THE COMPREHENSIVE PLAN FQK. RFAX COUNTY, VIRGINIA

INTRODUCTION/ COUNTYWIDE

This document consists of the Countywide Plan, adopted September 8,1975, and all amendments adopted through October 27,1986. Any subsequent amend­ ments are available from Maps and Publications Sales, Passey Building, Fair­ fax, Virginia 691-2974.

The Board of Supervisors has established a regular Annual Plan Review and updating process to insure the continuing relevance of the Plan. For Informa­ tion regarding the Annual Plan Review, please call 691 -2641.

This document, which Is to be used In conjunction with the Area Plan maps, provides background Information and planning policy guidelines for Fairfax County, as required by the Code of Virginia, as amended.

1986 EDITION • A>: Amended Through October 27th, 1986) Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

BOARD OF SUPERVISORS

John F. Herrlty, Chairman Mrs. Martha V. Pennino, Centreville District Vice Chairman Joseph Alexander, Lee District Nancy K. Falck, Dranesville District Thomas M. Davis, Mason District Katherine K. Hanley, Providence District T. Farrell Egge, Mount Vernon District Elaine McConnell, Springfield District Audrey Moore, Annandale District

J. Hamilton Lambert, County Executive Denton U. Kent, Deputy County Executive for Planning and Development

PLANNING COMMISSION

George M. Lilly, Dranesville District Chairman

John R. Byers, Mr. Vernon District Peter F. Murphy, Jr., Springfield District Patrick M. Hanlon, Providence District Carl L. Sell, Jr., Lee District Suzanne F. Harsel, Annandale District Robert R. Sparks, Jr., Mason District Ronald W. Koch, At-Large John H. Thillmann, Centreville District William M. Lockwood, At-Large Alvin L. Thomas, At-Large

James C. Wyckoff, :, Executive Director

OFFICE OF COMPREHENSIVE PLANNING James P. Zook, Director

D. Wayne Pumphrey, Assistant Director 691-3011 Barbara A. Byron, Director, Zoning Evaluation Division 691-3550 Jane W. Gwinn, Director,

Zoning Administration Division 691-4274 Richard G. Little, Director,

Planning Division 691-4253

OFFICE OF TRANSPORTATION

Shiva K. Pant, Director 691-3311

FOR GENERAL PLAN INFORMATION, PLEASE CALL 691-2641 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

THE COMPREHENSIVE PLAN FOR FAIRFAX COUNTY, VIRGINIA

Introduction/Countywide

Table of Contents Page

Virginia Enabling I/C iii The Comprehensive Pian and How to Use It I/C iv

I. Introduction I/C 1 Overview of Fairfax County I/C 1 History and Planning and Zoning I/C 1 Plan Overview I/C 1 Board of Supervisors Policies I/C 5 Area Plans I/C 6 II. Countywide Element I/C 9 Population and Demographic Patterns I/C 9 Economic Development and Employment I/C 11 Land Use I/C 21 Transportation I/C 24 Public Facilities and Services I/C 48 Environment I/C 69 Housing I/C 76 History and Archaeology I/C 90 Fiscal and Financial I/C 97 III. Implementation I/C 101 Subdivision Ordinance I/C 101 Zoning Ordinance I/C 101 Development Criteria I/C 101 Capital Facilities Programming I/C 104 Adequate Public Facilities Ordinance I/C 105 Air Quality Land Use Review I/C 105 Land Banking I/C 105 Taxes As A Development Guide I/C 105 Area Plan Implementation Mechanisms I/C 106 Conclusion and Future Directions I/C 109 IV. Technical Appendix I/C 111 Travel Demand Forecasting I/C 111 Population Forecast Methodology I/C 115 V. Glossary and Bibliography I/C 117 VI. Index Covering All Five Volumes of the Plan I/C 121 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

STATE OF VIRGINIA ENABLING LEGISLATION

CODE OF VIRGINIA Title 15.7, Chapter 11 (as amended)

15.1-446.1. Comprehensive plan to be prepared and adopted; scope and purpose. The local commission shall prepare and recommend a comprehensive plan for the physical development of the territory within its jurisdiction. Every governing body in this State shall adopt a comprehensive plan for the territory under its jurisdiction by July one, nineteen hundred eighty. In the preparation of a comprehensive plan the commission shall make careful and comprehensive surveys and studies of the existing conditions and trends of growth, and of the probable future requirements of its territory and inhabitants. The comprehensive plan shall be made with the purpose of guiding and accomplishing a coordinated, adjusted and harmonious development of the territory which will, in accordance with present and probable future needs and resources best promote the health, safety, morals, order, convenience, prosperity and general welfare of the inhabitants. The comprehensive plan shall be general in nature, in that it shall designate the general or approximate location, character, and extent of each feature shown on the plan and shall indicate where existing lands or facilities are proposed to be extended, widened, removed, relocated, vacated, narrowed, abandoned, or changed in use as the case may be. Such plan, with the accompanying maps, plats, charts, and descriptive matter, shall show the commission's long-range recommendations for the general development of the territory covered by the plan. It may include, but need not be limited to: 1. The designation of areas for various types of public and private development and use, such as different kinds of residential, business, industrial, agricultural, conservation, recreation, public service, flood plain and drainage, and other areas; 2. The designation of a system of transportation facilities such as streets, roads, highways, parkways, railways, bridges, viaducts, waterways, airports, ports, terminals, and other like facilities; 3. The designation of a system of community service facilities such as parks, forests, schools, playgrounds, public buildings and institutions, hospitals, community centers, waterworks, sewage disposal or waste disposal areas, and the like; 4. The designation of historical areas and areas for urban renewal or other treatment; and 5. An official map, a capital improvements program, a subdivision ordinance, and a zoning ordinance and zoning district maps. (1975, c. 641; 1976, c. 650; 1977, c. 228.)

15.1-427. Declaration of legislative intent. This chapter is intended to encourage local governments to improve public health, safety, convenience and welfare of its citizens and to plan for the future development of communities to the end that transportation systems be carefully planned; that new community centers be developed with adequate highway, utility, health, educational, and recreational facilities; that the needs of agriculture, industry and business be recognized in future growth; that residential areas be provided with healthy surrounding for family life; and that the growth of the community be consonant with the efficient and economical use of public funds. (Code 1950, 15-900, 15-916; Code 1950 (Repl. Vol. 1956), 1 5-891.1; Code 1950(Suppl.), 15¬ 961; 1950, pp. 487, 889; 1956, c. 497; 1962, c. 407; 1975, c. 641.)

15.1-427.1. Creation of local planning commissions; participation in planning district commissions or joint local'commissions. The governing body of every county and municipality shall by resolution or ordinance create a local planning commission by July one, nineteen hundred seventy-six, in order to promote the orderly development of such political subdivision and its environs. In accomplishing the objectives of 15.1-427 such planning commissions shall serve primarily in an advisory capacity to the governing bodies. The governing body of any county or municipality may participate in a planning district commission in accordance with Title 15.1, chapter 34 (15.1-1400 et seq.) of the Code or a joint local commission in accordance with 15.1-443. (1975, c. 641.)

15.1-489. Purpose of zoning ordinances. Zoning ordinances shall be for the general purpose of promoting the health, safety or general welfare of the public and of further accomplishing the objectives of 15.1 -427. To these ends, such ordinances shall be designed (1) to provide for adequate light, air, convenience of access, and safety from fire, flood and other dangers; (2) to reduce or prevent congestion in the public streets; (3) to facilitate the creation of a convenient, attractive and harmonious community; (4) to facilitate the provision of adequate police and fire protection, disaster evacuation, civil defense, transportation, water, sewerage, flood protection, schools, parks, forests, playgrounds, recreational facilities, airports and other public requirements; (5) to protect against destruction of or encroachment upon historic areas; (6) to protect against one or more of the following: overcrowding of land, undue density of population in relation to the community facilities existing or available, obstruction of light and air, danger and congestion in travel and transportation, or loss of life, health, or property * from fire, flood, panic or other dangers; (7) to encourage economic development activities that provide desirable employment and enlarge the tax base; and (8) to provide for the preservation of agricultural andforestal lands. (Code 1950, 15-821; Code 1950 (Suppl.), 15-968.3; 1962, c. 407; 1966, c. 344; 1968, c.407; 1 975, c. 641; 1976, c. 642; 1980, c.321.)

15.1-490. Matters to be considered in drawing zoning ordinances and districts. Zoning ordinances and districts shall be drawn with reasonable consideration for the existing use and character of property, the existing land use plan, the comprehensive plan were adopted, the suitability of property for various uses, the trends of growth or change, the current and future requirements of the community as to land for various purposes as determined by population and economic studies and other studies, the transportation requirements of the community, and the requirements for housing, schools, parks, playgrounds, recreation areas, and other public services; for the conservation of natural resources; and preservation of flood plains and for the conservation of properties and their values and the encouragement of the most appropriate use of land throughout the county or municipality. (Code 1950, 15-821; Code 1950 (Suppl.), 1 5-968.4; 1962, c. 407; 1966, c. 344; 1974, c. 526; 1978, c. 279.)

The Fairfax County Plan has been prepared in accordance with pertinent state and federal legislation, including comprehensive plan enabling articles of the Virginia Code 15.1-431,446,448; and air quality, water quality and flood control provisions of the United States Code, 42 U.S.C. 1857 et.seq. as amended and 33 U.S.C. 1251 et. seq. as amended.

I/C ill Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

The Comprehensive Plan and How To Use It

The Fairfax County Comprehensive Plan, b. Select the planning area or areas in adopted in 1975 and updated annually through a which the subject property is located. (Note: formalized amendment process, is the first coun­ Due to the nature of the planning area tywide land use plan since 1958. It consolidates boundaries, it may be necessary to refer to into one volume what previously, in the years more than one area map to determine in following 1958, was covered in fourteen separate which planning area the subject property is planning district plans and related special located.) studies. Citizens who are acquainted with the old, 2. Find the planning district in which the house superseded plans or are new to Fairfax County or property is located on the planning area may encounter some initial difficulty in locating map at the beginning of each planning area those portions of the Plan that address a given section of the plan. The four planning area tract of land. It is hoped that the following will sections are tabbed for easy reference. help acquaint readers with the format and con­ 3. Determine in which community planning tents of the Plan and will assist in finding needed sector the house or property in question is information. located by referring to the planning area In addition, there is a detailed table of contents map. Once the appropriate sector is known, beginning on page iii and a complete index at the turn to that sector in the text. end of the document. 4. If your house or property is located within that portion of the sector map that is shaded, How the Plan Is Organized this indicates that it is part of either an op­ The Plan is divided into three sections: tion area, complex area, or a special area to Section I: Background and Analysis provides a which you are referred by the page number base of information on present conditions within adjacent to the map. Fairfax County in the following functional 5. The information in the community planning categories—population, economic development, sector is organized into: land use, transportation, public facilities, environ­ a. a description of existing condi­ ment, housing, history, and fiscal and financial. tions—land use, transportation, public Section II: Recommendations consists of facilities, environment, etc. and general as well as specific recommendations b. recommendations for the future which are based upon the information presented development of the sector. It is here that in Section I. Projected economic development and specific uses, ranges of residential density employment by location as well as recommenda­ and land use intensity, as well as possible tions for the County's four planning areas are con­ alternative or optional uses, are presented tained within this section. Each planning area is for certain tracts of land within the sector. divided into planning districts which, in turn, are 6. If no recommendation is stated in either the subdivided into community planning sectors sector or the appropriate option or complex representing the smallest geographical area com­ area of the text for the house or property in ponents of the Plan. The community planning sec­ question, then consult the appropriate land tors provide detail on existing development and use color map. planned land use. The Comprehensive Plan is depicted also on a Finding Your House or Property on the Plan Map series of color maps, consisting of planned land 1. The Comprehensive Plan includes color uses, transportation improvements and planned maps for the four planning areas—one each public facilities. for Areas I, II, and IV, and three for Area III. Section III contains the appendices on travel (Due to its relatively large size Area III has a demand forecasting and population forecast separate map for each of its three planning methodology, together with a glossary and districts—Bull Run, Pohick, and Upper bibliography. Potomac.) 2. Determine the location of the house or prop­ Finding Your House or Property in the Plan Text erty within the particular grid square In order to locate that portion of the Com­ (denoted by hyphenated numbers, such as prehensive Plan which pertains to a certain house 42-4 or 50-1) on the Plan map. or property, it is necessary to: 1. Determine the planning area in which the Plan Map and Text Relationship house or property is located. The Plan text and map complement one a. This may be done by looking at the another. Often the Plan text gives detailed countywide map on page 3. The four plan­ recommendations which are illustrated generally ning areas are cited in Roman numerals, on the map. In the event of a discrepancy between with the heavy dotted line forming the area the specific recommendations of the text and the boundaries and the planning districts in­ map, the text takes precedence. dicated by name.

Information regarding provisions of the Plan is available from the following County agencies: » Office of Comprehensive Planning 691-2641 • Office of Transportation 691-3311 • Office of Research and Statistics 691-3380

I/C iv Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

I. INTRODUCTION Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide INTRODUCTION

OVERVIEW OF FAIRFAX COUNTY reflected moratoria in other jurisdictions and the supported by the County. The objectives of the lack of a moratorium in Fairfax at the beginning of program are to develop growth policies that en­ Fairfax County's geographic location, with its the period and a continuing pressure for new courage and promote an equitable distribution of relationship to Washington, D.C., has been a housing. Fairfax absorbed about half the region's growth within the region. As this program pro­ significant factor in the County's historic develop­ growth instead of a fair share of 25 percent. Con­ gresses, the forecasts of population growth in the ment. Alexandria and Arlington have direct access straints were imposed two years earlier in the County will change in response to new regional to the District of Columbia and can be considered Maryland counties which contributed to the growth forecasts as well as to regional policies as inner ring suburban areas, while most of Fair­ growth in Fairfax. and agreements. fax County is a second-level or outer ring suburb An economic base study was prepared as a From the milestone period of 1958-59 until with some large areas remaining rural in means of developing forecasts which could be 1975, more than 2,800 new rezoning cases were character. For the past two decades, Fairfax used in the development of the plan. A basic filed. In response to these intense development County has been strongly shaped by its predomi­ assumption of that study was that the County's pressures, substantial numbers of plans, plan nant function as a bedroom community for govern­ fair share of regional population growth would amendments, and special planning studies of all ment employment centers located in Arlington continue to be about 25 percent. Based on this kinds were prepared by County staff. While the and Washington. assumption, the County would grow to about 1959 Zoning Ordinance was a great improvement Within Virginia, Fairfax County's 630,443 857,000 over a ten-year period. over the 1941 ordinance, it was subsequently residents (1983 estimate) make it the most However, monitoring of growth over the 18 amended more than 230 times. populous political subdivision of the Com­ months prior to adoption of the countywide plan, In 1969, the Board of Supervisors felt that the monwealth. Fairfax grew from 18,000 persons at indicated that population growth was slowing Zoning Ordinance required complete revision. The the turn of the century to 22,000 in 1920, and down and it was estimated that the County Zoning Ordinance Study Committee (ZOSC) was almost 41,000 just before the Second World War. population would not reach 857,000 until 1990. established in March 1970 and in November 1974 Then came the growth explosion—from less than More recent analysis by the County and other the ordinance which ZOSC proposed was adopted 100,000 in 1950 to one-quarter million in 1960, to agencies revised the 1990 forecast downward to in principle. On June 12,1978, the Board of Super­ more than 630,000 residents in 1983. Thus, its 685,900. This signifies a reduction of 171,100 per­ visors took final action to adopt the provisions of rapid urbanization has made Fairfax County sons from the original Comprehensive Plan fore­ the Zoning Ordinance with an effective date of distinctive within the state. cast of 857,000, a decline of 20.0 percent. In keep­ August 14,1978. The ordinance was recodified on ing with County policy, the County staff will con­ October 18, 1982 and is a cornerstone of the plan­ HISTORY OF PLANNING AND ZONING tinue to monitor growth, and revisions to fore­ ning implementation process. casts will continue to be made on an annual basis. The decade of the seventies was marked by in­ The history of planning and zoning in Fairfax One set of activities that is of major impor­ creasing concern among citizens and public of­ County began with the adoption of the first zoning tance in future growth rates is the Metropolitan ficials regarding the problems associated with ordinance in March 1941, while in June of that Growth Policy Program of the Council of Govern­ rapid and generally uncontrolled population year, the County's first rezoning request was ments. This program is endorsed and strongly growth. Increased understanding of the ways in heard. The rezoning caseload from the first case filed in 1941 until 1958-59 totalled over 1,600. The first attempt at master planning took place in 1954 when a proposal was made by a consul­ tant to the Board of Supervisors. This plan was re­ Plan Overview jected, and the County staff was directed to prepare a revision. A six-part plan was formulated The Comprehensive Plan implements major • provide for the conservation of selected between 1955 and 1958, and the residential densi­ policy recommendations contained In the County- neighborhoods through programs designed ty section was adopted in September 1958. Be­ wide Alternatives document produced in 1974 and to upgrade housing quality; tween 1958 and 1961 all other sections, except the the four area plans. Key elements of the Plan • provide for the provision of a full range of one dealing with transportation, were also emerged through the active involvement of County housing opportunities for persons of all in­ adopted. The transportation section was never citizens. comes; and formally approved. In addition to the plan, a zon­ Among the fundamental concepts of the Plan • promote open space and structural quality ing ordinance was adopted in 1959. are: through the plan implementation process. Planning and zoning actions taken by the Coun­ • the preservation and protection of existing Environmental analysis of the County ad­ ty during this period were significant in several stable communities; dressed the need to: respects. First, comprehensive plans had been • encouragement of planned development • include air quality as an important factor in completed for the entire County. These plans then centers; land use development; served as the basis for a comprehensive zoning or­ • increased reliance on mass transit systems; • protect water quality and quantity dinance which was adopted countywide. This was and throughout the County; the first and only time planning and zoning have • protection of sensitive environmental areas. • implement environmental quality corridors been coterminously related to each other on a Economic analysis provides recommendations (EQCs) as an innovative approach to open countywide basis. which: space preservation and protection of natural Subsequent to the adoption of the plan and or­ • support major employment centers at resources; dinance, however, legal action was initiated, Tysons, Dulles, and the I-495 and I-95 cor­ • stem physical environmental hazards, such challenging the County's action in the so-called ridors; as steep slopes and slippage-prone soils, Freehill Amendment, which had uniformly zoned • identify areas suitable for long term basic which are constraints to future development; the rural area of the County for two-acre develop­ employment in order to avoid incompatible and ment. The immediate result of the decision by the land use encroachment; and • encourage plan implementation procedures Virginia Supreme Court was the reduction of rural « cluster commercial areas in order to avoid which incorporate design sensitivity on a lot sizes to one acre, with certain two-acre areas strip development. site-specific scale. requested by citizens. Public facility investment is recommended Transportation strategies embodied in the From 1960 to 1970, the Washington metropoli­ which: Comprehensive Plan include: tan area was the fastest growing major metropoli­ • reduces public facility cost by encouraging • encouragement of travel on major facilities tan area in the United States. Its population grew planned development; and minimization of the use of local residen­ more than three percent per year during that • promotes increased service through public tial streets for commuter traffic; decade, adding three-quarters of a million new investment in neighborhood parks, schools • recognition of the need to improve access in residents to its 1960 population of 2,076,610. The and other facilities; the outer areas of the County where existing growth of the region, however, was not spread • insures adequate capacity to meet both long facilities are poorest and where an increase evenly among the jurisdictions. term and short run needs; and in demand will cause the greatest deficiency; Fairfax County grew at a rate nearly twice that • implements objectives of the adopted Plan in • support for Metro through feeder bus of the metropolitan area as a whole; the rate for timing public facilities to meet expected systems with corresponding roadway im­ Fairfax County was slightly higher than the rate growth. provements; and for Montgomery County, but lower than the rate Countywide housing recommendations include • introduction of new administrative pro­ for Prince Georges County. strategies which: cesses for initiation and implementation of From 1970 to 1975, Fairfax grew at a slightly • preserve the integrity and quality of existing transportation improvements. lower rate than in the previous decade, but ab­ neighborhoods; sorbed a large share of the region's growth. This

I/C 1 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

which growth affects the cost of public facilities static—concerned with past trends and pro­ Supervisors and recommended several develop­ and services, and the negative impacts it may posed ideal land patterns. Today, especially In ment concepts which were to guide the prepara­ have on ecological systems, challenged the urban areas, planning must be dynamic, re­ tion of the area plans. This was a direct result of assumption that growth per se is good for the sponsive, and systematic. The issue is not both the countywide alternatives analysis and the County. whether traditional planning concerns about area plans. While adoption of the Comprehensive Plan master plans should be continued; they obvi­ The most important growth management con­ represents a major milestone in the program to ously must. However, recent trends in ad­ cept of the plans was the use of planned develop­ give Fairfax County an effective system of growth vanced management systems can provide a di­ ment centers as focal points for future growth. As management, it is recognized that the Plan is rection to improve planning in Fairfax County. an alternative to sprawl, this development con­ merely a milestone. Much remains to be done. Im­ A higher level of quantitative analysis, drawing cept was designed to increase local employment, plementation tools must be further developed and on a computer-based information system and to decrease reliance on the private automobile by improved. The Plan must continue to be updated explicit objectives and criteria for measure­ reducing the length of work trips and making and maintained on an annual basis. ment, must be introduced as the central ele­ mass transit facilities more easily accessible, to Major metropolitan development issues remain ment in the planning process. The planning reduce pressure for development in environment­ serious obstacles to improved planning. The function must be an ongoing responsibility of ally sensitive areas and to lower costs by more ef­ strong centralization of federal employment in top management and must integrate all munici­ ficient provision of public services. Washington, D.C., creates a burden on the road pal activities affecting development in a single Environmental quality corridors (EQCs) were network which may be beyond the capacity of coordinated process. another major growth management concept of the present implementation resource allocations to countywide and area plans. EQCs represent an in­ The PLUS mandate was truly broad, and the pro­ meet. Employment centers must develop in the novative approach toward integrating open space, gram received enormous attention from the Coun­ western sections of the County to diminish the recreational areas, historic sites, stream valleys, ty's public officials, citizens, and staff. transportation demands on the eastern sections wetlands, wildlife habitats, and conservation of the County. These types of major development areas into a single network. The EQC concept issues must be addressed in the months and builds upon environmental needs to protect and years to come. Through the Comprehensive Plan, PLUS Components and Concepts properly use the land of Fairfax County. Substan­ analytic methods, and programming procedures, In the Fall of 1973, efforts began toward tial analysis has been and continues to be con­ the County will be in a strong position to achieve simultaneous preparation of updated countywide ducted on EQCs. The key aspect is that land has the growth management objectives established by and area plans. To provide a logical process, the many characteristics important to the balanced the County's Board of Supervisors, Planning Com County grouped the 14 planning district plans into environment of Fairfax County. Some land is ap­ mission, and citizens. four areas, as follows: propriate for public use, while other types of land Area I — Annandale, Baileys, Jefferson and must be preserved free from human impacts. As Lincolnia The PLUS Program the characteristics of EQCs are better defined, ap­ Area II — McLean, Vienna and Fairfax Fairfax County responded to these urban prob­ propriate uses and functions can be identified and Area III — Pohick, Bull Run and Upper lems through creation in 1973 of PLUS (Planning the needed acquisition and land protection meth­ Potomac Land Use System). PLUS evolved from the commit­ ods can be determined. The Environmental Quality Area IV — Lower Potomac, Mount Vernon, ment by Fairfax County's Board of Supervisors to Advisory Council, the Stream Valley Board, Coun­ Rose Hill and Springfield the concept of managed growth to achieve im­ ty agencies and citizens have devoted substantial As the analysis of existing conditions was being proved quality in urban development and services. attention to these issues. completed in these areas, the countywide issues The Board's initial effort to achieve these ob­ Another significant conceptual issue is the fair were also being studied. A major step toward jectives, the 1972 pause for planning, was struck share of regional growth. The population projec­ defining a specific land use approach was the down by the Circuit Court soon after its initiation. tions which form a basis for land use recommen­ publication of the Countywide Plan Alternatives A second staff effort, the Five Year Plan devel­ dations and other recommendations in the area document in September 1974. This publication oped in 1972, sought to indicate how and where and countywide plans and the economic projec­ reaffirmed the interim development and redevel­ growth could occur at minimum cost. Because tions in this document represent Fairfax County's opment policies adopted earlier by the Board of this plan did not address vital environmental and transportation issues, it was not adopted. How­ ever, the plan did substantially improve the Coun­ ty's data base and set forth logical standards and criteria to guide capital facilities planning. WASHINGTON, D.C. METROPOLITAN AREA The Board of Supervisors initiated PLUS in Feb­ ruary of 1973. The Board adopted a resolution which directed the establishment of a task force on comprehensive planning and land use controls which was to develop a program to achieve im­ proved planning and growth management. The preliminary recommendations of the task force were discussed at two public work sessions of the entire Board of Supervisors, staff and citizen representatives. The second meeting was broad­ cast on educational television. At this meeting, the Board of Supervisors approved in principle the general recommendation to implement a compre­ hensive planning program, later designated PLUS. The entire proposed program* received public review and comment at a public hearing in June 1973. PLUS began to implement its objectives in July 1973. The keystone of the program was the up­ dating of the countywide plan and 14 district plans. Included were development of a capital im­ provement program, a moratorium on rezoning ac­ tions and site plan/subdivision plat approvals, adoption of a new zoning ordinance, environment­ al assessment requirements, and an adequate public facilities ordinance. The final report of the task force outlined the overall objectives of PLUS:

The basic approach to planning must be chang­ ed. In the past, planning has been

^Proposal tor Implementing an Improved Planning and Land Use Control System in Fairfax County. (Final report of the Task Force on Comprehensive Planning and Land Use Control, Fairfax County, May 1973.)

