urban Center – 2,100 Acres
If all are built: • 95million SF total development
• An increase of over 24,900 residential units
• An improvement in the ratio of non-residential to residential from 3:1 to 3:2
Approved Development To Date:
22 rail-related development applications have been approved to date:
• 20 million SF office
• 18 million SF residential
• 7 million SF retail/hotel
12 additional rail-related development applications under review
• 5 million SF office
• 8 million SF residential
• 2 million SF retail/hotel26
4. Tysons: Buildings Delivered
In 2014 and 2015, seven major buildings were delivered: The Ascent at Spring Hill (404 unit, residential)
Tysons Corner Center Phase 1:
• Tysons Tower (533,000 SF office); VITA (429 unit, residential) and Hyatt Regency Hotel (246,000 SF hotel)
Tysons Overlook (285,000 SF office)
Ovation at Park Crest (231 unit, residential)
Nouvelle (461 unit, residential) 27
4. New Tysons Public Parks & Plazas
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New Athletic Field @ Arbor RowNew Public Plaza @ Tysons Corner Center
4. Design Guidelines
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Reston Development Guidelines –
In Progress
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Springfield Transit and Parking Facility Located at the old Circuit City site 1,000+ spaces to replace existing parking lot and county-leased parking
spaces in nearby shopping centers• Rooftop and plaza amenities• Pedestrian bridge across Old Keene Mill Road• Transit facilities including seven bus bays• Designed for sluggers
Rooftop Amenity Space
4. Infrastructure Projects
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4. Streetscape Projects
High Visibility Crosswalks
Initiative started by Greater Springfield Chamber as part of the development of a pedestrian/bike route to improve safety for pedestrians
Existing conditions in Central Springfield
Brick crosswalks to be replaced with high visibility crosswalks
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4. Streetscape Maintenance
County funding was used to construct streetscape improvements in commercial revitalization districts; A County fund was also set up to maintain these non-VDOT standard improvements.
OCR conducts annual community walk-throughs with County staff and revitalization stakeholders to inspect streetscape conditions.
OLD VDOT Repair 5/2015
Amherst Streetscape Repairs
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4. Wayfinding Signage
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4. New Placemaking Concepts
Pop-Ups
Food Trucks
Public Art
Etc.
Imagine Art Here: Tysons Public Art Project & Greensboro Food Trucks Example of Pop-Up Park
Example of Pop-Up Art
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5. Market Based Problem Solving
16 Principles of Public Investment
Mosaic Community Development Authority (CDA)
Tax Increment Financing (TIF)
Tysons Transportation Service District
Business Improvement Districts (BIDs)
Market Feasibility Studies
OCR develops and promotes uniquely tailored and market-based solutions to foster redevelopment opportunities, such as:
Market or feasibility analyses to ensure that area visions are feasible in the marketplace
Special tax districts for unique circumstances
Development or application of other public financing tools such as Tax Increment Financing (TIF)/Community Development Authority (CDA)
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5. Mosaic District TIF/CDA
A CDA is a flexible funding tool that can address a broad range of infrastructure needs, as well as services, and can cover varied areas such as a single shopping mall, a mixed-use development or a downtown redevelopment area.
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6. Public/Private Partnerships
OCR fosters public/private partnerships that leverage public assets to achieve public benefits and create catalytic projects to stimulate redevelopment.
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7. Public Policy
OCR helps solve emerging policy questions:
Formulates strategies to implement new ideas and initiatives
Undertakes innovative pilot projects
Devises improvements for identified process challenges, and
Develops best practices, approaches and standards to redevelopment.
Urban Parks Framework
Street Standards Policy
Building Repositioning Workgroup
Economic Success Strategic Plan• Retail Strategy• Parking
Standards
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7. Strategic Plan for Economic Success
1. Further diversify our economy
2. Create places where people want to be
3. Improve the speed, consistency, and predictability of the Development Review Process
4. Invest in natural and physical infrastructure
5. Achieve economic success through education and social equity
6. Increase agility of County government
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7. Building Repositioning Workgroup
The Fairfax County Building Repositioning Workgroup was formed to evaluate:
The impacts of the changing office market on existing office space
How the use of buildings changes over time
What potential process and policy changes the County should consider to address the challenges and opportunities raised
Office of Community Revitalization
Fairfax County Office of Community Revitalization12055 Government Center Parkway
Suite 1048Fairfax, Virginia 22035
(703) 324-9300
Visit our website at:
www.fcrevit.org
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Annandale CRD – 195 Acres
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Bailey’s Crossroads CRD – 530 Acres
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Seven Corners CRD – 203 Acres
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Lake Anne Village Center CRA – 41Acres
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McLean CRD – 230 Acres
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Merrifield CRA – 775 Acres
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Richmond Highway CRD – 7.5 Miles
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Springfield CRD – 250 Acres
4. Reston Transit Station Areas
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