I/C 2 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

fair share of growth to the year 1990. A regional ning process and a significant impact on its out­ their opinions solicited on 88 general County total was calculated utilizing several urban growth put through their interaction with County govern­ issues. Questions in the survey attempted to elicit models which take into account the growth pat­ ment. opinions both about specific services which the terns of the past 20 years, projecting 15 years into Sixteen general planning task forces of County County government does or might provide, and the future. On a preliminary basis, approximately citizens were organized along planning district about the social and economic dimensions of 25 percent of total metropolitan growth has been and magisterial district boundary lines. In addi­ past, present and anticipated development pat­ allocated to the County. This figure was, in turn, tion, a low/moderate income task force and a terns in the County. allocated to the planning areas, and also used for building industry and related professions commit­ The citizen task forces, trade associations, and other countywide projections. It is understood tee were formed. Staff of the Office of Comprehen­ public interest groups responded constructively to that this figure Is subject to the development of an sive Planning was assigned to work directly with draft materials, interim reports and studies, and to optimum growth policy for the region as a whole in the citizen task forces in a liaison/advocate role to solicitations for their reactions to emerging poli­ cooperation with other local governments and will help facilitate communication and interaction cies. Even more significant, they initiated recom­ be conditioned by the County's ability to provide with County government. mendations and suggested policies and guide­ adequate public facilities for its population. Citizen participation was obtained in many lines. The efforts of the citizens on the task forces Only through acceptance of fair share can the ways. Regular district and area task force and other groups, as well as those interviewed in County approach the legal problems of growth meetings were supplemented by a series of the survey, had a significant effect on the formula­ management. Certainly, the data used in meetings convened by individual supervisors in tion of the Comprehensive Plan. calculating appropriate fair share should receive their districts, and by three citizen forums that careful review and evaluation by policy makers drew between 400 and 700 persons. In addition to Implementation Process and citizens. Further, annual plan reviews must the meetings, a flow of information was provided Strategies for implementation were another im­ continue to monitor population trends to reflect to County residents through mailings of tabloids portant component of the PLUS growth manage­ accurately facts about demographic conditions and letters identifying and explaining major ment concept. Earlier plan-making efforts have and metropolitan growth developments. policies and significant work elements. To ensure been plagued by the static nature of the plans that a total spectrum of citizen attitudes and opin­ themselves. As a snapshot of a single idealized Citizen Participation ions throughout the County would be heard, a future, they have been frequently outdated by A major distinguishing aspect of the coun­ countywide citizen attitude survey was utilized. changing circumstances. While the Plan provides tywide planning effort under the PLUS program The survey was conducted by Response Analysis a current, updated baseline, an implementation was widespread and effective citizen participa­ Corporation of Princeton, New Jersey, under con­ process must be used which ensures its ongoing tion. County residents had a major role in the plan­ tract with the Washington Center for Metropolitan vitality. Studies. A total of 846 citizens were contacted and

I/C 3 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Tools to be used In this process include the and yet the most complex feature of the current The Comprehensive Plan recommends vigorous Zoning Ordinance, comprehensive rezoning and planning program in Fairfax County. There has implementation of the adequate public facilities remapping, and an annual plan update cycle sup­ been considerable discussion of an adequate pub­ strategies being followed by Fairfax County. This ported by the Capital Improvement Program, the lic facilities ordinance. Such an ordinance would approach can be fully realized through mainten­ project impact evaluation system (PIES), and a be a regulatory device based on standards for ance of the Comprehensive Plan, effective use of parking management plan and program, among public facilities which would control when new de­ the Capital Improvement Program and reliance others. The timing of growth is also influenced by velopment could occur. Fairfax County studied ex­ upon improving public facilities evaluation meth­ the judgment of the Planning Commission and the tensively the Ramapo system and considered its odologies. In addition, the County should refine Board of Supervisors regarding the ability of possible application in Fairfax County. The adop­ public facilities standards for application in Com­ public facilities to service growth adequately. tion of an adequate public facilities ordinance can prehensive Plan reviews and development plan Development of these tools proceeded simultan­ be considered as an approach to solve many of evaluations. Currently these standards are being eously with development of the area plans. the urban problems currently being experienced. applied in the planning process, and in project im­ However, public facilities planning and the provi­ pact analysis for rezoning cases. These standards Adequate Public Facilities and Time-Phased sion of an adequate public facilities policy re­ should be finalized as explicit criteria to be follow­ Growth quires the establishment of plans and pro­ ed and as a basis for land use regulation. When setting the preliminary groundwork for gramming systems in order to provide the basis the PLUS program in 1973, the Board of Super­ for regulation under an ordinance once it has been visors adopted an interim development and rede­ legally sanctioned. Therefore, Fairfax County ap­ velopment policy establishing adequate public proached the issue of adequate public facilities in facilities as a primary County objective and a con­ several ways. straint on new development phasing. The policy The first step in moving toward the adequate states: "Growth in the County should be held to a public facilities objective was the formulation of level consistent with available, accessible and updated comprehensive plans. It was essential adequate public facilities as well as with rational that reasonable plans be established in order to plans to provide new public facilities." This basic provide a basis for public facilities programming policy remains a valid guide to future development and evaluation. Fairfax County reached this point in Fairfax County. with the formulation and presentation of the four Public facilities compose the basic infrastruc­ area plans and the countywide plan. The annual ture needed to support future development. Thus, review process systematizes the maintenance of the planning and programming of these facilities these land use plans in order to avoid the neces­ are critical to the regulation of the timing and sity of massive plan redesign that characterized location of growth. Transportation and sewer and previous planning efforts. water facilities, for example, must be present The second step was the development of the before new development is in place. Thus, public capital improvement programming process. In facilities are a major factor in the County's efforts 1974, the County published its first Capital to improve the quality of new growth and to in­ Improvement Program. This program was substan­ tegrate new development logically into the Coun­ tially limited to current capital improvement com­ ty's land use patterns. mitments since the plans were still being formu­ Development of the capability to require ade­ lated at that time. In 1975, the FY1975 • FY1979 quate public facilities was the most important Capital Improvement Program was published as goal of the PLUS program. By establishing the the first developed on the basis of the updated ability to time- phase growth, the County would plans. move to a position of reducing the undesirable im­ The Capital Improvement Program is the prod­ pacts of growth. This Is in contrast to regulating uct of an established annual process which imple­ development through other means such as zoning, ments County standards for public facilities and which can only be applied to development re­ coordinates these standards with long range fis­ quests on a case-by-case basis. Without an ade­ cal planning. Adoption of the Capital Improvement quate means for the County to influence develop­ Program on an annual basis is a major step to­ ment the cumulative impacts of growth including ward a sound adequate public facilities system in the general pace and overall pattern of land uses Fairfax County. are left to the private market. The third step was improvement of public facili­ The County's adequate public facilities policy ties evaluation methodologies. The Comprehen­ is essential to the basic objectives of the PLUS sive Plan and the Capital Improvement Program program. This policy can assist the County in: are currently based on standards and criteria for • preservation of valuable open space and pro­ public services. However, the County is moving tection of natural resources through imple­ rapidly toward the improvement of public facilities mentation of environmental quality cor­ evaluation methodologies. Further refinement of ridors; these methodologies will improve the County's • encouragement of quality development and ability to deal more effectively with the provision avoidance of potential problems in land use of public facilities to time phase growth. As these incompatibilities; methodologies become more precise and the • establishment of sound capital and op­ County gains greater experience in the alternative erating costs by meeting service demands methods of public facilities evaluation, the final through ordered development patterns; and basis for adequate public facilities is established. • pursuit of the objective of high transit usage Because of the legal constraints in the field of by assuring that land use developments are land use control in Virginia, the comprehensive coordinated with transportation improve­ development of adequate public facilities meth­ ments. odologies is imperative prior to adopting a new or­ These objectives rest at the heart of the Coun­ dinance in this area. ty's efforts to improve future development. Fairfax County, as one of the most rapidly urbanizing counties in the United States, has experienced a vast array of development problems resulting from scattered, uncoordinated develop­ ment patterns. The symptoms of uncoordinated development are overcrowded roads, drainage problems, air pollution and many other typical as­ pects of urban living. Citizens have demanded bet­ ter planning systems to prevent recurrence of the typical suburban problems which continue to plague many residents. Development of the implementing tools to as­ sure adequate public facilities is most essential

I/C 4 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Board of Supervisors Policies

On August 6,1973, the Board of Supervisors ap­ Policy 6: Housing Opportunities—All who Policy 12: Open Space—Fairfax County proved 16 interim development and redevelopment live and/or work in Fairfax County should have ~s1toald¥uppbrf the conservation of appropriate policies designed to serve as the basic framework the opportunity to purchase or rent safe, decent land areas in a natural state (including small for developing the long-range comprehensive plan housing within their means. The County's hous­ open spaces in already congested and develop­ process. Following an initial series of public ing policy shall be consistent with the Board's ing areas for passive neighborhood uses, visual forums from November 1973 through January 1974 support of the Metropolitan Washington Coun­ relief, scenic value and screening and buffering and after extensive review, the validity of these cil of Government's fair share formula. purposes) to preserve, protect and enhance policies was reaffirmed in October 1974. They Policy 7: Employment Opportunities—Fair­ stream valleys, meadows, woodlands, wetlands have continued to serve as guidance throughout fax County should encourage employment op­ and plant and animal life through a combina­ the program. They are listed below: portunities with the objective of steadily in­ tion of an acquisition program, a tax policy, the Policy 1: Quality of Life—Fairfax County is creasing the proportion of people working and police power and other appropriate means. committed to improving the quality of life living in the County and of reducing the dis­ Policy 13: Revitalization—Recognizing its through local and regional comprehensive plan­ tance between place of residence and place of commitment to sustain and improve the quality ning and development control systems, which employment. of life, Fairfax County should encourage the facilitate the effective allocation of public Policy 8: Programs and Facilities for Quality revitalization of older areas of the County resources and shape development patterns. Education—In order to insure quality educa­ where present conditions are inconsistent with Policy 2: Regional Growth—Fairfax County tion, Fairfax County should provide flexible these policies, and prevent the encroachment should attempt to control and direct its growth public educational programs and facilities of commercial and industrial development on in accordance with a regional optimum growth which effectively meet student and community residential areas. policy, based on quality of life and environmen­ needs. Policy 14: Property Values—Fairfax County tal constraints. Within that framework, and Policy 9: Culture and Leisure Time Activ­ should investigate methods to recapture por­ within the County's financial capabilities of ities—Fairfax County should provide full oppor­ tions of increased property values created as a providing adequate public facilities, the County tunity for all residents to make constructive use result of public actions. should accept its fair share of the region's of their leisure time through regional and local Policy 15: Financial Planning and Manage­ growth. systems of safe, accessible and enjoyable ment—Fairfax County should support equit­ Policy 3: Environmental Constraints on parks, recreational and cultural programs, both able systems of taxation and user charges Development—The amount and distribution of active and passive, and the preservation of necessary to implement all its policies, recog­ population density and land uses in Fairfax areas of historic significance. nizing its obligations to provide services and County should be consistent with the environ­ Policy 10: Transportation— Fairfax County facilities to both established and new develop­ mental constraints inherent in the need to should encourage the development of accessi­ ments, and to attract desirable business and in­ preserve natural resources and meet federal, ble transportation systems designed to move dustry. state and local water quality standards, am­ people and goods efficiently through advanced ^ Policy 16: Preserving Existing Residential bient air quality standards and other environ­ planning and technology with minimal environ­ and Open Space—Growth should take place in mental standards. mental impact and community disruption. Re­ accordance with criteria and standards design­ Policy 4: Growth and Adequate Public gional and local efforts to achieve a balanced ed to preserve, enhance and protect existing Facilities—Growth in the County should be transportation system through the develop­ residential areas and open space, such as held to a level consistent with available, ac­ ment of rapid rail, commuter rail, expanded bus farmland, and achieve an orderly and aesthetic cessible, and adequate public facilities as well service and reduction of excessive reliance mix of residential, commercial/industrial facil­ as with rational plans to provide new public upon the automobile should be the keystone ities and open space without compromising the facilities. The County's development plans policy for future planning and facilities. existing quality of life of existing residential should take into account financial limitations Policy 11: Private Sector Facilities—Fairfax development. Densities and heights in excess and administrative constraints associated with County should encourage the development of of those compatible with these goals should be increased need for public facilities. Growth appropriately scaled and clustered commercial discouraged. Nothing in this policy shall be should take place at a rate the County can af­ and industrial facilities to meet the need for construed to be incompatible with Policy 6: ford. convenient access to good services and em­ Housing Opportunities. Policy 5: Adequate Public Services—Fairfax ployment. County is committed to provide a high level and quality of public services for its citizens. Development plans should take into account financial limitations and administrative con­ straints associated with expanded demand for public services.

I/C 5 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide AREA PLANS

The plan has been developed in response to » growth of planned development centers; tainment of commercial expansion, and the pro­ citizen preferences, public policy guidelines, • implementation of environmental and heritage tection of environmentally valued resources. economic realities, and legitimate private sector resource protection and preservation programs; To further ensure compatible infill, special excep­ concerns and intersects. A broad, generalized, • development of economic growth areas; and tion/special permit uses should be assessed on a case- land use pattern does emerge which serves as the • creation of a responsive transportation by-case basis (except where otherwise noted in specific context for the more detailed land use and func­ network. community sector text), and considered compatible with tional recommendations. Subsequent amendments to the Comprehen­ existing development if there are no adverse impacts New compatible residential infill and the pres­ sive Plan will further address the achievement of on the transportation system, the environment, and the ervation of existing stable neighborhoods are the these objectives through the time phasing of surrounding community. major planning policies for the eastern part of the development. County—Planning Areas I, II, and IV. In the less Planned Development Centers developed Area III, west of Difficult Run in the Up­ The planned development center, a concept per Potomac Planning District and South Run in General Land Use Classifications that was successfully pioneered in Reston, is a the Pohick Planning District, the residential pat­ The Comprehensive Plan, by incorporating the means of clustering and concentrating growth in tern changes dramatically, stable neighborhoods four area plans, contains detailed land use evalua­ order to achieve a balance between new develop­ are still preserved, but in the western part of the tions and recommendations. Identification of land ment and protection of the environment. It offers a County, apart from planned development centers, areas into stable, complex, and option areas mixture of housing types and densities, rather the dense residential and commercial develop­ shapes the major policy framework of the plans. than the usual low-density sprawl, and encour­ ment that characterizes the closer-in areas does All infill shall be of a type and density which is ages a coordinated mixture of land uses including not appear. Also, many western County stable compatible with the affected area. All buffering open space, public facilities, and commercial de­ areas such as Great Falls include large tracts of measures between different uses and densities velopment. The concept encourages the expan­ undeveloped land and areas of environmental con­ shall consist of preserving, maintaining, and utiliz­ sion of job opportunities and less reliance on the servation. ing natural vegetation, particularly trees, as buf­ automobile for long-distance commuting, thus re­ Growth centers, generally referred to as planned fers to the maximum extent physically possible ducing noise and air pollution, and contributing to development centers, are strategically located and whatever other measures are necessary. the quality of living. throughout the County and are designed to house Large undeveloped areas in the eastern part of the increased population which is not absorbed by Stable Areas the County, such as the Chiles and Lehigh tracts, infill of stable areas. In the eastern part of the Stable areas cover most of the County where the Fairfax Center Area and the area near Tysons County, these planned development centers are existing residential and commercial development Corner, are often treated as potential planned large undeveloped areas usually enclosed by ex­ make infill with compatible land uses an appropri­ development centers with a mixture of land uses isting surrounding development, such as the ate planning solution. The recognition that an at relatively high densities. Development centers Tysons Corner quadrangle. In the west, the land area is stable does not mean a policy of inaction. in the western part of the County consist of the designated for planned development centers is by Actions such as infill density control, buffer re­ major ones at Reston/Herndon and Centreville and large presently undeveloped with substantial quirements, and public facility provision must be and less extensive developments at Chantilly and areas nearby which are planned for environmental taken to insure that this stability is maintained. Burke. However, it is estimated that the residen­ conservation and very low-density residential tial stable infill in Area II outside of development Reston is already developing as a planned devel­ Complex Areas centers will absorb much of the projected popula­ opment center and by 1990 is expected to have a Complex areas are those faced with many land tion growth prior to 1990, since the planned devel­ population of 75,000. use problems at once, where commercial or indus­ opment centers, with the exception of Reston, will By 1990, roughly 100,000 more people will be trial development pushes against residential sec­ be in the early stages of development. employed in Fairfax County. Nonetheless, the tions, or where pressure for high-density develop­ region's core will continue to be the dominant ment threatens an environmentally sensitive area Planned Development Housing employment location for Fairfax County resi­ or would require major new public facilities. The Whereas a planned development center re­ dents. Major planned industrial development, es­ Plan establishes policy guidelines and make sig­ quired hundreds and even thousands of acres, pecially in the western portions of the county, nificant recommendations. Decisions in most planned development housing (PDH) is a county locates future basic employment activity where it complex areas must be made soon, before it is too goal that can be accomplished within a compar­ will have less impact on the congested eastern late for choosing. Complex area development atively small area. In PDH zoning, just as in the parts of the County. This location will encourage must provide for effective and suitable traditional larger planned development centers, construction reverse commuting in the opposite direction of ex­ uses within the complex area as It relates to sur­ is clustered so as to leave greater open space isting rush-hour traffic and will tend to intercept rounding stable communities. than is possible with conventional single-family and tap the labor force in the Routes 7, 50, I-66, development. Further, a mix of housing types is and I-395/I-95 corridors. Major regional commer­ Option Areas possible. cial centers are located near major transportation Option areas are those where relatively little resources, planned development centers, and rela­ development has taken place. A range of choices Environmental Preservation tively high-density stable areas. for future uses of the land is available but deci­ Environmental protection and preservation is Mass transit improvements and new highway sions are less urgent than in complex areas. Op­ important throughout the County. In eastern Fair­ construction are recommended to serve the popu­ tion areas make up the remainder of the devel­ fax County, much of the significant land has al­ lation increase. Radial roads, which are often opable land after stable and complex areas have ready been developed. Stream valleys such as planned to be widened and provided with new in­ been delineated. The Plan examines available al­ Cameron Run, Accotink Creek, Mason Neck, and tersections and service roads, are supplemented ternatives and make specific land use policy Pimmit Run are to be preserved either through pri­ by new and Improved circumferential and cross- recommendations in option areas. vate conservation and/or public actions. County roads such as Route 28. In the highly de­ In the western part of Fairfax County, sensitive veloped eastern part of Fairfax County, Areas II Preservation of Existing Neighborhoods environmental areas such as the Potomac and Oc­ and IV, rapid rail stations are located and selec­ The eastern part of Fairfax County, roughly the coquan shorelines, the Difficult Run stream valley, tively accompanied by high densities in their im­ area east of Route 123 and Difficult Run, Is largely and large parts of the Pohick Planning District are mediate vicinities. Throughout the entire County, developed, and a policy of protecting and enhanc­ potentially threatened by inappropriate develop­ a heavy reliance has been placed upon the use of ing existing stable neighborhoods is a prime ob­ ment. bus transit. jective in Area I, II, and IV plans. In these areas, in­ The Plan uses the concept of environmental fill development, which is usually residential, is quality corridors (EQCs) as a way of coordinating Land Use Planning Objectives normally of a compatible type and density. In Area some major objectives of environmental planning. The growth and land use pattern planned for III where most of the vacant and undeveloped land The EQCs represent and relate areas which form Fairfax County to 1990 is guided by six key objec­ is located, stable neighborhoods include areas of a significant environmental pattern. Principally, tives supplemented by major functional recom­ much lower density and open space. This conser­ the EQCs are lineal open space areas comprised mendations. The significance of each varies in dif­ vation land is classified as stable, with areas such of a number of natural and cultural resource ferent parts of the County, but taken together, as the western Pohick with its five- and ten-acre features. Streams, their floodplains, wetlands, and they produce the broad development pattern estates included in this classification. In stable public parks form the core of the system. Prime described earlier. These concepts are: areas, the Plan encourages buffering between po­ wildlife habitats, heritage resources, rights of way, • general land use classifications; tentially conflicting land uses, reduction of and citizen-identified environmental resources are • preservation of existing neighborhoods; through-traffic on neighborhood streets, the con­ additional components which may not necessarily

I/C 6 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

coincide with the lineal, stream-based pattern. recommended early in the planning stages of ping centers will depend on a number of factors The EQCs are designed first and foremost to pro­ development so that heritage resources can be such as the location and timing of new housing tect sensitive environmental features from harmful evaluated and preservation alternatives can be developments, transportation improvements, and degradation, thus preserving these amenities, but examined. the adequate provision of public facilities. All will the system of EQCs also functions in the overall have good accessibility to the market areas which land use plan as a network of natural buffer areas they will primarily serve. of limited development which serve to define and Economic Growth Centers space more developed communities. Where Areas of employment growth are located Transportation appropriate, they may provide recreational oppor­ throughout the County in areas with access to The proposed transportation network is designed tunities, though care must be taken not to conflict available labor and a good existing, or potential, to improve existing roads and mass transit, and to with the main environmental protection function of transportation system. They are usually located provide acceptable service for stable infill devel­ the corridor system. near population centers like Reston and prime in­ opment, planned development centers, and eco­ terchanges and transportation nodes as at Tysons nomic growth areas. Potential air pollution prob­ Corner and Dulles. Rail and automobile corridors lems are a factor in assessing development density such as Burke and the 1-95/1-395 corridor are also proposals, new highway alignments, and considera­ Management of Heritage Resources key areas for this kind of development. The 1-95/ tion of alternative transportation modes; e.g., rapid The identification, study, and preservation of 1-395 corridor, Dulles Airport, and Reston vicinity rail transit. The Plan moves to solve transportation our heritage resources is one of the goals of the will provide the areas of greatest potential eco­ needs generated by the population increase with County's planning process. In our rapidly growing nomic growth, although to realize this potential, four major approaches: county, many important archaeological sites and the transportation deficiencies of the Dulles area • Radial roads to Washington and the highly historic structures are being lost. To create an must be overcome. One of the key concepts in the developed eastern part of the County; (e.g., optimum balance between the conflicting interests location of these centers is to encourage work-trip Routes 7 and 50) are improved or widened for of economic growth and the preservation of our movement away from the congested eastern parts improved transit operations. heritage resources, the Heritage Resources of Fairfax and to reduce travel times and trip • Circumferential roads, in addition to 1-495, Management Plan sets forth general policies and lengths for commuter work trips. are proposed to be constructed or improved. guidelines to maximize preservation while To provide for the needs of planned population Principal primary circumferential routes simultaneously minimizing its impact on economic growth and to complement existing regional com­ shown on the Plan are 1-495 and Routes 123 growth. The Heritage Resource Management Plan mercial development, six new or expanded re­ and 28. Complementing these are additional includes management strategies for each Plan­ gional-scale centers are recommended for Fairfax circumferential highway improvements, in­ ning Area and District. Summaries of these County: Reston, Fairfax Center Area, Centreville, cluding the Springfield Bypass route. management strategies and recommendations Springfield Mall, Tysons Corner, and possibly • Secondary roads are improved to provide are included in each Area and District Plan. Con­ Hybla Valley. The last three are expansions of ex­ safety and a level of convenience to the popu­ sultation with Heritage Resources Branch staff is isting centers. The timing of these regional shop­ lation they serve, while preserving neighbor­ hood, scenic, and environmental features. • Mass transit as an alternative to the auto­ mobile is given strong emphasis in the plan. New bus, rapid rail, and commuter rail propo­ sals are made with special attention given bus transit in the next 10 years. In the period 1975-1985, the provision of rapid rail transit will be limited to the more developed eastern portions of the County, although allowance has been made for possible extension after 1985 in the western part of Fairfax County to Reston and Centreville.

Population Forecasts The Plan is based upon a forecasted popula­ tion of 686,000 in 1990. This forecast will be revis­ ed on an annual basis as changing demographic factors affect the County's growth rate. More im­ portantly, as the Metropolitan Growth Policy Pro­ gram develops annual growth policy statements, the forecasts will be revised to reflect new policies. When the changes affect other aspects of the plan, such changes will be made in the course of the plan update.

Purpose ol Area Plans Area plans have a target year of 1990. The policies which guide them are consistent with the adopted interim development and redevelopment policies and with the policies and objectives developed under other components of the plann­ ing process, especially on the countywide level. The countywide and area plans have been de­ veloped in tandem. Planning has proceeded from both the overall countywide and small-area per­ spectives simultaneously, thus resulting in a healthy tension as the general countywide con­ cepts have pressed against the localized and detailed requirements of the area plans. The area plans were developed within the guidelines set by the Countywide Alternative document and were, in turn, used as the foundation for this countywide Plan document. The area plans, which reflect existing condi­ tions and address specific issues in each area, and which are responsive to the needs and desires articulated by the citizens of each area, generally present detailed recommendations. In some cases, however, the plans highlight alternative choices available to citizens an public officials. In

I/C 7 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

these situations, the plans generally discuss the alternatives and then point the way toward selec­ tion of the most desirable alternative. The area plans do not fully specify, nor should they, the County's complete program of action for the next 15 years. They do present a 15-year pic­ ture of the desirable future, which provides a framework for thinking about the future as the de­ cisions which shape it are made. The area plans will be reviewed on an annual basis. As this occurs, the revised area plans will reflect the changes in the countywide, and other, plans made in response to changing conditions.

Geographical Organization of Area Plans Prior to PLUS, the County was organized for planning purposes into fourteen planning dis­ tricts. Most of these were covered by comprehen­ sive plans. The plans, however, were out of date or were becoming so; and they addressed different issues in a variety of ways over a period of years without ever coming to grips in a coordinated manner with the problems facing the County's local areas. The planning districts, usually, with only a slight modification to follow subcensus tract boundaries, were combined for the PLUS effort in­ to four planning areas to limit the areas being replanned to a manageable number and to sim­ plify the coordination of local area planning. Por­ tions of the County in each of the planning areas are indicated in the accompanying planning dis­ tricts and areas map. Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

II. COUNTYWIDE ELEMENT Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide POPULATION AND DEMOGRAPHIC PATTERNS

HISTORY OF GROWTH area tend to be owner than the median age for the prime childbearing years. However, by 1980, the County as a whole. the median ages for all Area I planning districts The central portion of the County, including the were higher than the County's median age with Between I960 and 1970, Fairfax County grew at areas of McLean, Vienna, and Oakton, while ex­ the result that, generally, there were significant in­ an annual growth rate of 6.2 percent, which was periencing growth in the 1970s, did not grow as creases in the older age categories. Therefore, in twice the rate of the entire Washington much as it did in the 1960s. Between I960 and 1980, Area I planning districts typified several metropolitan area. County population increased 1970, this area of the County grew by more than characteristics of the older portions of the County. by 205,378 persons over the decade, nearly 50,000 persons. Between 1970 and 1980, this part Characteristically, these districts were more equaling the total I960 County population. of the County grew by about 26,000 persons. The racially diverse than the rest of the County; con­ Development occurred unevenly throughout the central portion of Fairfax County is one of the tained a significant number of the County's older County in the 1960s. Areas located outside of the most affluent areas, with its population having residents; had smaller median household sizes; Beltway exhibited far more rapid rates of develop­ higher education and income levels than the had a decreasing number of school-age children; ment than those lying within the Beltway. County as a whole. This area also has the and had an increasing number of persons who However, the amount of development occurring in County's highest housing values. were separated, widowed, or divorced. In 1984, some of the eastern, more urbanized areas ex­ The southeastern portion of the County in­ only Jefferson had a median age lower than the ceeded that in the western sections of the County. cludes some of Fairfax's oldest suburbs. The County as a whole. Also, planning districts close Fairfax County was characterized by rapid Route I and Franconia Road areas both saw ex­ to the Capital Beltway, such as the ones in Area urbanization during the 1970s. The County grew tensive development in the 1950s and 1960s. This I, contained the highest density levels for the from a population of 454,275 in 1970 to 596,901 portion of the county reflects the characteristics County. In 1980, the density level in Area I was 7.4 persons in 1980, an increase of 142,626 persons associated with many older metropolitan suburbs. persons per developable area and in 1984 the den­ or 31.4 percent during the decade. During 1970s, These characteristics include a declining number sity level was 7.6. This is more than twice the den­ the County had an average annual population in­ of school-age children, increasing.racial diversity, sity of Area II and Area IV and more than quad­ crease of 14,263 persons. Yet, the average annual and relative stability in the percent of households ruple the density of Area III. population growth rate of 2.8 percent in the 1970s occupied by homeowners. was a considerably slower rate of growth than had From the analysis of demographic changes oc­ been experienced for the preceding two decades. AREA II curring in the Fairfax County's planning districts, The average annual growth rate of 2.8 percent in the diversity of the County's population becomes the 1960s was 6.2 percent in the 1950s it was 9.7 Planning Area II contains Fairfax, McLean, and apparent. The changing pattern of development percent. The Office of Research and Statistics has Vienna Planning Districts, which are located bet­ that occurred between 1970 and 1980 shifted projected the average annual rate of growth to be ween the Capital Beltway and western Fairfax population growth form the inner areas to the 1.7 percent from 1980 to 1990. Therefore, the County, somewhat in the middle of the County. western parts of the County. The older, eastern County will still be growing, but at a slower rate. The proximity of Area II planning districts to areas of the County developed an urban orienta­ Even at a slower rate, the County is expected to highways l-495,the Capital Beltway, and 1-66 is a tion in the 1970s, while the southeastern portion be the most populous jurisdiction in the region by factor in the transformation of previously rural of the County acquired the characteristics of a the year 2000. clusters into a densely populated suburb. Area II mature suburban community. Consequently, dur­ The growth that occurred during the 1970s has become attractive for non-residential and ing the 1970s, Fairfax County's population became significantly changed the pattern of development residential growth. Tysons Corner is included in less homogeneous than it was in the 1960s. As the within the County. During the 1970s, the inner- Area II, and has become the largest office- County continues to develop during the 1980s, the County areas did not grow, whereas, the western commercial complex in the County. The Tysons diversity of its population will become more portion of the County absorbed the majority of the Corner area has been popularly referred to as evident. County's total population increases. When the "Fairfax County's Downtown." The accessibility County is viewed as a whole, changing patterns of two major highway systems near Area II plan­ of development are not always evident. In fact, ning districts has not only contributed to the overviews of Fairfax County's development often AREA I growth of the area, but the highway systems also lead to sterotyping of the County's population, provide access to downtown Washington, D. C, and usually do not demonstrate adequately the Planning Area I contains Annandale, Lincolnia, the Maryland suburbs, and most employment diversity that exists within the County. Jefferson, and Baileys Planning Districts. All four centers in Northern Virginia. An analysis of demographic trends of the 1970s districts are located within or near Interstate 495, The overview of Area II planning districts in­ within Fairfax County shows that the County has the Capital Beltway. Area I planning districts can dicates the districts are similar to Area III planning a diverse population. Furthermore, areas within be characterized as stable, developed areas with districts in some characteristics such as income the County have demographic characteristics that many demographic and economic characteristics and educational levels. Yet, the majority of the are quite different from one another. more closely associated with urban communities characteristics for Area III planning districts are of The eastern-most areas, close to or inside the than suburban areas. Area I contains a variety of a different magnitude. Generally, the growth in Capital Beltway, have developed to near capacity neighborhoods: those that are stable, those that Area III has been substantial while area II has ex­ levels in terms of available land. These areas, have been losing population, and those that have perienced more moderate growth. The population which were once the outer suburbs of the experienced a significant level of transience. growth of Area II planning districts during the metropolitan region, have begun to acquire In general, Area I neighborhoods can be 1970s was closer to the 2.8 percent average an­ characteristics associated with an urban orienta­ characterized as residential with a scattering of in­ nual growth rate experienced by the County as a tion. Compared to the western parts of the stitutional structures, parks and open spaces, and whole. County, the population in the eastern areas is some commercial and industrial zones. The lack Area II can be characterized as the second more racially diverse and lives under-gubstantially of increase or decrease in Area I population is a fastest growing planning area in Fairfax County. higher density levels. The inner areas of the major factor indicating stability. The planning districts in Area il increased from a County contain proportionally fewer children, mar­ Area I contains the most highly developed and total population of 108,504 persons in 1970 to a ried persons, and homeowner households. These densely populated portions of Fairfax County. In population of 135,344 persons in 1980. This was an characteristics are more closely associated with 1970, the population for Area I planning districts increase of 26,840 persons or 24.7 percent for the the urban core of metropolitan regions than the was 144,860 persons, or 31.9 percent of the Coun­ decade. The 24.7 percent increase in population suburbs surrounding large cities. ty's total population. By 1980, the population was for Area II is small compared to the 240.5 percent The western areas of Fairfax County, including 144,886 persons, or 24.3 percent of the County's increase in the population of Area III, but is West Springfield, Burke, Kings Park, Centreville, total population. In I984,the population was substantially more than the 0.02 percent increase Chantilly, Fox Mill, Reston, and Herndon, ab­ 152,406, or 23.5 percent of the County's total experienced in Area I. In 1980, Area II contained sorbed most of the population growth occurring in population. It is important to note that while the 22.7 percent of the County's total population. All the County in the 1970s. Not only were these areas area contains approximately 24 percent of the planning districts in Area II experienced growth in the County's growth communities, they were also County's population, it contains only 9.3 percent the 1970s, and Area II included 18 percent of the developing demographic characteristics that were of the County's total net land area, and that the County's population increase in the 1970s. Yet, quite different from other areas. The western population increased rapidly during the previous the growth that occurred ranged from average an­ areas of the County have economic and demo­ two decades. nual rates of 3.5 percent in Fairfax to 1.5 percent graphic characteristics that resemble traditional In the 1950s and 1960s, Area I was developed in McLean. In 1984, Area II contained 21.3 percent descriptions of newly developing suburbs, those initially with a population younger than that of the of the County's total population. Increases from characteristics include a large number and pro­ County as a whole, as is usually the case with im­ 1980 to 1984 were minimal in all three planning portion of married couples, children, and migrants. Reflective of the younger median age districts. The density level for Area II was 3.5 per­ homeowners. Also, the median age in the western during this period, many of the residents were in sons per developable acre in both 1980 and 1984.

I/C 9 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Area II planning districts also share similar in­ Area III contained the County's youngest emergence of communities in what is now the come and educational characteristics with Area III residents both in 1980 and 1984 based upon the western portions of the planning area. Several planning districts. Area III planning district such median age of each planning district in each plan­ communities throughout the planning area as Pohick and Upper Potomac are characterized ning area. The median ages in 1984 for Bull Run, developed near U.S. Route I and the George by high income and educational levels. Area II Pohick, and Upper Potomac Planning Districts Washington Parkway during the earliest stages of planning districts had 1979 median household in­ were 29.0 years, 21.0 years, and 30.0 years, development. Areas near the Capital Beltway come levels in a range of $32,393 (Fairfax) to respectively. The median age in 1984 for Fairfax were developed during the later phases. Conse­ $38,079 (McLean). All Area II levels were above County was 33.4 years, well above the level for quently, the level of development that occurred the 1979 levels for the County as a whole each Area III planning district. prior to the early 1970s accounted for much of the ($30,078). this continued to be true in 1984, with The planning districts in Area III contained the growth in Area IV. the Area II range being $44,351 (Vienna) to largest percentages of persons in the County in In summary, Planning Area IV contains some $54,527 (McLean) and the County median 1980. Married persons were 66.3 percent of the of the County's oldest developed suburban com­ $42,595. The median years of school completed 1980 total population in Bull Run, 70.5 percent of munities. These communities are relatively stable, by persons 25 years of age and older for Area II the total in Pohick, and 65.7 percent of the total but the planning area lost population during the planning districts in 1980 were in a range of 14.8 in Upper Potomac. Married persons were 614 per­ 1970s. The population of Area IV tends to be years (Vienna) to 16.0 years (McLean). The Fairfax cent of the 1980 total population for the County as slightly older than the population for the County Planning District's level was 15.47 years in 1980; a whole. Furthermore, married persons increased as a whole, particularly in the Rose Hill and the fourth highest level for all planning districts 29.9 percent in the County during the 1970s. Springfield planning districts. Because the plan­ and well above the County's median level of 13.8 All Area III planning districts generally reflect ning districts are either near the City of Alexandria years. the considerable growth that has occurred in or the Capital Beltway, these two elements could In summary, Area II planning districts achieved western Fairfax County. The planning area be factors in the future development of Area IV. moderate growth during the 1970s. All three plan­ generally reflects a younger population that is ning districts have the potential for additional growing faster than that of the County as a whole. growth in the 1980s. Of all planning areas in the Area III was the growth center for Fairfax County County, Area II had the growth rate closest to the in the 1970s and increases in population, housing rate of growth for the County as a whole during units and density from 1980 to 1984 indicate that the 1970s. Demographic characteristics for educa­ this growth is continuing. tion, housing, and income are among the highest levels for the entire County and further indicate that planning Area II contains some of the Coun­ AREA IV ty's more affluent residents. Planning Area IV contains Lower Potomac, Mount Vernon, Rose Hill, and Springfield Plan­ AREA III ning Districts which are all located in the southeastern portion of Fairfax County. Area IV Planning Area III contains Bull Run, Pohick, can be characterized by a lack of growth during and Upper Potomac Planning Districts. The plan­ the 1970s. Lower Potomac and Springfield ning districts in Area III can be characterized as decreased in population while the populations for the fastest growing areas in Fairfax County. The Mount Vernon and Rose Hill increased slightly. three planning districts in Area III had a combined The total population in Area IV decrease from 1970 population of 48,724 persons. In 1970, this 153,103 persons in 1970 to 150,767 persons in 1980 was 10.7 percent of the County's total population. which was a decrease of 2,336 persons, or 1.5 per­ By 1980, the population had increased to 165,904 cent. In 1980, Area IV contained 25.2 percent of persons for an increase of 117,180 persons during the County's population during the preceding ten the decade. This was an increase of 240.5 per­ years. This decrease continued from 1980 to 1984, cent from 1970 to 1980. In 1980, the planning with the population of Area IV representing 22.7 districts in Area III represented approximately percent of the County total. 27.8 percent of the County's total population. In It should be noted that the very large institu­ 1984, Area III had a population of 211, 584, or 32.6 tional population at the Lorton correctional percent of the County's total population. Com­ facilities in the Lower Potomac Planning District pared to the 0.02 percent growth experienced dur­ and the military population at Fort Belvoir, also in ing the 1970s by the older planning districts in that district, distort the demographics for Area IV. Area I, the growth in Area III planning districts has When these two populations are excluded, Area been substantial. IV becomes more representative of the entire The average annual rate of growth for Fairfax County in demographic characteristics such as County during the 1970s was 2.8 percent. During age, marital status, and household size. this period, all planning districts in Area III ex­ The planning districts in both Area I and Area ceeded the County's growth rate. The average an­ IV contain some of Fairfax County's oldest subur­ nual rates of growth for Area III planning districts ban communities. Yet, these planning areas have ranged from 5.3 percent for Bull Run to 17 percent developed differently during the 1970s. Area I for Pohick. Area III accounted for approximately planning districts have been transformed into 82 percent of the County's total population in­ communities with some urban demographic crease in the 1970s. By any measurements, Area characteristics such as an older population, a III planning districts, all located in western Fairfax lower percentage of married persons in the County, had significant population gains during population, high population density levels, a more the 1970s. transient population, and a large percentage of Another important characteristic or Area III households occupied by renters. planning districts is the abundance of land The planning districts in Area IV retained many available for development. Approximately 50 per­ suburban features during the 1970s, particularly cent of the County's developable acreage is lower population density levels, population stabil­ located in Area III, resulting in less development ity, a higher percentage of married persons in the per acre. Therefore, Area III has the least density population, larger household sizes, and more of all planning areas in the County. In 1980, the households occupied by owners. The density level density level was 1.3 persons per developable for Area IV decreased from 3.0 persons per acre; in 1984 it had increased to 1.7. Area III has developable acre in 1980 to 2.8 in 1984. become attractive for a commuter-oriented society Residential development in Area IV during the not preferring the high density of inner-County 1950s and 1960s was affected by the growth of areas such as Baileys and Jefferson. communities near the City of Alexandria and the

I/C 10 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide ECONOMIC DEVELOPMENT AND EMPLOYMENT

FAIRFAX COUNTY AND ban share of the SMSA in these sectors has in­ of the region, compared to Fairfax's 11.2 percent, THE REGIONAL ECONOMY creased rapidly. Other sectors of employment are indicating that Fairfax County has been closing remaining relatively constant in the District while the gap. Employment growth in Fairfax County is growing steadily in the suburbs. A major portion of Montgomery County's historically dependent on the Washington metro­ In effect, the suburbs are becoming urbanized. employment growth since the early 1960's took politan area economy. Unlike most metropolitan The increasing at-place employment (e.g., place in the I-270 corridor. This area was targeted areas, the primary export industry of the Wash­ employment opportunities available within the for economic development by county planners, ington economy is services provided by govern­ County) together with multifamily dwellings are and successfully marketed by the private sector. ment or by the private sector in conjunction with creating higher densities, new patterns of land Fairfax County is" in an excellent position to government programs. The primary function of the use and greater demands for services. Fairfax attract increasing shares of regional growth in the goods;producing sectors of the economy is to County has been playing a major part in these future, perhaps approaching or exceeding those serve the population and industry within the local trends. of Montgomery County. The County has a greater market area. variety of potential industrial areas and therefore These unique characteristics have resulted in EMPLOYMENT TRENDS IN can offer greater site choices. In addition, Fairfax a remarkable economic stability for the FAIRFAX COUNTY County's key industrial areas that are still open for Washington area and for Fairfax County. During development are closer to the regional core than periods of a strong national economy and during Following the general suburban pattern, Fairfax those which are still available in Montgomery periods of recession, unemployment rates of the County has been increasing its share of regional County, most of which are along the outermost region and of the County are consistently below employment. Based on data from the Virginia portions of I-270. those of the nation. For example, in 1979, while Employment Commission, Fairfax County had a the national unemployment rate was 5.8 percent, total at-place employment of some 40,000 in ECONOMIC GROWTH the rates for the Washington SMSA and Fairfax 1960, representing 5.4 percent of the region. By County were 4.5 percent and 3.0 percent respec­ 1970, the County's employment increased to over One of the basic goals stated by the Board of tively. In 1982 the County had an unemployment 97,000 for 8.2 percent of the regional total, and Supervisors is that Fairfax County should be will­ rate of 3.8 percent compared with 5.8 percent for in 1980 its employment of 193,000 represented ing and able to accept its fair share of the Wash­ the SMSA and 9.7 percent for the nation. 11.3 percent of the region. ington metropolitan regional growth. In order to It is interesting to compare Fairfax County's accomplish this goal, the County must encourage FEDERAL CIVILIAN EMPLOYMENT SHARE OF relationship in this region with that of neighboring quality growth that offers financial stability. From TOTAL NON-AGRICULTURAL CIVILIAN EMPLOYMENT Montgomery County, Maryland. There are a great a financial viewpoint, the County must balance IN THE WASHINGTON SMSA-1950-1981' many similarities, particularly regarding the future land uses through the planning process to socioeconomic characteristics of their popula­ create a stable tax revenue flow that can pay for Non-Agricultural Federal Federal tions, and the topography and quality of their land. the quality of services desired. Future develop­ Civilian Employment Civilian Employment Civilian Share Although Montgomery County appears to be at a ment of business and industry will be a major more advanced stage of development, perhaps its determinant of the financial stability of the County. (thousands) (thousands) (percent) more recent trends can provide an indication of There are special advantages to encouraging 1950 592 227 38 Fairfax County's future. In 1960, Montgomery growth in business and industry in Fairfax County: 1955 652 230 35 County had at-place employment of 87,000, a 1. Creation of a larger tax base with gen­ 1960 746 236 32 level not approached by Fairfax County until 1968. erally lower expenditures required by such 1965 935 277 30 Montgomery County's 1960 share of regional uses produces surplus revenues which can pay 1970 1,185 322 27 employment was 10.5 percent or almost double 1975 1,337 347 26 for services required by County residents. 1980 1,593 366 23 that of Fairfax County. By 1980, Montgomery 2. Employment opportunities are generated 1981 1,603 360 22 County employment was 302,000 or 17.6 percent in the County enabling more County residents

1 U.S. Department of Labor, Bureau of Labor Statistics EMPLOYMENT TRENDS OF SELECTED ECONOMIC SECTORS IN THE WASHINGTON D.C. Despite the continuing importance of federal SMSA, DISTRICT OF COLUMBIA AND SUBURBS, 1950-1981 government activity in the area during the post- (in Thousands of Persons) World War II period, federal civilian employment has not risen as rapidly as other sectors of the Total Transp. Wholesale Finance, Federal economy. Civilian & Public and Insurance & Civilian The federal employment share of civilian Year Employment Construction Manufacturing Utilities Retail Real Estate Services Employment employment has declined from 38 percent in 1950 to 22 percent in 1981. The accompanying non­ Washington 1950 592 40 26 40 115 30 82 227 federal employment increased share is due SMSA 1960 746 51 36 44 147 40 137 236 largely to growth in two employment sectors: 1) 1970 1,185 70 46 61 229 67 255 322 services; and 2) trade (wholesale and retail). Local 1975 1,337 73 49 64 254 76 310 347 government employment has also provided a sig­ 1980 1,593 82 58 71 302 430 366 1981 1,603 76 59 72 309 447 360 nificant share of total employment growth during the past 30 years. District of 1950 434 22 19 30 90 24 66 164 Expansion of these sectors is largely due to Columbia 1960 467 21 20 28 84 28 93 168 population growth and urbanization which 1970 560 20 19 31 80 33 136 196 together produce greater demands and a wider 1975 576 20 15 29 65 33 145 224 selection of trades and services, as well as more 1980 616 13 15 26 64 34 182 229 state and local government activity. Furthermore, 1981 612 12 15 26 64 34 187 225 increases in federally-funded research and devel­ opment have generated more private service 1950 158 18 7 10 25 16 63 activity in the area. 1960 279 30 16 16 63 12 44 68 1970 625 50 27 30 149 34 119 126 Since 1950, employment in wholesale and 1975 761 53 34 35 189 43 165 123 retail trade has declined in the District while the 1980 977 43 45 238 56 248 137 suburban share of the regional total has increased 1981 991 44 46 245 58 260 135 rapidly from 22 percent in 1950 (25,000) workers 79 percent in 1981 (245,000 workers). Part of this Suburban 1950 27 45 27 25 22 20 20 28 phenomenon may be traced to the decline in the Share of 1960 37 59 44 36 43 30 32 29 importance of central business district retail activ­ SMSA 1970 53 71 59 49 65 51 47 39 ity and the increase in importance of the suburban (Percent) 1975 57 73 69 55 74 57 53 35 regional mall. Employment in state and local 1980 61 74 63 79 62 58 37 63 58 38 governments and in the service industries has 1981 62 75 64 79 been increasing at slower rates in the District than in the suburbs, while at the same time, the subur­ SOURCE: Fairfax County Office of Comprehensive Planning, based on data from U.S. Department of Labor, Bureau of Labor Statistics: Employment and Earnings, States and Areas (selected issues).

I/C 11 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

FAIRFAX COUNTY EMPLOYMENT FORECASTS BY SECTOR LOW to work within the County. (New population will move into the County as the regional economy Round III Cooperative Forecasting grows, so Fairfax should try to capture as much 1970 1975 1980 1985 1990 1995 2000 2005 2010 of the future economic growth as possible.) 3. Properly located business and industrial Agriculture 679 621 600 600 600 600 600 600 600 centers may help produce a more efficient transportation system and less harmful com­ Contract Const. 7,684 9,286 17,268 10,000 10,000 10,000 10,000 10,000 10,000 muting patterns. 4. Less congestion and more energy sav­ Transp. & Util. 1,616 4,496 7,734 12,600 15,300 16,000 16,900 17,500 18,100 , ings can be encouraged by locating new employment centers in Fairfax County where Manufacturing 3,815 6,096 8,702 10,700 12,700 12,700 12,700 12,600 12,400 the labor force resides. Trade 18,877 32,450 48,153 57,400 62,800 64,000 65,800 66,600 67,300 5. Economic development along major cor­ Retail 16,766 27,500 41,110 48,500 53,600 54,500 55,900 50,500 57,000 ridors leading into the metropolitan core such Wholesale 2,111 4,950 7,043 8,900 9,200 9,500 9,900 10,100 10,300 as the 1-95 corridor can provide employment opportunities for County residents and can also Finance, Ins. & Real Est. 5,002 6,402 13,097 16,200 20,100 23,800 24,300 24,700 24,900 intercept the labor force moving into the core from outlying counties. Services 15,336 28,581 52,387 70,600 91,500 112,600 124,100 131,300 142,300 In the summer of 1983 Fairfax County, in Personal 1,424 1,912 2,946 3,600 3,700 3,700 3,800 3,900 3,900 cooperation with other member jurisdictions in the Hotel/Motel 389 983 1,354 1,700 2,000 2,300 2,400 2,500 2,700 Metropolitan Washington Council of Govern­ Auto. & Misc. Repair 704 1,235 1,623 1,800 1,900 1,900 2,000 2,000 2,000 1,904 2,300 2,700 2,700 2,000 2,800 2,800 ments, completed Round III of the COG Coop­ Recreation 600 1,128 Business & Professional 12,219 23,323 44,560 61,200 81,200 102,000 113,100 120,000 130,900 erative Forecasting Program. The program resulted in new forecasts of population, house­ Government 29,637 37,302 43,833 45,800 45,300 45,100 43,500 43,200 42,400 holds and employment for the region and its com­ Federal 12,789 14,034 14,832 14,800 14,800 14,800 14,800 14,800 14,800 ponent counties and cities. The new forecasts for State 1,404 2,823 4,383 5,800 6,000 6,100 6,300 6,400 6,400 Fairfax County, which were presented to the • Local 15,444 20,445 24,618 25,200 24,500 24,200 22,400 22,000 21,200 Board of Supervisors in July of 1983, are as follows: Other Non.-Manuf. 386 545 1,007 1,100 1,300 1,400 1,500 1,600 1,600 1. The population in Fairfax County is 299,400 308,100 319,600 expected to increase from 596,000 in 1980 to TOTAL 81,425 125,739 192,781 225,000 259,600 286,200 741,900 in the year 2000, an increase of 24.3 percent. By 2010, the population is forecasted FAIRFAX COUNTY EMPLOYMENT FORECASTS BY SECTOR MEDIUM to exceed 765,000. 2. Households are expected to increase Round III Cooperative Forecasting more rapidly than population—over 46 per­ 1970 1975 1980 1985 1990 1995 2000 2005 2010 cent—from 205,200 in 1980 to 300,800 in the year 2000. Between 2000 and 2010 an addi­ Agriculture 679 621 600 600 600 600 600 600 600 tional 31,500 households are expected in Fair­ fax County, for a total of 332,300 at the end of Contract Const. 7,684 9,286 17,268 11,500 11,500 11,500 11,500 11,500 11,500 the forecast period. The forecasts also show that average household size will decline from Transp. & Util. 1,616 4,496 7,734 12,900 16,200 17,300 18,400 19,500 20,600 2.88 in 1980 to 2.43 in 2000 and 2.27 by 2010. This trend reflects several factors including Manufacturing 3,815 6,096 8,702 10,800 13,300 14,800 16,500 16,900 17,400 lower birth rates resulting in smaller families, 48,153 57,700 64,300 66,900 69,800 71,400 71,200 and a continuing tendency for young adults Trade 18,777 32,450 Retail 16,766 27,500 41,110 48,700 54,900 56,900 59,400 60,700 61,200 and the elderly to maintain one person Wholesale 2,111 4,950 7,043 9,000 9,400 10,000 10,400 10,700 11,000 households. 3. As is shown in the accompanying tables, Finance, Ins. & Real Est. 5,002 6,402 13,097 16,200 20,600 24,900 29,700 30,300 30,600 at place employment within Fairfax County could range from a low of 328,000 to a medium Services 15,336 28,581 52,387 72,700 97,100 126,000 151,700 165,400 179,400 of 386,000 and a high of almost 444,000 by the Personal 1,424 1,912 2,946 3,600 3,800 3,900 4,100 4,200 4,200 year 2010. These forecasts compare to an esti­ Hotel/Motel 389 983 1,354 1,700 2,100 2,500 2,900 3,000 3,200 mated 193,000 people working in the County in Auto. & Misc. Repair 704 1,235 1,623 1,800 1,900 2,000 2,100 2,100 2,100 1980, and represent compound annual growth Recreation 600 1,128 1,904 2,300 2,700 2,800 3,000 3,000 3,100 23,323 44,560 63,300 86,600 114,800 139,600 153,100 166,800 rates of 1.8 percent, 2.3 percent, and 2.8 per­ Business & Professional 12,219 cent respectively. Government 29,637 37,302 43,833 45,900 46,600 47,500 47,500 46,600 46,200 It is important to emphasize that the employ­ Federal 12,798 14,034 14,832 14,800 14,800 14,800 14,800 15,200 15,400 ment projections represent the capture of alter­ State 1,404 2,823 4,383 5,800 6,200 6,400 6,700 6,800 6,900 native but reasonable shares of regional Local 15,444 20,445 24,618 25,300 25,600 26,300 26,000 24,600 23,900 economic development. The economic impacts of such development Other Non.-Manuf. 386 545 1,007 1,100 1,400 1,600 1,800 1,800 1,900 should not go untested. Therefore, the County will conduct an analysis on all major development pro­ TOTAL 81,425 125,739 192,781 229,400 271,600 311,100 347,500 364,000 379,400 posals to assess the impact of such proposals. It should be kept in mind, also, that along with proximity to Dulles and National Airports and ' above. (1) Its position in the metropolitan area cost/revenue analysis, there should be environ­ the Southern or RF&P Railroads. which contains the seat of the United States mental, transportation, and other forms of impact 3. The location of labor force and product Federal Government is a significant feature which analysis, and the findings may not always agree. markets; i.e., business and industry require sets this region apart from all others. This can be locations which are accessible to their source of particular importance to those industries or of labor and to consumers of their products. associations which must maintain contacts with Employment Location Criteria 4. The locations of local-serving commercial the government. (2) Within the region, Fairfax has Decisionmakers utilize several criteria when activity (i.e., food and drug stores) are more Dulles Airport, a major international airport which looking for the best location for their particular directly related to the population which they is being promoted as a catalyst for economic needs. Those most often considered, are: serve. Therefore, distance and travel time to activity in its immediate vicinity as well as along 1. The use of existing economic develop­ these types of economic activity are of great major approaching highways. (3) Major corridors ment as a catalyst for attracting future eco­ importance. Fairfax County must consider connecting Washington to points south and west nomic development; i.e., existing centers of these criteria when planning locations to go through Fairfax County. Routes 50, 7, 29-211 activity can promote both expansion within and accommodate future economic development. and more importantly I-95 and I-66 are routes of new centers nearby. major ground transportation to which business 2. The availability of transportation access and industry are attracted. These routes not only and attractiveness; i.e., proximity to the District Potential Economic Growth enhance the ability to deliver goods and services, of Columbia from future Metro sites and major Fairfax County enjoys several features which but they also enhance the local and regional prox- ground transportation corridors, as well as enable it to satisfy the locational criteria identified

I/C 12 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

FAIRFAX COUNTY EMPLOYMENT FORECASTS BY SECTOR HIGH COMMERCIAL ACTIVITY Round III Cooperative Forecasting Commercial activity is generally defined as 1970 1975 1980 1985 1990 1995 2000 2005 2010 retail and service industries and office activities which serve a local market. This includes neigh­ Agriculture 679 621 600 600 600 600 600 600 600 borhood, community, and regional shopping cen­ ters; free-standing and highway-oriented commer­ Contract Const. 7,684 9,286 17,268 13,000 13,000 13,000 13,000 13,000 13,000 cial space; and professional, insurance, bank, and real estate offices. Transp. & Util. 1,616 4,496 7,734 13,200 17,200 18,500 20,000 21,500 23,000 For concept planning in Fairfax County, com­ Manufacturing 3,815 6,096 8,702 10,900 13,900 16,100 20,300 21,300 22,500 mercial space has been divided into two basic categories: (1) that space which is region-serving,. Trade 18,877 32,450 48,153 58,400 65,900 70,200 73,600 76,500 76,800 and (2) that space which is local-serving. Region- Retail 16,766 27,500 41,100 49,400 56,200 59,800 62,600 65,200 65,100 serving commercial space includes the major Wholesale 2,111 4,950 7,043 9,000 9,700 10,400 11,000 11,300 11,700 regional shopping malls such as Springfield, Tysons Corner, and Fair Oaks. Free-standing Finance, ins. & Real Est. 5,002 6,402 13,097 16,400 21,100 26,200 31,300 36,600 36,600 commercial space includes single-store opera­ tions such as lumber yards, auto dealerships and Services 15,336 25,581 52,387 73,700 102,700 139,500 179,400 199,500 216,400 home improvement centers. Local-serving com­ Personal 1,442 1,912 2,946 3,600 3,900 4,100 4,300 4,500 4,500 mercial space includes food and drug stores and Hotel/Motel 398 983 1,354 1,700 2,200 2,700 3,200 3,600 3,800 Auto. & Misc. Repair 704 1,235 1,623 1,800 2,000 2,100 2,200 2,300 2,300 beauty and barber shops, typically found in Recreation 600 1,128 1,904 2,300 2,800 3,000 3,100 3,300 3,300 neighborhood and community shopping centers. Business & Professional 12,219 23,323 44,560 64,300 91,800 127,600 166,600 185,800 202,500 The data in the following table reveals that there are about 2,200 acres of vacant commer­ Government 29,637 37,302 43,833 46,200 48,200 50,200 50,400 50,300 49,700 cially zoned land in Fairfax County. This land is Federal 12,798 14,034 14,832 14,800 14,800 14,800 14,800 15,600 16,000 approximately evenly divided between that which State 1,404 2,823 4,383 5,900 6,300 6,700 7,000 7,300 7,300 is zoned for office use and that which can accom­ Local 15,444 20,445 24,618 25,500 27,100 28,700 28,600 27,400 26,400 modate retail facilities. In some instances, retail zoned land may not be suitably located to ade­ Other Non.-Manuf. 386 545 1,007 1,200 1,400 1,700 2,000 2,100 2,200 quately fulfill future retail service needs of new population growth. Therefore, new sites may have TOTAL 81,425 125,739 192,781 233,600 284,000 336,000 390,600 421,400 440,800 to be zoned in more marketable locations. Future planning efforts must consider alternative uses for existing zoning which may not be viable for retail development. imity of employment locations to residences of the tion, etc. In addition, minimum attention to voca­ This may suggest a need for rezoning of labor force. (4) Fairfax will have six stations in the tional training in manual skills adds to the nonessential commercial strips to other uses. regional rapid rail transit system. These stations problem. Revitalization of older existing commercial centers offer locational opportunities for those industries Often in considering economic growth, other may also free up underutilized commercial land. to which metro-rail linkages may be an advantage. land uses are given higher priority over business Alternative uses for excess vacant or under­ (5) Fairfax County provides one of the most highly and industry. When such trade-offs are con­ utilized commercial properties might include office skilled and educated professional labor forces in sidered, locational requirements for nonresidential infill of retail centers and/or medium-to-high inten­ the U. S. This labor force provides a continuing development are more severe than for residential sity residential. Such uses would tend to maintain attraction to the types of High-tech industries development, in the sense that centralized loca­ property values and improve the viability of the which have traditionally located in the Washington tions are required to conduct business. A dis­ existing retail commercial facilities. Metropolitan area. persed labor force must have adequate access to The following table shows the relationship of Although these attractive features exist, the its place of work; therefore, business and industry local-serving commercial retail land use to County should remain cognizant of the potential require sites with good access to roads and major population. impediments to new development. At times, in the transportation corridors. past, centers for economic development have lacked major public facilities needed to encourage and facilitate economic growth. The most domi­ nant impediment has been transportation conges­ SUMMARY OF COMMERCIALLY ZONED LAND IN USE tion at prime employment locations. Transporta­ AND VACANT IN FAIRFAX COUNTY tion problems could weaken the market and discourage expansion, or even completion of Existing Land Use Vacant Zoned Commercial employment centers. Just as the County should General General remain cognizant of its attractive features, it Planning District Office Commercial Total Office Commercial Total should also be aware of potential detractions. In the private sector, business and industry Annandale 111 178 289 26 12 38 often lack flexibility in their location evaluations. Baileys 74 207 281 26 23 49 For example, in the past, dry cleaning trucks Jefferson 207 124 331 398 26 424 picked up and delivered to families in the sur­ Lincolnia 14 98 112 14 19 33 607 1,013 464 80 544 rounding neighborhood, but today, each family Area I TOTAL 406 does its own pick-up and delivery; most busi­ Fairfax 124 189 313 80 64 144 nesses do not give preference to the four-rider McLean 1,336 260 1,596 64 156 220 commuter in their employee parking lots, and gas Vienna 221 271 492 129 19 148 stations normally select intersection locations Area II TOTAL 1,681 720 2,401 273 239 512 when shopping centers locations may be prefer­ able to the County. These examples illustrate Bull Run 41 155 196 64 192 256 inflexibilities of business and industry which must Pohick 44 170 214 12 60 72 be changed in the future. Marketing and commut­ Potomac 390 322 712 220 154 374 ing patterns of business and industry need to be Area III TOTAL 475 647 1,122 296 406 702 changed to match changing technologies in land 45 49 26 63 89 use planning and transportation; i.e., mass transit. Lower Potomac 4 Mount Vernon 74 361 435 14 141 155 Fairfax County also lacks an adequate cross Rose Hill 28 30 58 52 48 100 section of labor force to meet the total require­ Springfield 51 304 355 15 65 80 ments of business and industry. Secondary skills Area IV TOTAL 157 740 897 107 317 424 and lower income labor are needed to match the highly skilled labor force that already exists in the TOTAL 2,719 2,714 5,433 1,140 1,042 2,182 County. The lack of housing for lower-income labor forces in the County forces them to locate SOURCE: Fairfax County Office of Research and Statistics: Standard Reports 1983. outside the County, which in turn places heavier impacts on ground transportation, increases pollu­

I/C 13 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

LOCAL SERVING RETAIL COMMERCIAL LAND USE AND RELATIONSHIPS TO POPULATION BEING SERVED Area IV AS OF JANUARY, 1983 The existing ratio in Area IV of commercially utilized land to population is slightly higher than Local Serving the County as a whole. There are 281 acres of Retail Commercial Population Acres per local-serving commercial and a population of Planning District Land Use (acres) (thousands) (1,000 persons) 157,200, which yields a ratio of 1.8 acres per thou­ sand persons. Within Area IV, Rose Hill and Annandale 76 65.5 1.2 Baileys 63 30.6 2.0 Lower Potomac Districts have ratios of 0.6 and 0.2 Jefferson 65 35.0 1.9 respectively, while Mount Vernon and Springfield Lincolnia 32 9.4 3.4 have ratios of 2.2 and 2.5 respectively. This disparity may be partially explained by the general 235 140.5 character and trend of development in these dis­ tricts. The Lower Potomac and parts of Rose Hill Fairfax 4 32.7 0.1 Planning Districts are less densely developed and McLean 53 55.9 0.9 more rural in character. The Mount Vernon and Vienna 48.3 2.1 100 Springfield Planning Districts are more densely developed and have a considerable amount of Area II Total 136.9 commercial strip development. Bull Run 85 25.4 3.3 As Lower Potomac and Rose Hill Planning Dis­ Pohick 120 88.2 1.4 tricts develop residentialiy, there will be greater Potomac 116 82.3 1.4 pressures to develop commercial space because of the smaller amount of commercial space that Area III Total 195.9 now exists. Additionally, the increased congestion of roads caused by growth will change market Lower Potomac 3 18.4 0.2 areas and increase demand for commercial space Mount Vernon 177 81.3 2.2 in the growth areas. Perhaps the greatest chal­ Rose Hill 14 23.0 0.6 lenge in commercial planning in Area IV, however, Springfield 87 34.5 2.5 is in revitalizing the commercial strip develop­ Area IV Total 281 157.2 1.8 ments along the Route 1 corridor and in the Springfield areas. County policy should en­ County Total 630.5 1.6 courage improvement in these areas, including possible rezoning of excess vacant or underutiliz­ ed land to accommodate other high density office NOTE: The disparity in these figures from those used previously is due to exclusion from this table of data on region-serving, or residential uses. Such development could rein­ highway-oriented, and office commercial uses. This table represents only local-serving shopping centers and stores. force existing markets and improve the viability of existing centers. Demand Projections of Local-serving It may be desirable to downzone some excess Concentration, intensification and renewal/ Commercial Activity strip commercial areas to medium-density resi­ refurbishing of existing commercial strips and Commercial space required for local-serving dential uses while allowing variances for current centers should also free up additional underuti­ needs is expected to increase in Fairfax County uses. This would not create a taking of vested in­ lized commercial land. This suggests a need for in direct proportion to population growth. The de­ terests, but would prevent expansion or rebuilding rezoning of nonessential commercial parcels to mand is generally composed of retail and service of any commercial structures. Medium-density other uses. Some zoning to commercial districts facilities in neighborhood and community centers. residential development should be used to provide may take place because the existing commercially Space requirements can expect to be in the range a transition zone between commercial and single- zoned vacant parcels are not adequately located of 15 to 20 sq. ft. of gross leasable area per per­ family residential areas. to serve future growth. son, developed at floor area ratios in the 0.25 to 0. 3 range. Area II The ratio of commercially utilized land to Area I population in Area II is 1.1 acres per thousand, GUIDELINES FOR PLANNING AND LOCATING Area I is located on the borders of Falls approximately 30 percent lower than the Coun­ SHOPPING CENTER SITES Church, Arlington County, and Alexandria. It is tywide ratio of 1.6. The Area II ratio reflects 157 reasonable to assume that shopping facilities in acres of land serving a 1983 population of The planning and locating of shopping centers and Area I also serve nearby residents in those 136,900. other retail establishments is often a source of great jurisdictions, and that County residents do some The individual district ratios are even more conflict between residents and the business commu­ of their shopping in adjoining non-County areas. disparate. The Vienna Planning District, for exam­ nity. The citizens, particularly those who live in the The ratio of local commercial land use of 1.7 ple, has a ratio of 2.0 because of the extensive closest proximity to the proposed commercial center, acres per thousand population is in line with the strip commercial on Route 123 which now serves want shopping centers and other facilities to have mini­ Countywide average of 1.6 acres per thousand, Vienna, Fairfax, and many Upper Potomac Plan­ mum visual impact on them and their neighborhood. indicating self-sufficiency of local commercial ning District residents. Other districts have sub­ Unfortunately the standards they desire often have an services. stantially lower ratios of commercial acreage to adverse effect on the marketability of commercial In the future, the commercial demand from population. activities. other jurisdictions is not expected to grow and it The Fairfax Planning District has a 0.1 ratio, On the other hand, commercial developers have a can be assumed that it will stabilize at the existing which is far below the County average. However, need for their facilities to have maximum exposure to level. Since most of the future growth in Area I is the present needs of the residents are adequately a larger market than can be provided by immediate ad­ not located in close proximity to the built-up com­ served by facilities in the City of Fairfax. The joining neighbors; and often, the features designed to mercial areas near the other jurisdictions, it is McLean Planning District, which has a ratio of 0.9, provide this exposure do have an adverse effect on the recommended that the commercial establish­ cannot be explained as easily. adjoining neighborhoods. ments be drawn into more compact shopping A key objective in the planning of commercial de­ areas, and some vacant commercially zoned land, Area III velopment should be to achieve a balance between the which is not needed for that use, be considered The existing ratio of commercially utilized land exposure needed to enhance economic stability of a for other uses. to population in Area III is 1.6 per thousand, the shopping center and its individual businesses, and the It may be desirable to instigate revitalization same as the Countywide average. There are 321 aesthetic quality and visual (or other environmental) efforts in certain older commercial areas of Area acres of local-serving commercial serving a popu­ relationships to the adjoining neighborhood that will 1. This could be undertaken using the mechanism lation of 195,900. Area III is where the overwhelm­ respond to community concerns. of special improvement districts, or other ing majority of future County population growth This objective should be addressed through the mechanisms which will be under study by the will occur. Therefore, it will be necessary to iden­ planning and zoning process by providing commercial County. Revitalization programs would encourage tify the best locations for new commercial devel­ development locations with excellent visibility and ac­ improvement of existing public and private proper­ opment to serve the expanding market. Care cessibility, while at the same time requiring design stan­ ties and facilities and encourage assembly and should be taken to avoid strip development along dards which protect the interests and concerns of the use of vacant or underutilized sites. the major roads in Area III. nearby citizens. In existing commercial districts of Area I, new business, serving the needs of a changing popula­ tion, would help revitalization. However, expan­ sion of commercial zoning should be discouraged.

I/C 14 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Protection of Adjoining Communities longer distances such as general merchandise, home addressed in the course of the planning and zon­ Some things which need to be considered in order furnishings, home improvement supplies and automo­ ing process. These include: to maintain and enhance the stability of communities tive sales and service. <• Roadway Capacity—The proposed shopping are: center's impact upon the traffic conditions of the — Screening and other transitions between the com­ area road network. The following factors about commercial market mercial development and its residential neighbors. • Access—The location, number and design of ac­ area size and distance should be kept in mind. Particular attention should be given to transition yard cess points to the shopping center. In general, — Numerous studies indicate that the average person depth in cases where service drives and commer­ direct access should not be provided to arterials will travel up to one-and-a-half miles for food; three cial parking or loading is adjacent to incompatible since their function is to carry traffic, not provide to five miles for apparel and household items when uses. This should be remedied, even if the needed land access. Any access points which are pro­ selection is not important; and eight to ten miles transitions are greater than currently required by the vided should be located as far as possible from when ranges, selection, and price are important. Zoning Ordinance. other intersections. They will travel even longer distances for major pur­ — Design emphasis on views of commercial signage • Neighborhood impacts—The potential effect of chases such as automobiles, but relatively short dis­ and landscape features of the development. The use shopping center traffic upon nearby residential tances to obtain repair and maintenance services. of landscaped earth berms can be successful so areas. — The market area served by a shopping center (the long as the berms don't obstruct signs and the more • Roadway Improvements—The off-site roadway area from which customers will drive to shop) is re­ attractive design features of the commercial facil­ improvements necessary to mitigate the impacts lated to ease of access and is shaped by zones of ity. Screening from view of trash dumpsters and of additional traffic. accessibility, population, buying power, and location loading and unloading areas is also important. « Pedestrian and Transit Access—The feasibility of competition. — Parking lots should be designed in such a way as and desirability of linking the shopping center to — Neighborhood Centers generally serve an area to break up what is often a "sea" of parking—with pedestrian and transit travel. strategically placed landscaping and pedestrian ac­ within three to five minutes' driving time and gener­ ally have a supermarket as the anchor store. To cess paths from parking to the commercial activities. Multi-Use Village Centers support a center with a supermarket anchor, a popu­ — Provision of adequate land to accommodate other In an area where large supplies of land are still avail­ lation of 10,000 or more is desirable. Newer centers commercial uses which are likely to be attracted to able, the opportunity sometimes exists to create a mix in Fairfax County generally range in size between the area. Citizens and planners are often concerned of complementary uses that help achieve a variety of 80,000 and 125,000 square feet. Generally it is as­ about a shopping center setting a precedent in an planning goals. In this light, it would be desirable to find sumed that one acre for each 10,000 square feet area, whereby it will become a catalyst that attracts locations for Village Centers which would have a neigh­ is reasonable. However, it may be desirable to pro­ highway-related uses such as gas stations and fast borhood or community commercial center as its core, vide an extra 10% to 20% acreage to accommodate food restaurants to individual sites. This concern surrounded by apartments and townhouses which in other commercial uses in order to discourage future could be avoided if planning and zoning is designed turn may be adjacent to single-family residential de­ stripping of other facilities along the highway. to accommodate these uses by providing enough velopment. The higher density residential units would land. A shopping center site should be large enough — Community shopping centers carry a greater range provide a core market for the shopping center, as well so that the center design accommodates develop­ of merchandise than do neighborhood centers. as a transition in land use to adjoining single family ment "pads".strategically located as part of the Usually, they have a junior department store, a var­ detached housing. Planning such concentrations would center, or that adjoining parcels can be properly iety store, or a discount store as an anchor. They also help solve the shortage of multi-family housing in planned in anticipation of these types of uses. In all range from 100,000 to 300,000 square feet in size the County. A good size for the mixed commercial/ cases, strict attention should be given to design and (10 to 30 acres). They should serve a population of higher density residential village center would be In the landscaping features that enhance rather than at least 40,000. Planned community center locations 50 to 60 acre range. detract from the surrounding community, and in the should have adequate land for expansion since it case of on-site pads, do not interfere with the natural is desirable to promote commercial concentration pedestrian movement between the parking areas and discourage strip development. Community and the shopping facilities. shopping concentrations can, and sometimes do, comprise two or more neighborhood-sized centers (10-12 acres each) with shopping facilities that are Locating Retail Commercial Centers for more complementary than they are competitive. Maximum Accessibility and Marketability Locations for such concentrations should be consid­ One of the least desirable aspects of past develop­ ered if there is opportunity to promote relatively free BASIC EMPLOYMENT ment in Fairfax County and elsewhere, has been the movement between the individual centers without tendency for retail commercial development to occur greatly impeding traffic on the main highway. Basic employment is comprised of jobs in in strips along extensive sections of highways. industries which serve regional, national and inter­ Still, it is necessary to recognize that while these national markets. In the Washington area the commercial facilities have not always made the best growth of basic employment is closely associated use of land, they serve a need for the community and with trends in federal government employment, as a place should be found for them. Sometimes commer­ Transportation Considerations well as changes and locational shifts of industry cial strips develop because sufficient land is not avail­ — Shopping Center sites should be easy to enter and in the U.S. as a whole. Virtually all basic employ­ able at or near key intersections at the time commercial safe to leave. It is important to maximize free flow ment activities in Fairfax County are accommo­ development becomes marketable. Obviously, this is of traffic while driving toward and entering a site. dated on land zoned for office and industrial uses. not an easy problem to overcome. However, one way Therefore, a right turn into a center for the largest Construction companies and utilities often have to attempt to prevent stripping of commercial activities probable volume of traffic Is very important. main offices and equipment storage sites in indus­ would be to plan for sufficient commercial land at de­ For neighborhood and convenience centers, a trially zoned areas, although, in these industries, velopment nodes along major arteries— and at the good rule of thumb is that, whenever possible, on-site employment is limited. Wholesale and vari­ same time carefully plan for viable noncommercial uses centers should be right-turn accessible to vehicles ous services generally require storage areas for to be located between those nodes. This should be a on the trip from work to home. products, usually in single-story buildings with key objective in the future planning of commercial de­ — Site visibility is important, both for marketing the truck bays. Research and development activities velopment in Fairfax County. center and for providing a reasonable warning to including pure research as well as some limited Selection of nodes should take into consideration traffic that the shopping center is ahead. design and manufacturing of prototype products, the distances and time people will travel as well as the — It is desirable to have shopping centers located at also utilize industrial land. To a large extent, these characteristics (existing or planned) of the community intersections of roads which provide access both activities locate in industrial areas because of to be served. Selection should take into account the directly and indirectly to a large enough trade area stringent zoning laws which prohibit their opera­ full array of goods and services that people need, and to support the proposed center. tion elsewhere. However, in Fairfax County, expe­ nodes should be spaced in such a way as to distribute 1. The more desirable locations for neighbor­ rience shows that significant amounts of office the transportation impacts and maximize convenience hood centers are usually those sites where minor development occur on industrially zoned land. to the markets being served. It is desirable to locate arterials intersect with collector streets. Employment categories which tend to locate in commercial facilities within areas developed at urban 2. The most desirable locations for community major office building concentrations include and suburban densities, as opposed to locating them centers are at intersections of major arterial high­ finance, insurance, and real estate; federal and on the outer edges of such densities adjoining low den­ ways with other arterial highways. state government; professional offices; and non­ sity development. — Interchange locations should be avoided because profit and trade associations. However, the cate­ Some nodes of commercial development should be they generally concentrate major traffic flows where gories other than government include national and scaled to accommodate neighborhood needs and additional access at-grade would be disruptive. This regional offices as well as local-oriented business. should be limited to neighborhood goods and services. is especially true for large centers such as those Many of the businesses serving the local popula­ Others should be scaled to accommodate the broader serving community and regional markets. tion will locate in the major office concentrations needs of larger segments of the community, emphasiz­ In addition to the above preliminary considera­ while others will locate in or near shopping areas ing goods and services for which people will travel tions a number of transportation issues should be closer to the residential areas.

I/C IS Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Each of these types of economic activity makes location choices contingent upon being able to serve a geographical area much broader than HIGHWAY FRONTAGE OF USEABLE LAND Fairfax County—mainly locations that have major PLANNED AND/OR ZONED FOR INDUSTRIAL transportation networks and access to the AND MAJOR COMMERCIAL USE IN FAIRFAX COUNTY remainder of the metropolitan area and the Vacant and Useable Eastern United States. Firms in these categories Planned/ Total have tended to cluster in a few major areas Land in Use Not Zoned Frontage because they provide the desired locational factors. Reston Dulles The following table summarizes the status of Corridor 16,000 zoned industrial land in Fairfax County, distrib­ uted among the County's four planning areas and Tysons their component planning districts. According to Dulles Access 4,400 6,000 6,300 10,700 the data there are almost 9,800 acres of land Beltway 7,600 3,000 3,000 10,600 zoned for industrial use in the County. Of this Merrifield total, about 4,800 acres or 49 percent are in use. 1-66 1,100 600 600 1,700 It should be pointed out, that in some areas of the 3,000 4,600 4,600 7,600 County, vacant zoned land exists which may not Beltway be competitive in the market place due to con­ 7,700 2,600 2,600 10,300 straints such as poor accessibility, poor topo­ South Beltway graphy, and other reasons. 16,700 10,500 300 10,800 27,500 1-95 South Importance of Highway Accessibility 3,800 600 11,500 12,100 15,900 The pattern of industrial development in Fairfax Fairfax Center County, the Washington area, and elsewhere in 2,500 700 3,200 3,200 the United States demonstrates the importance of Centreville highway accessibility to industrial site selection. 51,700 62,400 28,800 91,200 142,900 Industry in Fairfax County has concentrated Countywide Total along 1-495. The developed sites are almost exclu­ SOURCE: Office of Comprehensive Planning sively near interchanges with other major high­ ways. Further development is taking place at Reston, along the Dulles Access Road, because of its proximity to the Dulles Airport. More recently development has begun to occur along the 1-66 corridor in the newly planned Fairfax Center area. The early activity at Reston is also partly due to has experienced phenomenal industrial growth, which in turn attracts industrial growth. Industries a dynamic promotion effort on the part of the and most of it has been located along the Boston still must be served by truck routes and easy developer, tied with a unique national reputation Beltway, 1-128. automobile access for their employees. enjoyed by Reston during its earlier years. Excellent highway location is usually greatly It is to the County's advantage, from the stand­ In other parts of the Washington metropolitan enhanced by airport vicinity location. Virtually all point of promoting economic development, to area, locations along major highways have been industries around major airports in the United have improved access to the Dulles Airport important for industrial development; in Montgom­ States such as Chicago, Detroit and Atlanta have Access Road as well as improvements to that ery County, the main catalyst for industrial growth located along interstate or other major highways roads' linkages with Routes 7, 50, I-66, and I-95. has been 1-270 and in Prince Georges County, leading to the airports. However, an airport itself The jurisdiction which has the advantage of first- growth has occurred along 1-495 and the John is not as much a catalyst for economic develop­ rate highway access in the vicinity of Dulles Air­ Hanson Highway. The Boston metropolitan area ment as it is a catalyst for highway development, port will hold an advantageous position for attrac­ ting a large share of the economic growth that will come to the Washington area.

SUMMARY OF ZONED INDUSTRIAL LAND IN FAIRFAX COUNTY Importance of Highway Frontage and Visibility BY PLANNING DISTRICT Frontage on major highways and visibility from these highways have also proven to be significant factors in attracting industry to Fairfax County. Planning District In Use Vacant Total Zoned This is particularly true of research and develop­ Annandale 478 106 584 ment establishments, many of which put a high Baileys 9 3 12 value on the prestige and institutional advertising Jefferson 179 24 203 advantages of sites which are visible to passing Lincolnia 125 73 198 traffic. It should be emphasized, however, that highway visibility is not synonymous with strip Area I Total 791 206 997 development. The following table presents the availability of frontage along major highway cor­ Fairfax 114 107 221 ridors associated with land planned and/or zoned McLean 297 180 477 for industrial, office, and basic commercial uses Vienna 220 88 308 in Fairfax County. The data shows some 142,900 Area II Total 631 375 1,006 feet, of which 51,700 feet or 36% are in use. Of the remaining 91,200 feet of frontage, it should be Bull Run 1,109 1,555 2,664 emphasized that the most desirable is that which Pohick 51 84 135 is closest to interchanges where the combination Potomac 871 1,318 2,189 of high visibility and easy accessibility exists. It is not unusual for land with frontage—but away from Area III Total 2,031 2,957 4,988 interchanges—to remain vacant for long periods of time, while interchange sites located elsewhere Lower Potomac 428 307 735 are being occupied. Mount Vernon 101 10 Rose Hill 185 9—2 277 Springfield 704 1,069 1,773

Area IV Total 1,327 1,468 2,795

Countywide Total 4,780 5,006 9,786

SOURCE: Office of Comprehensive Planning Office of Research and Statistics

I/C 16 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

ECONOMIC DEVELOPMENT AND EMPLOYMENT GOALS

The following goals set forth by the Board of growth, by capitalizing on Metro station areas as The County should encourage existing indus­ Supervisors relate directly to Economic Develop­ multiuse activity centers. tries to provide flexible job opportunities to meet ment and Employment. The County should consider more flexible den­ the needs of the resident labor force, especially Policy 6: Housing Opportunities. All who live sities within walking distance of Metro stations to with respect to women, retirees, students, and the and/or work in Fairfax County should have the encourage maximum utilization of development handicapped. Part-time jobs may be especially opportunity to purchase or rent safe, decent hous­ potentials, and provision of a wide variety of appropriate. ing within their means. The County's housing residential types and employment opportunities. J. Fairfax County should support the broader policy shall be consistent with the Board's support The County should encourage federal govern­ requirements of business and industry by pro­ of the Metropolitan Washington Council of ment occupancy of rental office space in Metro viding adequate housing for its labor force. Hous­ Government's "fair share" formula. station areas to maximize their attractiveness to ing opportunities for lowand moderate-income Policy 7: Employment Opportunities. Fairfax a large share of the region's labor force, increase families should be increased to provide additional County should encourage employment opportu­ ridership on Metro, reduce traffic congestion, and unskilled and semiskilled workers for existing and nities with the objective of steadily increasing the reduce the need for Metro subsidies. future industries. proportion of people working and living in the The area plans and the countywide plan recog­ County and of reducing the distance between nize the importance of planning for both access Planned Commercial Office Categories pjace of residence and place of employment. to Metro and the development of Metro station Generally, the Plan recommendations for com­ Policy 10: Transportation. Fairfax should areas. The Area II and Area IV plans as adopted mercial office use contained within the individual encourage the development of accessible trans­ make a detailed recommendation addressing community planning sectors refer to four portation systems designed to move people and these questions. Consultant studies and staff categories of office use as follows: goods efficiently through advanced planning and analysis on the Vienna line and Springfield line • Transitional low-rise office use. A nonretail technology with minimal environmental impact Metro stations served as input to the Area II and low-intensity commercial use which provides and community disruption. Regional and local Area IV plans, respectively. an effective transition (e.g., townhouse style) efforts to achieve a balanced transportation G. Fairfax County should put a high priority on between more intense commercial activity system through the development of rapid rail, improving and coordinating those transportation and existing stable or planned residential commuter rail, expanded bus service and reduc­ networks which are needed to encourage eco­ uses. Such use should be of a scale (height tion of excessive reliance upon the automobile nomic development and employment growth. and bulk) and style that is compatible with should be the keystone policy for future planning Fairfax County and major developers should the adjacent stable or planned residential and facilities. initiate traffic circulation studies at locations with community. In no case should transitional Policy 11: Private Sector Facilities. Fairfax high economic development potential, aimed at low-rise office uses exceed three stories in County should encourage the development of maximizing their economic potential while height. appropriately scaled and clustered commercial minimizing their adverse impacts. • Low-rise office use. A nonretail low-intensity and industrial facilities to meet the need for con­ H. Fairfax should encourage the in-migration commercial use which provides an effective venient access to good services and employment. of business and industry into the County and work transition between higher intensity commer­ Policy 12: Revitalization. Recognizing its com­ with other jurisdictions to coordinate develop­ cial or industrial uses and residential or mitment to sustain and improve the quality of life, ments within the region. The County should work transitional low-rise office uses. Such use Fairfax County should encourage the revitalization with other local governments through COG to should be of a scale (height and bulk) and of older areas of the County where present condi­ express specific County objectives to GSA and situated on a parcel of sufficient size to en­ tions are inconsistent with these policies, and pre­ Congress, and to encourage and develop federal sure compatibility with the adjacent existing vent the encroachment of commercial and indus­ legislation to provide for inputs of local govern­ and planned uses. In general, mid rise office trial development on residential areas. ments to GSA policies and change in GSA leasing uses should not exceed six stories. The following recommendations are based on policy to better consolidate it with County land use • High-rise office use. A nonretail, high- policies as stated by the Board of Supervisors, plans. intensity commercial use which is located analysis of existing conditions, and estimates of The County should monitor GSA policies either adjacent to mediumand high-intensity future demands for economic development. closely in order to use them to the County's commercial and industrial uses or on a site A. The County should identify and reserve advantage. of sufficient sized to ensure its compatibility land in sufficient supply to support the County's The County should be promoted as a business with the surrounding existing and planned long-range needs for basic employment and location to those types of industries not currently uses. regional commercial activities. in the County which could provide needed job Commercial office intensity ranges recom­ B. Projections of short-range basic employ­ opportunities. mended in the plan and shown on the maps are ment needs (five to ten years) as identified in In order to attract employment opportunities for defined in terms of maximum or favorable building accordance with Recommendation A, should be Fairfax County residents the County should par­ height. Only the lower one of the range is planned supported by Fairfax County through provision of ticipate in efforts to promote industrial develop­ as the presumptive appropriate intensity. Inten­ all necessary public facilities. Projection of the five ment in the region as a whole to national and for­ sities may be approved only with the usage of to ten year needs should be updated annually. eign industries while emphasizing the pros and necessary and desirable development criteria and C. Zoning applications related to the short- cons of each industrial area within the region for range (five to ten year) needs, as defined in each type of industry.

Recommendation B, should be supported by the The County should assess the potential of the COMMERCIAL AND INDUSTRIAL ZONING CATEGORIES County. Washington area as a regional and national head­ D. The County should discourage existing quarters center for major corporations, as PLANNING DESCRIPTION 1974 ZONING ORDINANCE commercially-zoned land from leading toward opposed to New York, Pittsburgh, Atlanta, Miami, commercial sprawl. This land should be con­ New Orleans, Dallas, Houston, etc. The County Commercial Districts sidered surplus commercial land and should be should capitalize on Washington's strengths, try rezoned for use as mediumto high-density resi­ to overcome weaknesses, and enhance Fairfax Low-Rise Office Transition C-1 Limited Office C-2 dential, for needed public facility space, for other County's competitive position within the Office District C-3 activities that support .the existing value of the Baltimore-Washington area. High Intensity Office C-4 property. I. The County and local business and industry Neighborhood Retail Commercial C-5 E. Development adjacent to centers of employ­ should coordinate their efforts to improve the Community Retail Commercial C-6 ment and economic activity should be coordinated quality of the Fairfax labor force and maximize Regional Retail Commercial C-7 with surrounding neighborhoods in such a way as their utilization. Highway Commercial C-8 to insure the stability and integrity of both. Transi­ The County should examine existing and tional land use buffering such as mediumto high- potential national manpower needs and existing Industrial Districts density residential should be used to prevent the and potential local labor force resources. It should spread of nonresidential activity while at the same delineate job skills which may be lacking in the Industrial Institutional l-l time fortifying the economic viability. County and increase educational and technical Light Industrial Research 1-1 Industrial Research 1-2 All buffering shall preserve, maintain, and util­ training in those areas. Light Intensity Industrial 1-3 ize natural vegetation, particularly trees, as buf­ The County should encourage use of untapped Medium Intensity Industrial 1-4 fers to the maximum extent physically possible. labor resources and coordinate job opportunity General Industrial 1-5 F. The County should use Metro as a catalyst information with other public and private employ­ Heavy Industrial 1-6 for economic development and employment ment agencies in the region.

I/C 17 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

controls as part of the rezoning process. Retail commercial and industrial intensity ranges are defined by specific development criteria and con­ trols as specified in the appropriate zoning ordinance. Prime locations with potential for basic employ­ ment development have been identified and discussed, by the staff, in each of the published area plans. These locations are generally iden­ MARYLAND tified in the adjacent map. it should be recognized that any development proposals for these locations need to undergo analysis of their environmental impact as well as of the public facilities support they will require- WASHINGTON, D.C. particularly transportation, and their potential fiscal impact on the County's budget. The development of greater employment oppor­ tunities is a key to the future of Fairfax County. If the County is to become more self-sufficient in terms of jobs and revenues, the County must take a leadership role in generating employment oppor­ tunities through the provision of public facilities necessary for growing business and industry. Without this support many planning objectives of the County cannot be met.

Office Employment Growth in Fairfax County

TOWN OF CLIFTON The nature of the Washington Metropolitan area economy indicates that the major portion of O its growth will result from activities which will demand construction of new office space. For analytic purposes, office employment is assumed to comprise the combined totals of Federal civilian employment, Finance, Insurance, Real Estate, and Business and Professional Services, as well as 50 percent of employment in the Transporta­ tion and Communications sector of the economy. Fairfax County's increase in share of the region's office employment is expected to exceed SCHEMATIC MAP its share of overall employment. For example, the . Gunnou Cove County's share of total regional employment is 111 Planned Basic expected to increase from 13.4 percent in 1980 to a range between a low of 14.1 percent and a high Employment Locations of 15.9 percent by the year 2010. At the same time, however, the County's share of the region's office-type employment can be expected to in­ crease, dramatically, from 8.6 percent in 1980 to a range between a low of 15.4 percent and a high Governments Cooperative Forecasting Pro­ Industrial Employment of 19.6 percent by the year 2010. These forecasts gram. Total employment, according to the Forecasts developed for Round III of the Coun­ are a direct result of the relatively plentiful supply Virginia Employment Commission, exceeded cil of Governments Cooperative Forecasting Pro­ of high quality office sites which Fairfax County 192,000 in 1980 compared to a forecasted gram indicate that Fairfax County can expect a enjoys when compared with other regional juris­ 176,500, a difference of 9 percent. Even continuing increase in share of the region's indus­ dictions. For example, while Montgomery County more important, however, is the fact that the trial employment. The County's 13.1 percent has utilized many of its prime sites along the services sector which largely comprises share in 1980 (up from 5.7 percent in 1970) is pro­ Beltway and I-270, Fairfax County still has some office activity reached 52,000 in 1980, jected to increase to a range between 18 percent prime sites on the Beltway (Tysons and U.S. 50/ exceeding the forecasted 42,000 by almost and 20 percent by the year 2000. I-495), along the Dulles Access Road and along 25 percent. Much of Fairfax County industrial employment the I-66 corridor including the sites recently growth reflects a probable dramatic shift of such planned in the Fairfax Center Area. FORECASTED INCREMENTAL GROWTH OF OFFICE economic activities to the suburbs from central EMPLOYMENT AND RELATED OFFICE SPACE The following table presents the forecasted areas of the region. This shift probably represents REQUIREMENTS IN FAIRFAX COUNTY redevelopment of former industrial areas in the ranges of incremental growth of office employ­ FROM 1980 TO THE YEAR 2010 ment as well as estimates of the amount of office City for other uses and the movement of some city space needed to absorb that growth in Fairfax Employment (in thousands) industries to outlying locations. County for the 1980-2010 period. The forecasts YEAR LOW MEDIUM HIGH The following table provides estimates of incre­ assume there will be a need for 275 square feet mental increases in the County's industrial of space per employee. This is much higher than 1980-1990 49 56 62 employment, as well as land absorption which can the 200 square feet per employee usually 1990-2000 33 59 86 be expected. The estimates are based on an assumed for urban development. However, it 2000-2010 19 30 57 assumed employee to land density of 15 persons reflects the experience of office development in per acre. This is typical of the current average 1980-2010 101 145 205 Fairfax County, based on data provided by the densities for wholesale and warehouse and manu­ facturing activities in Fairfax County. Economic Development Authority. Space Requirements (in Sq . Ft.) As the forecasts indicate, new office develop­ Although it is likely that new development ment in Fairfax County during the 30 year period 1980-1990 13,475,000 15,400,000 17,050,000 around Metro stations will be more intense than 1980-2010 can be expected to range from a low 1990-2000 9,075,000 16,225,000 23,650,000 is generally true of these industrial uses, there of about 27.8 million square feet to a high of some 2000-2010 5,225,000 8,250,000 15,675,000 may be some opportunities at selected Metro area 56.4 million square feet. sites to accommodate some of this growth. Indus­ 1980-2010 27,775,000 39,875,000 56,375,000 Based on the trends of recent years, there is trial facilities may be in keeping with the character strong reason to believe that the County will of some of the metro areas and may provide an achieve the "high" forecasts. SOURCE: Fairfax County Office of Comprehensive Planning, attraction to labor force in other jurisdictions who • Fairfax County's employment growth during derived from forecasts developed for Round III of the can get to their jobs using Metro-rail. the late 1970's exceeded the forecasts Council of Governments Cooperative Forecasting developed in Round II of the Council of Program.

I/C 18 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

FORECASTED INCREMENTAL GROWTH OF prising some 348 acres, are the largest. They The Merrifield Area is part of the Route INDUSTRIAL EMPLOYMENT AND RELATED LAND were rezoned in 1981 and development for 50/l-495-Merrifield area which was discussed REQUIREMENTS IN FAIRFAX COUNTY approximately 3.5 million square feet of office earlier in the section on Area I (Jefferson District). FROM 1980 TO THE YEAR 2010 space has been approved. Additional parcels in The portion of this area which is in Area II is in the area, comprising some 80 acres, could prob­ the Fairfax Planning District. It includes the area Employment (in thousands) ably absorb another 2.5 million square feet, bring­ bounded by I-66 on the north, Lee Highway on the ing the total new office development to some 6 south, Prosperity Avenue on the west, and the YEAR LOW MEDIUM HIGH million square feet. Other vacant land in this area Beltway on the east. of the County is likely to be developed as infill of In recent years, industrial land in the Merrifield 1980-199CD.0 11.2 12.6 area has been absorbed by wholesale, ware­ 1990-2000 1.5 5.3 9.1 industrial uses or as office and residential 2000-2010 0.7 2.6 4.4 development oriented to the Dunn Loring Metro house, and light manufacturing activities at den­ Station. sities of about 12 to 15 employees per acre. Such 1980-2010 12.2 19.1 26.1 Major transportation improvements designated activities locate here to take advantage of excel­ to accommodate planned development are either lent highway accessibility via Routes 50/29, I-66, Land Requirements underway or planned for this area. and the Beltway. Although much of the available Economic development opportunities in the land in the existing Merrifield industrial area has 670.0 750.0 840.0 1980-1990 Annandale District are somewhat limited, when been absorbed, some potentially excellent sites 1990-2000 100.0 350.0 610.0 compared to other areas of the County. Some op­ are available with frontage on I-66. However, the 2000-2010 50.0 170.0 290.0 portunity exists for infill in the Shirley Industrial greatest development opportunities may exist around the planned Dunn Loring Metro Station 1980-2010 820.0 1,270.0 1,740.0 Area located on I-395 north of the Beltway and at the Ravensworth Industrial Park on Braddock which is located on I-66 at Gallows Road. The Road at the Beltway. Additional opportunities may older development areas around the intersection SOURCE: Fairfax County Office of Comprehensive Planning. Land exist in the Annandale CBD, an area which might, of Gallows Road with Lee Highway may also be requirements based on 15 employees per acre. in the future, undergo revitalization. ready for revitalization. Economic development opportunity in the The Fairfax Center Area is located west of LOCATIONS FOR ATTRACTING ECONOMIC Baileys District exists in the Route 7 Corridor, a Fairfax City. It focusses on the Route 50/I-66 inter­ DEVELOPMENT IN FAIRFAX COUNTY heavily developed commercial strip anchored by change, westward to Stringfellow Road. The east­ 7-Corners and its regional shopping facilities to ern portions of this area are in the Fairfax Plan­ There are numerous locations in Fairfax the west, and Baileys Crossroads—Skyline Center ning District. Most of the 5,000 acre Fairfax County which are planned to attract economic to the east. Skyline Center is a major mixed use Center is in the Bull Run District of Area III. The development. The following table identifies these complex of high-density apartments, with adjoin­ catalysts for the replanning of this area are the areas and presents acreage estimates of vacant ing retail and office commercial facilities. The suc­ Fair Oaks Shopping Center, and the proposed zoned and/or planned land which is most suitable cessful marketing of office space at Skyline indi­ Fairfax County Government Center. for development (i.e. unencumbered by develop­ cates that a market exists which may continue in The adopted Plan for Fairfax Center allows for ment constraints such as poor topography, the area after Skyline is completed. The commer­ three possible levels of development: baseline, inaccessability, etc.). cial areas along the Route 7 Corridor may be intermediate, and overlay. The right to develop at ready for revitalization, which could open infill the intermediate or overlay levels can be granted PRIME ECONOMIC DEVELOPMENT LOCATIONS IN FAIRFAX development opportunities. on the basis of developer commitment to certain COUNTY WITH ESTIMATES OF DEVELOPABLE ACREAGES Development opportunities in the Lincolnia Dis­ performance standards and for provision of trict exist at the Shell Industrial Park in the north­ amenities called for in the Plan. Location Acreage east quadrant of I-95 and the Beltway. At the overlay level, approximately 1,250 acres of land in this area are proposed for office/mixed 1. Tysons Corner 300 with residential development. Prorating the land to 2. U.S. 50/l-495/Merrifield 450 AREA II 3. McGuin Tract 95 Some of Fairfax County's prime locations for the residential/office mix—it is estimated that 4. l-95/Shirley Highway 600 basic employment activities are located in Area II. about 800 acres will be devoted to nonresidential. 5. Metro Station Areas 375 Two of these, Tysons Corner and Merrifield, have Planned development would yield approximately 6. Oakton/Flint Hill 54 in the past absorbed significant shares of the 12,500,000 square feet of office and light indus­ 1 7. Fairfax Center 800 County's basic employment development. trial space. It is reasonable to expect that actual 8. Reston Dulles Corridor 2,000 Another, the newly planned Fairfax Center area development would occur at a level slightly less Dulles Chantilly 3,300 9. holds great potential for the future. than that which the overlay would allow. An esti­ 10. Centreville2 N/A 3 Continued development of basic employment mate of 90% of overlay would generate some 11. Potential Revitalization Areas N/A in Area II may provide opportunities to intercept 11,300,000 square feet of floor area. Based on labor force from the western portions of the experience in locations such as Tysons Corner, it SOURCE: Fairfax County Office of Comprehensive County which now travels to jobs in Arlington and is estimated that about 80% of the space will be Planning the District of Columbia, and encourage reverse pure office space while the remainder is likely to commuting by attracting labor force from the core be R&D type industrial uses such as are found in 1 Planned for mixed use on about 1250 acres with residen­ areas of the SMSA to work in Fairfax County. the office parks at Tysons Corner. tial uses consuming approximately one-third of the land capacity making 800 acres effectively office and/or indus­ Each of these areas straddle the boundaries Another location of Area II with development trial. The numbers reflect the adopted primary commercial between Planning Districts both within Area II and potential is the Oakton/Flint Hill office area on development forecasts for the Fairfax Center area. with other Planning areas. Route 123, just north of its interchange with I-66. 2 New plan proposals are under study for the Centreville Tysons Corner which straddles the border The area contains some 54 acres for office devel­ area. between the McLean and Vienna Districts is the opment. Portions have been developed over the 3 Several areas are being considered for revitalization in dominant office development area in Fairfax past 2 years. Ultimately, development is expected Fairfax County. County, with about 10 million square feet of space to contain approximately 900,000 square feet of These economic development locations are developed as of 1984. Although office develop­ office space based on an average floor area ratio distributed throughout the County's four planning ment has been occurring in this area since the of 0.4. The focal point of this area is the AT&T areas. early 1d960's, some 4 million square feet of the Long Lines Division facility, directly across Route present total was built during the period 1979 123 from the Oakton/Flint Hill Office Center. AREA I through the early part of 1982. There are now ap­ Three of Fairfax County's six rapid rail Metro The dominant economic development location proximately 300 acres of land remaining for devel­ stations are located in Area II. They are the in the Jefferson Planning District is the Route opment, most of which is destined for office use. aforementioned Dunn Loring station in the Merri­ 50/1-495—Merrifield Area. Although this area Historically, land planned for office and/or field area, the West Falls Church Station located straddles three Planning Districts, Jefferson, Fair­ industrial uses in the Tysons area has been devel­ near the convergence of I-66, Route 7, and the fax and Vienna, its greatest development potential oped at a ratio of approximately 3 to 1—75 per­ Dulles Access Road, and the Vienna Station is in the Jefferson portion. cent office and 25 percent light industrial. which will be located at I-66 where it interchanges This area, strategically located adjacent to the However, in the future it is likely that a higher pro­ with Nutley Street. All of these locations hold Beltway at the interchanges with 1-66 and U.S. portion of remaining land will be developed with potential for economic development. However, the Route 50 has long been a center for industrial and office uses. One of the major remaining sites, the Vienna station, because of the existence of rela­ office activity. While most past development 117 acre Tysons II tract, is currently being tively large pieces of vacant land, and excellent occurred to the west of 1-495 between Route 50 replanned by its owners in preparation for submit­ visibility and access from I-66 probably has the and 1-66, some key parcels remain vacant. The ting a mixed use proposal to the County. greatest potential. Each of these areas are the Chiles Tracts in the northeast and southeast subject of special studies to determine their quadrants of the Route 50/1-95 interchange, com­ ultimate uses.

I/C 19 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

AREA III the Beltway on the north, the Potomac River on Area III contains four areas with significant the east and south, and the corridor along both economic development potential. These are the sides of I-95 on the west. Development of indus­ Reston/Dulles Access Corridor located along the trial and office sites in Area IV, particularly in the Dulles Airport Access Road between Hunter Mill I-95 corridor is expected to provide jobs for resi­ Road on the east, and the Airport on the west; the dents of that area of the County, as well as create Dulles/Chantilly area which is located along the the opportunity to intercept the labor force from eastern boundary of the Airport and extends to jurisdictions to the south which now travels and includes a large area to the Airport's south; through Fairfax County to jobs in Arlington and the Centreville area which is located in the 1-66 the District of Columbia. The major economic Corridor at the interchanges of that highway with development opportunities in Area IV exist in the Routes 28 and U.S. 29; and that portion of the I-95 (Shirley Highway) corridor and the McGuin Fairfax Center area which is located to the west tract in the southwest quadrant of South Van Dorn of the Fair Oaks shopping center in the Bull Run Street with the Beltway in the Rose Hill District. Planning District. Additional opportunities exist in the Route 1 Cor­ The Reston/Dulles Access Corridor contains ridor, and in the planned community which is pro­ some 2,000 vacant acres of developable land posed for the Lehigh Tract. already zoned or planned for economic develop­ The 1-95 (Shirley Highway) Corridor extends ment uses. Since its opening in 1964, Reston has from the Beltway to the Prince William County developed some 4.5 million square feet of building line. It contains some 700 acres of the County's area devoted to office and high-tech industrial developed industrial and office land with the cur­ activities. About half of this development has rent split of activity approximately 90 percent for occurred since 1979. An additional 1.1 million industrial use and 10 percent for offices. square feet comprising some 700,000 square feet Vacant and underutilized land either zoned or of office and 350,000 square feet of light industrial planned for such uses total approximately 1,300 is under construction in 1984. The recent surge acres. However, much of the land has floodplain, in development reflects the opening of the Dulles poor topography, or poor soil conditions. Existing Access Route to commuter traffic as well as the development is characterized by major concentra­ proximity of Reston to a broad range of housing tions of distribution or light manufacturing. The for employees in the area. Due to its strategic area has not, in the past, been attractive to location and the supply of available land, this area research and development, trade associations, along with the adjoining Dulles/Chantilly area pro­ and headquarters facilities which tend to make up vides the longest range potential in Fairfax most of the County's economic growth potential. County. It appears unlikely that this pattern of attraction The Dulles/Chantilly Area contains some will change significantly in the future. 3,300 acres of land which is planned and/or zoned Some of the land in this corridor, however, is for economic development purposes. Although in the area adjacent to Springfield Mall or is much of this land has been planned for many oriented to the Franconia/Springfield Metro Sta­ years, it was not until 1979 that activity actually tion. Development in these areas is likely to be occurred here. Since that time, over one-half mil­ predominantly office in keeping With the pattern of lion square feet of light industrial space has been development being set along Loisdale Road on built with more underway in the area south of the the western edge of the Mall. Airport, oriented to the Route 50 Corridor. Further­ The McGuin Tract is located in the southwest more, development is continuing at a rapid pace quadrant of the Beltway and South Van Dorn at the Dulles Aerospace Park (next to Redskin Street. It, along with the Chiles Tracts at Route Park) along Route 28. Since 1976, this industrial 50 and I-495 and some of the acreage in the park has experienced development of 1.1 million Tysons Corner area, comprises the last significant square feet and is currently developing at a pace Beltway-oriented acreage in Fairfax County and, of 183,000 square feet per year consuming an aver­ indeed, is part of a rapidly diminishing supply of age of 16 acres per year. While most other areas such land in the entire Metropolitan Area. This of the County are likely to be predominantly devel­ tract was replanned during the 1979 Annual Plan oped for office uses, this area is envisioned as hav­ Review for office and light industrial development. ing a greater mix of light industrial activities. Since that time, it has attracted considerable Development to date supports this assumption. interest. The Centreville Area is currently under study Although the tract contains some marine clay for update of its Master Plan. Currently the area and slippage soils which will undoubtedly present contains some 249 acres of land planned and/or some development problems, it is estimated that zoned for commercial and industrial uses. The some one million square feet of office and indus­ strategic location of Centreville on I-66 with direct trial uses could be built here. Ultimate develop­ access to Dulles Airport via Route 28 offers great ment of the tract would probably comprise a 50/50 potential for economic development. Planning for mix of office and industrial, with office uses such development as part of a coordinated growth accounting for approximately 500,000 square feet center which includes residential and support of floor area. commercial activities and retail and hotel develop­ The Route 1 Corridor extending southward ment, would create an attractive alternative to from the Beltway to Fort Belvoir is the subject of other economic development locations in the revitalization efforts aimed at improving the viabil­ County. This would relieve some of the pressure ity of existing retail commercial facilities and en­ from them and help maintain a greater choice of couraging infill development of offices and other locations for a longer period of time. uses to help reenforce existing markets. The revi­ The Fairfax Center Area was discussed in the talization effort is being guided by the Southeast previous section on Area II. It should be pointed Fairfax Development Corporation. The northern out, however, that a major portion of the economic end of the corridor is anchored by the Huntington development potential for this newly planned area Metro Station area. Activities in this area are is located in the Bull Run Planning District of Area expected to be a catalyst for improvement of the III. The major development in this portion of Fair­ northern corridor. A planned extension of Lock­ fax Center, the Fair Lakes complex, was rezoned heed Boulevard to the central portion of the cor­ in early 1984, to accommodate some 5.1 million ridor is expected to improve east-west access to square feet of office, high-tech industrial, retail Route 1, creating the opportunity to increase and hotel development. market accessibility.

AREA IV Planning Area IV comprises the southeastern portion of Fairfax County, bounded generally by

I/C 20 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide LAND USE

LAND USE PATTERNS density subdivisions to be built on smaller lots in RECENT HISTORY OF LAND ABSORPTION order to provide sizable local-serving open space. A major element in the formulation of the Com­ The planned residential community (PRC) zone In the eight years between the initial adoption prehensive Plan is an understanding of the possi­ which permitted Reston to be built proved that of the completely revised Comprehensive Plan in ble limits to development in the County and the large-scale planned development with a mix of 1975 and 1983, approximately 25,500 acres of va­ subsequent distribution of this development to housing types combined with employment oppor­ cant land were absorbed by developments and each of the fourteen planning districts. Fairfax tunities was a feasible alternative to conventional new rights-of-way in Fairfax County. This figure County, including the Towns of Clifton, Herndon suburban development. somewhat understates development activity as and Vienna, comprises approximately^262,800 Nevertheless, technological advances, eco­ underutilized land has decreased about 2600 acres of which 233,863 are classified into various nomic considerations, environmental awareness, acres during the period. Underutilized land is zoning and land use categories. The remaining energy scarcities, a new social consciousness defined primarily as very large residentially- 28,437 acres are in roads, water and small areas of and major court decisions require that land use planned parcels which are listed on the land land that cannot be developed. patterns of the past be reconsidered in light of records as improved because there is a single- As of January 1983,43.8 percent (102,422 acres) these changes. Of major concern is how new land family house on the property. Using a computer of the County's developable land was in actual use patterns can be planned and implemented program, the amount of such acreage subject to residential or residential-related use. Approxi­ with minimal adverse impact on existing stable additional development within the Plan den­ mately 87 percent of this acreage was in use for neighborhoods while also preserving environmen­ sity/intensity guidelines can be estimated. single-family dwelling units. A total of 5,514 acres, tal and other features of the County which con­ Excluding the impact of underutilized land, for or 2.4 percent, are in commercial/retail-related tribute to the quality of life residents presently which details are not available, the land which uses and 8,260 acres, or 3.5 percent, are in in­ enjoy. was developed from 1975 to 1983 represented 26 dustrial use. Park and recreation-related land uses Growing environmental awareness means not percent of the 97,000 acres vacant in 1975. account for 10.0 percent (23,350) of all developable only more rigid development controls in The existing land use for 1975 and 1983 as land in the County. The public land use categories, floodplains and stream influence zones, but a shown in Table 1 and the change in the vacant which include.post offices, fire stations, police whole range of additional factors which must be land inventory by planning district as set forth in stations, correctional institutions, military in­ addressed, including efforts to protect air quality. Table 2 are derived from data published annually stallations and cultural/educational activities, re­ In Fairfax County, automobile emissions are the since 1975 by the Fairfax County Office of quire 21,401 or 9.2 percent of the total. Vacant major pollutants of air. Continued primary Research and Statistics in a document entitled land and other natural uses make up the remain­ dependence on the automobile because of Standard Reports. ing 72,916 acres, or 26.1 percent, of the County's uniform low-density development requires con­ During the 1975-1983 period 31 percent of the developable land. struction of new roads to accommodate the resul­ vacant land which was absorbed by development tant traffic and results in more photochemical went into public or quasi-public use—parks, Existing and Developing Land Use Patterns oxidants in the air due to an increase in vehicular schools, fire stations, churches and similar uses. Fairfax County's land use pattern reflects a usage. Where roadway level of service is reduced Nearly one-third, or 8,236 acres, of vacant land land development history similar to that of many through increased traffic congestion, ambient car­ was devoted to single-family detached dwelling metropolitan suburbs. A rural county until after bon monoxide levels rise. If air quality is to be unit lots; 6 percent of the land was absorbed by World War II, it became a prime area for low- improved in the County, automobile emissions townhouse and apartment developments, and density residential development due to a backlog must be reduced by a combination of actions in­ almost 10 percent by commercial and industrial of demand for new housing, and FHA mortgage in­ cluding technological advancement, increases in uses. The remaining 5542 acres was used for new surance availability for suburban single-family mass transit usage and by provision of employ­ or widened rights-of-way. detached units. A few apartments were built, ment and shopping opportunities in walking or Pohick Planning District had the largest primarily in the Arlington Boulevard and Rich­ biking proximity to residential land uses. amount of vacant land absorbed during the mond Highway corridors. As the population grew, Energy scarcities discussions often focus on period—9968 acres. Upper Potomac Planning commercial and industrial zonings were granted the potential declining availability and increasing District absorbed the second largest amount— to provide shopping amenities as well as to cost of gasoline. However, the recent increases in 6819 acres. These two planning districts com­ broaden the county tax base. With continuing electrical, gas and heating oil bills raise serious bined absorbed 66 percent of the vacant land growth pressure, residential land prices increased questions about the future marketability of large which was developed in the County in the eight and developers began leapfrogging over small single-family detached homes, which tend to be year period. Since these two districts accounted vacant tracts in the eastern portion of the County less efficient in energy usage than smaller for only 45 percent of the vacant land absorption to build large subdivisions in more remote loca­ multifamily or attached homes. during the 1964-1974 decade, the current figures tions where land costs were less prohibitive. In earlier days, the suburbs were commonly show the westward movement of new develop­ Townhouses began to appear in the late 1960s considered the exclusive preserve of the affluent. ment. as an answer to a demand for less expensive Now it is generally recognized that no community Annandale Planning District absorbed 51 per­ single-family housing and smaller units. can function efficiently or equitably unless it pro­ cent while Bailey's Planning District absorbed 43 Townhouses met the need of many families desir­ vides a broad range of housing for its teachers, percent of its inventoried vacant land. Eight of the ing a suburban location while retaining the firemen, policemen and others. The County can­ fourteen planning districts absorbed over 30 per­ income tax advantage of home ownership. not expect to continue to be attractive to office cent of their vacant land. In the Annandale Plan­ Multifamily construction increased by the late employers and industries which broaden its tax ning District 43 percent of the vacant land was 1960's, especially in the Leesburg Pike corridor base if nearby housing is not available for middle- utilized for public and quasi-public uses, 34 per­ between Baileys Crossroads and Seven Corners income employees as well as for highly paid pro­ cent for single-family detached housing and 17 and near several Beltway exits. fessionals. Both enlightened self-interest and a percent for townhouse and apartment develop­ This development pattern created a number of --growing body of law mandate provisions for a mix ments. In the Baileys Planning District 37 percent problems. Uniform low-density residential of housing prices to serve all levels of household of the vacant land was utilized for commercial development throughout most of the County incomes. use and 18 percent for single-family detached makes public transportation inaccessible for a For an increasing proportion of households, housing. large number of citizens. Primary dependence on housing costs in the County are out of reach. In Development for which a building permit has the automobile, combined with lagging road con­ 1983, the median sale price of housing in Fairfax been secured has been classified as committed struction and road improvements, led to traffic County was $103,600. within the Plan context on the presumption that congestion along major arterials. Land was All these considerations would indicate that construction is almost certain irrespective of absorbed with inadequate provision for needed future land use patterns should concentrate more whether building has actually commenced. In open space. Leapfrog development necessitated development in higher density nodes where public cases where the developer has filed a preliminary placement of public facilities in remote locations transportation is a feasible alternative to the or final site plan or subdivision plat with the while excess capacity still .existed in neigh­ automobile, where employment and shopping op­ County, development is considered anticipated. borhoods nearer the metropolitan core, a situation portunities are nearby and where a mix of housing County records on committed and anticipated which strained the County's fiscal capacity both types and prices are available. development are maintained on a unit rather than in terms of capital investment and levels of Comprehensive planning of the land use pat-, an acreage basis. However, by using average den­ service. tern using a flexible, easily updated approach can sities by type of residential structure it is possible However, Fairfax County adopted two pro­ direct growth into appropriate arrangements, sen­ to estimate the amount of land which would be gressive zoning mechanisms during the 1960s sitive to the ever changing conditions of the absorbed if all committed and anticipated which improved the quality of its land use pattern. future. development were completed. The cluster development concept allowed low-

I/C 21 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Table 1 UNDEVELOPED LAND EXISTING LAND USE, FAIRFAX COUNTY 1975 and 1983 Most of the development in Fairfax County has occurred in the past 20-30 years. In 1953, 41,000 % Land acres were considered to be developed. By 1964, a Land Use 1975 1983 Change Absorption land use study of the County revealed 61,000 developed acres, an increase of 61 percent for the Residential eleven year period. Current statistics (1983) in­ Single-family 88,616 96,852 + 8,236 32.3 dicate 142,000 developed acres (or 120,000 acres if Townhouse 1,188 2,353 + 1,165 4.6 the underutilized land concept is applied). The Apartment 2,976 3,217 + 241 , 1.0 suburban development which followed World War Commercial 3,578 5,547 + 1,969 7.7 II was concentrated in areas near the Arlington Industrial 2,097 2,574 + 477 1.9 County and Alexandria City lines, and along major Public and Quasi-Public 43,957 51,816 + 7,859 30.8 transportation corridors such as Richmond Vacant 96,993 71,504 - 25,489 Highway, Columbia Pike, Arlington Boulevard and Sub-Total 239,405 233,863 - 5,542 Leesburg Pike. Lack of sewer availability con­ Estimated Right-of-Way 15,955 21,497 + 5,542 strained growth in outlying areas except for low- Estimated Total County 255,360 255,360 0 density single-family housing on land which could Housing Units support septic systems. As time passed, sewer Single-family 105,274 134,025 + 28,751 service areas expanded and a substantial portion Townhouse 20,008 39,704 + 19,696 of the land east of Route 123, excluding the Apartments 47,687 56,317 + 8,630 Pohick watershed, was developed. Substantial Total Units 172,969 230,046 + 57,077 development of the Pohick watershed area began with the opening of the Lower Potomac Treatment Plant. Developers have indicated through the filing of almost equally divided among the three planning site plans, subdivision plats and building permit districts. Sixty-eight percent of the total units Table 3 applications, their intent to build 50,919 residen­ proposed for Area III are single-family detached tial units on an estimated 17,085 acres. Despite structures. COMMITTED AND ANTICIPATED GROWTH commonly accepted national predictions that Nonresidential committed and anticipated RESIDENTIAL DEVELOPMENT future construction will involve a smaller percen­ development includes all construction except FAIRFAX COUNTY, JANUARY 1973 tage of single-family detached housing than in the dwelling units—office buildings, fast food past, the 1983 committed and anticipated residen­ establishments, shopping centers, churches, Average Estimated tial development consists of 29,821 such units or schools and rapid transit stations. Because Type of No. of Density Land 59 percent of all the proposed units. This con­ several buildings with differing land uses may be Unit Units Per Acre Absorption trasts with 43 percent in 1974. However, the in­ proposed for a single parcel of land and because crease and what it might mean with respect to nonresidential development may be committed or Single-family 29,821 2 14,910 land absorption should be viewed with caution anticipated for construction on only a portion of Townhouse 15,841 8 1,980 since it may only reflect a backlog of incompleted the parcel with utilization of the full parcel at Apartment 5,257 27 195 subdivisions caused by the 1982-1983 recession. some uncertain future date, it has proved difficult Approximately two thirds of the presently com­ to assign a realistic land area to this type of Total 50,919 17,085 mitted and anticipated residential development development. Various techniques are being (33,800 units) is scheduled for Area III which in­ studied but a satisfactory method has not yet cludes the Bull Run, Pohick and Upper Potomac been developed. Outer County Planning Districts. The location of these units is In 1983 nearly 70 percent of the remaining vacant land, or 50,000 acres, and 71 percent of the Table 2 land classified as underutilized was located in Area III which, with the exception of the Pohick VACANT LAND: FAIRFAX COUNTY 1975 AND 1983 watershed, lies entirely west of Route 123. BY PLANNING DISTRICT (IN ACRES) The Upper Potomac Planning District has grown substantially over the past twenty years despite the fact that its major corridors of access Percent Percent to employment centers in the eastern County, Vacant Land Vacant Land Countywide Arlington and downtown Washington have been Area 1975 1983 Decrease* Used 1975-1983 Land Absorption along congested Routes 7 and 50. Growth has been stimulated by the development of the urban Area I clusters of Reston and Herndon which has in­ Annandale 1,449 716 733 50.6 2.9 cluded employment opportunities in industrial Baileys 465 265 200 43.0 0.8 and commercial firms which have located in these Jefferson 1,093 680 413 37.8 1.6 clusters. The imminent opening of the Dulles Lincolnia 501 353 148 29.5 0.6 Subtotal 3,508 2,014 1,494 42.6 5.9 parallel lanes, the completion of the I-66 from the Beltway to the Potomac River and the Dulles Air­ Area II port Access Road extension from Route 123 to I-66 Fairfax 4,147 2,540 1,607 38.8 6.3 will combine to improve immeasurably the access McLean 5,309 3,583 1,726 32.5 6.8 from the Upper Potomac Planning District to all Vienna 2,695 1,719 976 36.2 3.8 parts of the metropolitan area. This same im­ Subtotal 12,151 7,842 4,309 35.5 16.9 proved road network is serving as a catalyst for substantial development on industrially-planned Area III land in the vicinity of Dulles Airport. Bull Run 14,587 14,605 + 18 -0.1 0.0 Pohick 28,018 18,050 9,968 35.6 39.1 The northern portion of the Pohick and eastern Upper Potomac 23,76 916,950 6,819 28.7 26.7 portions of the Bull Run Planning Districts both Subtotal 66,374 49,605 16,769 25.3 65.8 have access to employment opportunities in Fairfax City and will further benefit from those Area IV jobs created as development progresses in the Lower Potomac 5,167 4,800 367 7.1 1.4 vicinity of the Fair Oaks shopping center at the Mount Vernon 2,022 1,621 401 19.8 1.6 junction of i-66 and Route 50. Bull Run Planning Rose Hill 4,255 2,766 1,489 35.0 5.8 District residents who live in the Centreville core Springfield 3,516 2,856 660 18.8 2.6 and near access points to i-66 have already Subtotal 14,960 12,043 2,917 19.5 11.4 benefitted by the extension of i-66 from the TOTAL 96,993 71,504 25,489 26.3 100.0 Beltway to the Potomac River. They are able to easily reach employment centers in Manassas •Vacant land acreage is the net change betwen 1975 and 1983. Note that there has been relatively little development i and will be only a few minutes drive from the ter­ Bull Run District; the increase in vacant land probably results from demolitions. minal Orange Line Metro station at Nutley Street

I/C 22 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

when it opens in 1986. The southeastern portion of Table 4 the Pohick Planning District is close to Fort Belvoir which provides a substantial amount of COMMITTED AND ANTICIPATED civilian employment. NONRESIDENTIAL DEVELOPMENT A substantial amount of vacant land in Area III FAIRFAX COUNTY, JANUARY 1983 is located in areas which are neither served by public water nor public sewer and for which no Structures sewer treatment facilities are programmed or Planning Districts Committed Anticipated planned. Development of much of this land is fur­ ther constrained because it is located in water­ Area I sheds which flow into the Occoquan Reservoir Annandale 6 18 where water quality standards must be main­ Baileys 4 6 tained and some soils are unsuitable for septic Jefferson 8 11 field siting. For these reasons and the general Lincolnia 5 6 environmental sensitivity of much of the Area II Occoquan basin area, a large segment was com­ Fairfax 7 8 prehensively rezoned to five acre lot McLean 16 19 development—in 1982. Vienna 23 35 The amount of vacant acreage in Area III overstates its development potential since Area III approximately 6000 acres are in floodplain and Bull Run 8 5 substantially more land adjacent to Difficult Run, Pohick 11 14 Bull Run, Popes Head Creek and Pohick Creek as Upper Potomac 26 35 well as the Occoquan River has slopes in excess Area IV of 15 percent. The potential adverse environmen­ Lower Potomac 4 5 tal impacts from building activity in such areas Mount Vernon 6 14 offer significant constraints to any intensive Rose Hill 3 5 development. Springfield 33 36

Inner County Total 160 217 The remaining 22,000 acres of vacant land are located in Areas I, II and IV which until recently have offered better access to the employment concentrations in downtown Washington and substantial suburban employment opportunities as well as better access to public transportation. However, at least half of this undeveloped land area is along the Difficult Run and its tributaries or in the Lower Potomac Planning District where the constraints to intensive development are similar to those in Area III mentioned above. The vacant land in the urbanized portions of these planning areas is typically found in relatively small parcels which might be suitable for medium- or high-density construction or custom-built single-family detached housing. Multifamily development, however, is frequently incompatible with the neighborhoods within which the vacant land lies. On the other hand, custom-built homes exceed the cost of tract homes of the single- family detached type. Persons contracting for such construction are frequently not attracted to neighborhoods of older housing. With some minor exceptions, most of the large masses of remaining undeveloped land in the in­ ner part of the County is land which has been passed over because of development problems. Nevertheless, two of the more notable holdings, the 600 acre Chiles tract at the intersection of Route 50 and the Capital Beltway, and the 1300 acre Lehigh tract south of Franconia and Rose Hill have both recently entered the development pipeline. With the exception of the land along Difficult Run and in the Lower Potomac Planning District, the vacant land inventory in the inner portion of the County probably understates development potential. The growth of the metropolitan area has pushed up land prices to the extent that land values along the eastern perimeter of the County are frequently out of line with the types and inten­ sity of uses on the land. The economics of this situation plus the facts that some of the buildings are becoming deteriorated and the area has the potential for good public transportation service may foreshadow redevelopment at higher den­ sities and intensities.

I/C 23 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide TRANSPORTATION

Introduction and Organization areas. Finally, it encourages the creation of an facilities are poorest. Although substantial in­ arterial roadway network intended to provide for creases in employment in the County are forecast, The transportation elements of the Comprehensive major traffic movements. A more extensive the regional core (Washington, D.C, and parts of Plan are organized into two sections. Section I (Back­ discussion of functional classification, including Arlington and Alexandria) will remain as the single ground and Analysis) describes the purpose of the the adopted functional classification for roads in greatest concentration of jobs in the region. transportation plan, the process employed to develop Fairfax County, is found in Section II (Recommen­ future travel forecasts, and the conclusions reached by These two trends will reinforce existing travel dations). analyzing these traffic projections. Of particular interest patterns to a very large degree. Thus, it does not in Section I are a description of the underlying concepts appear that drastic changes In commuting pat­ embodied in the transportation plan and an overall sum­ Technical Foundation terns will occur in the foreseeable future, although mary of the major issues associated with the plan. The transporation plan has been developed travel entirely within the County will increase Section II (Recommendations) contains the specific through the use of computer models to forecast significantly. Moreover, the total magnitude of countywide area, and sector recommendations as well future travel In the Washington, D.C, metropolitan travel will increase as the number of households as information on the implementation of these plans. region. Satisfactory technical analysis is an im­ in the County increases. This growth is planned to The purpose of this section is to present a detailed sum­ portant element of the plan since federal and be substantial. Vehicle miles of travel is also likely mary of all the planned transportation recommenda­ state acceptance is contingent on the considera­ to increase as low-density residential develop­ tions and a description of the programming procedures tion of future regional travel needs through an ment continues in the outer fringes of Fairfax that will serve to implement them. accepted forecasting process. The transporation County, and in Loudoun County and Prince plan has been approved by the regional Council of William County. This continuation of residential The Technical Appendix includes background infor­ Governments (COG) and has been incorporated development will also create significant and mation of a more technical nature than that found in where appropriate into the long-range regional noticeable increases in the need for circumferen­ Section I. The primary topic of the section is travel transportation plan. Further information regarding tial travel. These needs will be generated by addi­ demand and how it is related to the land use elements the traffic forecasting process is included in tional business, commercial, and other activity of the Comprehensive Plan, as well as how recent Section III (Appendix). centers In the developing areas. growth in the County has affected travel demand fore­ casts over the past few years. Underlying Assumptions Impacts of Future Travel Needs on the The following paragraphs provide a summary Projected levels of future development for all of Transportation System of the major issues associated with the Fairfax the jurisdictions in the region formed the basis for The projected future travel demand will have County transportation plan. These issues relate to the development of future travel forecasts. major impacts on the transportation system. the purpose of the plan, the major concepts em­ Various analyses have been made both in the These impacts will be manifested In several ways. bodied in the plan, and the technical foundation of preparation of this plan and in subsequent Transit. The transit system will carry much of the plan. The major findings resulting from the regional activities for 1990 and 1995. It Is ex­ the increase In travel for work which is oriented to technical evaluation of travel demand are sum­ tremely important to emphasize that these the regional core. Metro-rail will be heavily used; if marized. Finally, the process by which the plan is development projections are not for the ultimate the optimistic assumptions made in this plan are implemented is discussed. It is highly recom­ build-out. or full development of Fairfax County. realized, most seats will be occupied by the time mended that users of this plan consider this infor­ Development of such magnitude will most pro­ the trains cross the Beltway. Even under more mation in interpreting the recommendations. bably create even greater travel needs than those realistic assumptions regarding feeder service, reported herein. Because these conditions will not trains approaching Rosslyn and the Pentagon will occur within the next 20 years, however, it is ex­ have many standees. Transit will not, however, SECTION I tremely speculative to attempt to assess their play a major role In the accommodation of work impacts. trips in the circumferential direction, trips for non- work purposes, or trips in outlying areas. Purpose It has also been assumed that the full 101-mile The Fairfax County transportation plan is a Metro-rail system will be complete and opera­ Highways. Even accounting for transit, auto guide to the development of a transportation tional. This system includes routes to Vienna, travel will increase substantially and place addi­ system to meet the long-range needs of Fairfax Franconia/Springfield, and Huntington in Fairfax tional burdens on the highway system. County. This guide is intended to serve many func­ County. A very extensive feeder bus network, with Automobile usage will progressively increase as tions. It forms the basis for the development of appropriate facility improvements, was also the distance from the core increases. These In­ programs for the allocation of funds by regional assumed in the preparation of this plan. This creases will be most dramatic in the outer and and state agencies which have the statutory assumed level of transit service far exceeds the central areas of the County where transit is authority to build and operate the transportation magnitude of feeder bus service contemplated by poorest, but they will also exist at the Beltway and system. It assists the County In making land use WMATA upon completion of the Metro-rail system. inner areas. With the existing highway system decisions and in obtaining important right-of-way Continued increases In transit operating deficits, already operating at capacity at the Beltway, and other contributions toward the provision of and the associated subsidy paid by the County these increases will result in a further deteriora­ these facilities. Finally, It provides a vehicle for in­ may reduce the likelihood of such service Im­ tion of the level of service provided by the highway forming the general public of the long-range provements. Of course, continued increases in network. transportation needs of the County. gasoline costs and potential future shortages in assessing the plan, it was originally could have the opposite effect. Further information regarding the administra­ estimated that only 75 percent of the travel tion of the transportation system in Fairfax demands crossing the Beltway was met. With the County and the provision of improvements to that Major Findings of the Travel Demand Forecasts subsequent approval of the extension of 1-66 as a system is contained In Section II of the Com­ The paragraphs which follow provide a sum­ restricted carpool/high occupancy vehicle facility prehensive Plan in the discussion of the mary of the major findings resulting from the during peak hours, this inadequacy will be implementation process. forecasting of future travel. Major characteristics somewhat reduced. However, the magnitude of of this travel, as well as the impacts on the travel demand Is so great that meeting It in Its transportation system, are presented. entirety does not appear to be economically feasi­ Concepts Embodied In the Plan Future Travel Characteristics. The analysis ble under present funding sources or environmen­ In recognition of projected travel needs, com­ conducted in the preparation of this plan in­ tally sound. Faced with these issues, the recon­ munity concerns, and the policies of the Board of dicated that general travel patterns were most af­ sideration of alternative land use patterns at the Supervisors, the transportation plan incorporates fected by the distribution of development regional and local level would appear to be a number of significant features. It reflects a throughout the region. In contrast, variations in warranted. higher level of transit service than currently en­ the transportation system appeared to make very Section III (Appendix) provides additional infor­ visioned by WMATA toward reducing potential little difference in these overall travel needs. This mation with respect to the travel demand highway needs. It does not attempt to fully accom­ finding has been subsequently corroborated in forecasts. modate projected travel to and from Washington, work by COG at the regional level. D.C. and the regional core. It encourages the crea­ This finding has important implications for Implementation of the Transportation Plan tion of high-capacity radial corridors using future transportation planning. A general review of The provision of transportation facilities has existing facilities. It emphasizes the improvement the committed and planned growth patterns of generally followed their need. Much of this lag of roadways in the western and southern areas Fairfax County provides a very useful basis for the results from the scarcity of funds for necessary of the County where most new development is evaluation of future travel needs. Most of the improvements. In addition, the lengthy time period planned. It also emphasizes the improvement of County's growth will occur in the western and required to complete the planning, design, and roads in the circumferential direction in these southern areas where the existing transportation approval process associated with major public

I/C 24 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

capital investments also contributes to this delay. Thus, the appearance of a recommendation on the adopted transportation plan does not assure its implementation in a timely fashion. Short-range road improvement programs covering a six- and ten-year period are developed jointly with the Virginia Department of Highways and Transporta­ tion (VDH&T) to guide the actual scheduling and funding of priority projects. Because of these lengthy lead time requirements it is essential for these programs to maintain a high degree of stability from year to year. The ambitious transit capital improvements included in the plan are also subject to severe funding constraints. In order to implement the facilities recommended, a con­ tinuing commitment of resources on the federal, state and local levels will be necessary. A further more detailed discussion of the transportation im­ plementation process is presented in Section II (Recommendations). Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

come correspondingly reduced, by the presence of neighborhood penetration and a much greater em­ SECTION II large volumes of entering and exiting traffic at fre­ phasis on local rather than regional trips. To deter­ quent interchanges. Therefore, the additional traf­ mine the applicability and structure of such fic attracted to the Beltway because of these in­ systems requires careful analysis on a case by This section presents the transportation adequate arterials serves only to diminish its ef­ case basis to assure the most effective use of recommendations of the adopted Fairfax County fectiveness in carrying the through-traffic it was County resources. Plan. These recommendations are best inter­ originally designed to serve. Recommendations for improvement and ser­ preted in the context of the analysis and under­ Clearly, then, the development of an effective vices, including fringe parking lots, bus priority lying concepts summarized in Section I. The circulation plan for any area should rely on the lanes and express bus thoroughfares, commuter distinction between Plan recommendations and delineation of a basic functional classification rail service and rapid transit service are included the process by which these recommendations are system for that area. The extent to which this in Section II. Due to the dynamic nature of bus implemented should be emphasized. This im­ system is violated or compromised may determine transit service, recommendations for specific bus plementation process is also described in this the adequacy of circulation in the area. routes are not included in the Comprehensive section, which is organized under four separate Toward developing such a system, considera­ Plan. However, the process for developing the headings. tion was given to the magnitude and distribution route structure is included in the Programming The first, Functional Classification, contains of projected travel demand, and the types and and Priorities section. an explanation of the functional classification spatial distribution of activities within the County. concept and the adopted functional classification Because the effectiveness of any one type of Roadway System Functional Classification for roads in Fairfax County. transportation facility is dependent upon the ade­ Freeways and expressways are controlled ac­ The second, Countywide Recommendations, quacy of other types, it is necessary to determine cess facilities providing for high-volume travel. contains a narrative description of the" major the purpose and function of facilities and services The concept of service to abutting land is subor­ transit and roadway improvements. prior to making recommendations. dinate to accommodating the through movement The third, Actions Necessary After Plan Adop­ For this document, the facilities and services of vehicles. It is desirable that medians, shoul­ tion, presents the programming procedures and of the total transportation system were classified ders, acceleration and deceleration lanes, and processes that are used to implement the Plan according to their primary function. Transit ser­ grade separated interchanges be included in the recommendations, as well as other subsequent vice is classified according to primary function. design. Parking and pedestrian travel along or activities. Transit service is classified by line-haul service, very near the traveled portion of the roadway The fourth, the Area Plan Recommendations, and collection and distribution service. Highway should not be allowed. A parkway is a special type includes community planning sector recommen­ facilities are classified by freeways and express­ of this facility classification which does not allow dations which were adopted for the four planning ways, other principal arterials, minor arterials, col­ trucks. areas. This section includes recommendations of lectors and local streets. a more local nature than those under Countywide These facilities should provide a minimum of Recommendations. two travel lanes in each direction within a min­ Transit System Functional Classification A map showing the adopted countywide trans­ imum right-of-way of 120 feet. Additional right-of- portation plan is also included in this section. Line-haul transit service provides express or way is necessary for more than four lanes and for limited-stop high-speed travel over relatively long interchanges which provide all access to and from FUNCTIONAL CLASSIFICATION distances or between points which are relatively a freeway, and most access to and from an ex­ far apart. The guideway required for this service pressway. A fundamental concept addressed in the can be reserved exclusively for transit vehicles, or Other principal arterials also serve main travel transportation plan is the development of a func­ be shared with ail traffic. The line-haul function corridors. Some access is provided to abutting tional classification system. This concept speci­ can be fulfilled by either bus or rail vehicles. The land, but the primary function of the roadway, par­ fies the type of service which any given facility critical elements determining the efficiency of the ticularly during peak periods, is to carry through provides. Functional classification is very useful service are a concentration of travel demand be­ traffic. Intersections with expressways and minor in considering the dual role of the transportation tween activity centers, sufficient access to the arterials should not be at grade. Where many turn­ network in providing both travel mobility and ac­ service through provision of parking facilities and ing movements could occur over a relatively short cess to property. Although access is a fixed re­ integration with collection and distribution transit roadway section, service drives are desirable. Me­ quirement which is necessary at both ends of a services, and adequate guideway capacity to en­ dians, shoulders, and acceleration and decelera­ trip, mobility can be provided at varying levels in­ sure high speeds. tion lanes are also desirable. Where shoulders cannot be provided, bus storage bays are desir­ corporating a wide range of elements. Collection and distribution transit service of­ able. Adequate and safe pedestrian and bicycle Although the utilization of the various func­ fers local travel between two activities or between travel along and across these facilities should be tional classes is seldom discrete or absolute (e.g. an activity and a mode for line-haul transit service. included in the design. Parking should not be most local streets carry some nonlocal traffic), a Unlike line-haul service, most users walk to and allowed. substantial amount of the transportation prob­ from stops. Transit vehicles almost always share These facilities should include four to six travel lems in the County arises directly from the exces­ the guideway with other traffic unless the concen­ lanes with a minimum right-of-way of 90 feet and sive mixing of functions on a particular facility. tration of transit vehicles is quite high and their maximum of 160 feet. For example, one of the most frequently raised performance would be extremely adversely af­ Minor arterials usually carry an even mix of transportation issues in the County is the exces­ fected by shared use, as is the case in the down­ local and through traffic. They link collectors, and sive use of local and/or collector streets by town area of Washington, D.C. sometimes local streets, with principal (major) through traffic. Since these streets are not ordi­ Line-haul transit service is currently offered on arterials. Minor arterials are lower service level narily designed for such usage, which usually oc­ the following roadways in Fairfax County: Shirley roadways with partial control of access. Medians, curs at peak hours, it is evident that a major cause Highway, Arlington Boulevard, the George Wash­ shoulders, and turning lanes are desirable. Park­ is congestion and delay on the arterials. Further, ington Parkway, the Dulles Airport Access Road, ing is optional. Sidewalks and/or bicycle trails this arterial congestion is itself often caused by the Capital Beltway, and 1-66. For Shirley Highway, should be provided on both sides of the road.. . traffic using the arterials for local access. Another a small portion of Arlington Boulevard, and 1-66 in­ similar problem involving a mixing of function is side the Beltway, the guideway is reserved for It is generally desirable for these facilities to the excessive use of the Beltway, which was high-occupancy vehicles. Most of these same consist of four travel lanes within a right-of-way of originally designed for interstate and regional buses perform collection/distribution functions at 90 to 110 feet. However, due to the diversity of travel, by short-distance trips covering only a few the outer terminus of their line-haul mode. For development patterns and roadway conditions rterials. Further, this arterial congestion is itself most bus routes the inner terminus is a Metro-rail throughout the County, it is not recommended often caused by traffic using the arterials for local station where the rail system is used for the com­ that all existing minor arterials be widened to four access. pletion of the line-haul transit trip. As the Metro- lanes. It should be emphasized that these facil­ ities are an important element of the transporta­ Another similar problem involving a mixing of rail system expands, the role of buses will be in­ tion network. In many cases, their present func­ function is the excessive use of the Beltway, creasingly oriented to feeding the rail stations and tion has evolved very naturally over a period of which was originally designed for interstate and providing cross-County transit access. At the years as development progressed along previ­ regional travel, by short-distance trips covering same time, the line-haul transit function will be ously rural roads, which then became the principal only a few interchanges. Obviously, a principal substantially assumed by the rail system. (and often only) means of access to these develop­ reason for this attractiveness of the Beltway is the In addition to these transit services, special­ ments. In general, these roadways have always congested and slow operation of most arterial ized community-oriented transit services may be served relatively longer distance travel. Their fre­ highways in the circumferential direction. Travel advantageous. Such systems are usually charac­ quent characterization as local-serving or collec- on any high-speed, limited access highway be­ terized by more personalized service with deeper

I/C 26 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

tor roads has meaning only when they are consid­ These facilities should generally allow for two provements consistent with such a function. The ered as serving an entirely rural area. For this rea­ travel lanes with sufficient pavement width to per­ plan has been developed with heavy emphasis on son, a realistic assessment of "these facilities mit safe bus operations.T/Vhere traffic volumes are separating local and nonlocal facilities by func­ should consider their improvementat some future anticipated to be high due to relatively intense use tional classification and maintaining the integrity date. of the area served, four travel lanes should be pro­ of local streets by recommending improvements on higher type facilities. Collector streets provide direct service to and vided within 90 feet of right-ofTway. from local areas, routing traffic to the arterial Local streets provide access to properties The functional classification of roadways in street system. Generally, these roadways are not abutting the roadway and within the immediate Fairfax County is shown on the map and alpha­ used for through trips. Collector streets are very vicinity. Traffic speed and volume should be low. betical listing which accompanies this dis­ important for the collection and distribution func­ Bus routes along local streets should be discour­ cussion. tions of transit service. As such, they should be aged. Sidewalks and parking are desirable. Right- designed in conjunction with" the arterial system of-way widths should provide conformance with to permit safe boarding and alighting, and allow standards for safe operation and proper main­ buses to safely enter, exit, and turn around if tenance. necessary. Medians, access control, and turning The above functional classification system for lanes are desirable only where traffic volume is ex­ transit and highways has been kept in context in pected to exceed about 5,500 vehicles per day. the development of recommendations for serving Parking is optional, and can generally be safely the trips generated in or traveling through the accommodated in most sections. Sidewalks and/ County, At this stage, it is essential to clearly or trails should be provided on both sides of the understand that facilities intended to serve a cer­ road. tain type and magnitude of travel will require im­

I/C 27 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

COUNTYWIDE RECOMMENDATIONS Table 1

Recommendations for improvements having TABLE OF ARTERIAL ROADS IN FAIRFAX COUNTY countywide implications are presented in this sec­ (1990) tion under separate headings for Countywide Magisterial1 Transit Recommendations and Countywide Road­ District way Recommendations. Countywide Trails Recomendations are also noted. A. Principal Arterials—Interstate and Other Freeways and Parkways 1. Capital Beltway (I-495 & I-95) Cabin John Bridge Alexandria City Line A D L M MV P 2. Dulles Airport Access Road (DAAR) Loudoun County I-66 C D P Countywide Transit Recommendations 3. George Washington Memorial Parkway I-495 Arlington Co. Line D The countywide analysis indicated that the 4. I-66 Prince William Co. Line Arlington Co. Line C D P S future provision of a high level of transit service 5. Lee-Jackson Memorial Hwy. (Rt. 50) Loudoun County Line I-66 C S could achieve significant increases in mode 6. Leesburg Pike (Route 7) Loudoun County Line I-495 C D P splits, although these increases would be most 7. Shirley Highway (Rts. I-95 & I-395) Prince William Co. Line Arlington Co. Line L M MV S pronounced at the inner portion of the region and CS 8. Sully Road (Route 28) Prince William Co. Line Loudoun Co. Line would progressively decrease away from the core area. The recommendations below are essential B. Other Principal Arterial Roads for the provision of the assumed level of transit 1. Arlington Boulevard (Route 50) Fairfax City Limits Arlington Co. Line M P service, which is significantly higher than that cur­ 2. Chain Bridge Road (Route 123) Fairfax City Arlington Co. Line C D P rently projected by COG or WMATA. Failure to im­ 3. Columbia Pike (Route 244) Little River Turnpike Arlington Co. Line M 4. Lee Highway (Route 29) Fairfax City Limits Falls Church City Line P plement these recommendations can only result 5. Lee Highway (Route 29) Prince William Co. Line Fairfax City Limits S in decreasing the transit ridership estimates ob­ 6. Lee^Jackson Memorial Hwy. (Rt. 50) I-66 Fairfax City Limits C S P tained in the countywide analysis. 7. Leesburg Pike (Route 7) Falls Church City Line Alexandria City Line M A. Rapid rail transit (Metro-rail). It is recom­ 8. Leesburg Pike (Route 7) I-495 Falls Church City Limit D P mended that the Metro-rail adopted regional sys­ 9. Little River Turnpike (Route 236) Fairfax City Limits Alexandria City Line AMP tem (ARS), including the relocated Franconia/ Prince William Co. Line A MV S 10. Ox Road (Route 123) Fairfax City Springfield Station, be constructed in Fairfax Prince William Co. Line Alexandria City Line L MV 11. Richmond Highway (Route 1) County. In addition, a transit line should be ex­ 12. Route 28 Bypass Prince William Co. Line Sully Road S tended in the median of the Dulles Airport Access 13. Springfield Bypass Route 1 Route 7 C D L S P Road between West Falls Church and Dulles Air­ C. Minor Arterial Roads port. In the vicinity of the Tysons quadrangle, the 1. Alban Road Rolling Road Backlick Road L line could potentially deviate from the median in 2. Anderson Road Route 123 Magarity Road P order to provide a station in the interior of the 3, Annandale Road Route 236 Falls Church City Limit M P quadrangle. Other station locations that should 4. Backlick Road Route 236 Route 1 A L M MV be considered are Wolf Trap Farm Park (for perfor­ 5. Baron Cameron Avenue Herndon Town Limits Route 7 C D mances only) and Reston. George Washington Pkwy. MV 6. Beacon Hill Road Route 1 B. Commuter rail. Efforts to establish com­ Route 236 Alexandria City Line M 7. Beauregard Street muter rail service on the Southern and RF&P 8. Beulah Road Route 7 Vienna Town Limits C D Railroads should be pursued in light of the poten­ 9. Beulah Street Franconia Road Telegraph Road L tial demand such service could accommodate. It 10. Blake Lane Jermantown Road Fairfax City Limits P 11. Braddock Road Columbia Pike Stone Road A M S L should be noted that, as a portion of the transit, 12. Braddock Road Loudoun County Line Route 28 S zone established by the WMATA Compact, all re­ 13. Burke Center Parkway Burke Lake Road Route 123 S quests for the provision of public transportation in 14. Burke Lake Road Route 123 Braddock Road A S Fairfax County must be coordinated through 15. Carlyn Springs Road Seminary Road Arlington Co. Line M WMATA. 16. Cedar Lane Gallows Road Route 50 P C C. Major line-haul bus. For corridors which are 17. Centreville RoadAA/alney Road Herndon Town Limits Poplar Tree Road C S D not directly served by Metro-rail, a high level of ex­ Anderson Road Route 123 D P 18. Chain Bridge Road press and feeder bus service to Metro stations 19. Clifton Road Route 29 Route 123 S must be provided to achieve the County's high 20. Commerce Street Old Keene Mill Road Franconia Road L modal split goals. The County should encourage 21. Compton Road Route 28 Clifton Road S the provision of such service under appropriate 22. Crowell Road/Browns Mill Road Hunter Mill Road Beulah Road D C 23. Dranesville Road Route 7 Herndon Town Limits D administration arrangements including commun­ 24. Edsal Road Backlick Road Alexandria City Limits L ity-managed commuter bus operations where the 25. Fort Hunt Road Route 1 George Washington Pkwy. MV necessary community support and interest are 26. Fox Mill Road Lawyers Road Waples Mill Road C present. This type of operation is intended to sup­ 27. Franconia Road I-95 Telegraph Road L plement and complement other transit service of­ 28. Frying Pan Road Centreville Road Sully Road C fered in the region. One of the major elements in 29. Furnace Road/Lorton Road Route 123 Route 1 MV securing success for any transit operation rests in Annandale Road Columbia Pike M 30. Gallows Road making the service an attractive alternative to the 31. Gallows Road Route 7 Annandale Road M P automobile in terms of travel time. Accordingly, 32. George Washington Memorial Parkway Mt. Vernon Alexandria City Line MV great attention should be focused on the facilities 33. Georgetown Pike (Route 193) Route 7 Route 123 D 34. Glen Carlyn Road Route 7 Arlington Co. Line M recommended for exclusive or express bus opera­ 35. Gosnell Road Route 7 . Old Courthouse Road C tions. These facilities can reduce bus travel times 36. Graham Road Annandale Road Route 29 P M significantly, thereby offering two distinct ben­ 37. Great Falls Street Route 123 Falls Church City Line D efits to Fairfax County: 38. Guinea Road Route 236 Route 123 A S 1. attraction of additional transit ridership 39. Haycock Road Route 7 Westmoreland Street D by reducing the transit travel times in relation 40. Hooes Road Route 123 Pohick Road S MV to auto travel times, and Route 236 Annandale Road M 41. Hummer Road 2. lowering transit operating costs by reduc­ 42. Hunter Mill Road Baron Cameron Avenue Blake Lane C D P ing the amount of equipment needed to operate 43. Idylwood Road Cedar Lane Great Falls Street D P a given level of service. 44. International Drive Route 7 Spring Hill Road D P D. Preferential bus/carpool lanes. Additional 45. Jermantown Road Fairfax City Line Blake Lane P 46. John Marr Drive Ravensworth Road Columbia Pike A M lanes reserved for buses and carpoois are recom­ 47. Kirby Road Great Falls Street Route 123 D mended on a number of radial facilities to offer a 48. Lawyers Road Fox Mill Road West Ox Road C high level of transit service both to Metro stations 49. Lee Chapel Road Burke Lake Road Route 123 S and to the central areas of the region. This recom­ 50. Lewinsville Road Route 7 Route 123 D mendation is supported by the operational diffi­ 51. Lincolnia Road Columbia Pike Beauregard Street M culties associated with the use of reverse or Backlick Road L 52. Loisdale Road Franconia Road contra-flow bus lanes, coupled with the expected Route 7 Great Falls Street D P 53. Magarity Road high level of automobile demand which will occur 54. McLearen Road/Lawyers Road Sully Road Vienna Town Limits C even with increased transit availability. More 55. Mount Vernon Highway Route 1 Mount Vernon MV detailed studies of operating characteristics and 56. Mount Vernon Memorial Highway Route 1 Mount Vernon MV transit operation plans should be made on a case- by-case basis prior to the implementation of such Chart continued on next page recommendations.

I/C 28 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

With the exception of the Dulles Airport Access Table 1 (Continued) Road and Shirley Highway, these facilities should TABLE OF ARTERIAL ROADS IN FAIRFAX COUNTY provide additional lanes reserved for the exclusive (1990) use of buses and carpools at least during the peak Magisterial' periods. Their operation would be similar to the From To District bus/carpool lanes on Route 50 through Arlington County. L MV 57. North Kings Highway Telegraph Road Route 1 1. Richmond Highway (Route 1) from Sher­ 58. Nutley Street Vienna Town Limits Route 50 P wood Hall Lane to North Kings Highway. North 59. Old Courthouse Road Beulah Road Gallows Road C P Kings Highway from Route 1 to the Huntington 60. Old Dominion Drive Georgetown Pike Arlington Co. Line D 61. Old Keene Mill Road Lee Chapel Road I-95 S L Metro Station. 62. Ordway Road Prince William Co. Line Compton Road S 2. Springfield Bypass from Burke Lake Road 63. Park Street Vienna Town Limits Cedar Lane P to the Franconia/Springfield Metro Station. 64. Patrick Henry Drive Route 7 Route 50 M Please also refer to description of the Spring­ 65. Pleasant Valley Road Loudoun Co. Line Route 29 S field Bypass (Hooes Road-Pohick Road) in the 66. Pohick Road Hooes Road Route 1 S MV section under Countywide Roadway Recom­ 67. Poplar Tree Road Braddock Road Route 28 S mendations. 68. Prosperity Avenue Route 236 Dunn Loring Metro Sta. P M 3. Braddock Road (Route 620) and Guinea Braddock Road A M 69. Ravensworth Road Route 236 Road (Route 651) from Zion Drive to I-495. Con­ 70. Reston Avenue Route 7 Fox Mill Road C struction of the additional pavement required 71. Roberts Road/Roberts Parkway Pohick Road Fairfax City Line AS for bus lanes along Braddock Road is to occur 72. Rolling Road Braddock Road Hooes Road A S L 73. Rolling Road Springfield Bypass Pohick Road LS within the defined median of the present road­ 74. Seminary Road Carlyn Springs Road Alexandria City Limits M way. 75. Sherwood Hall Lane Route 1 Fort Hunt Road MV 4. Little River Turnpike (Route 236) from Col­ 76. Shirley Gate Road Route 50 Braddock Road AS umbia Pike to I-495. Construction of the addi­ 77. Shreve Road Route 29 Route 7 P tional pavement required for bus lanes is to oc­ 78. Silverbrook Road Route 123 Lorton Road S MV cur within the median of the present roadway. 79. Sleepy Hollow Road Columbia Pike Route 7 M 5. Arlington Boulevard (Route 50) from Fair­ 80. South George Mason Drive Seminary Road Arlington County Line M fax Circle to Arlington County. 81. South Kings Highway Telegraph Road Route 1 6. Dolley Madison Boulevard (Route 123) 82. South Van Dorn St./Lockheed Blvd. Alexandria City Limits Route 1 L from Georgetown Pike to the George Washing­ 83. Springfield Bypass Spur Rolling Road So. Van Dorn Street LS ton Memorial Parkway to continue on the 84. Spring Hill Road Georgetown Pike Route 7 D 85. Springvale Road Georgetown Pike Route 7 D George Washington Parkway to Rosslyn as 86. Stone Road Route 29 Braddock Road S bus-on-freeway (see below). 87. Stringfellow Road Springfield Bypass Route 29 S P 7. Dulles Airport Access Road (DAAR) from 88. Sunrise Valley Drive Centreviiie Road Hunter Mill Road C D Route 28 to the West Falls Church Metro Sta­ 89. Sunset Hills Road Herndon Town Limits Hunter Mill Road C tion, it is recommended that buses be allowed 90. Swinks Mill Road Georgetown Pike Lewinsville Road D to use those lanes of the DAAR normally re­ 91. Sydenstricker Road Old Keene Mill Road Hooes Road S served for airport traffic only, even after the 92. Telegraph Road Alexandria City Limits Route 1 L MV construction of parallel lanes for unrestricted 93. Towlston Road Old Dominion Drive Trap Road D use, recommended elsewhere in this Plan. Ac­ 94. Trap Road Towlston Road Beulah Road C D cess to and from this facility for buses should 95. Vale Road West Ox Road Vienna Town Line C P be provided at Route 28, Centreville Road, relo­ 96. Wakefield Chapel Road Route 236 Braddock Road A 97. Walker Road Georgetown Pike Route 7 D cated Dranesville Road, Reston Avenue, Hunter 98. Waples Mill Road Fox Mill Road Route 29 P S Mill Road, Trap Road, Route 7, Route 123, and 99. West Street Route 29 Falls Church City Limit P Magarity Road. 100. West Ox Road Lawyers Road Route 29 CPS 8. Shirley Highway (I-95) from the present 101. Westmoreland Street Chain Bridge Road Arlington Co. Line D terminus of the bus and carpool lanes to the 102. Westpark Drive Route 7 International Drive D Prince William County line. Additional develop­ 103. Wiehle Avenue Loudoun County Line Sunrise Valley Drive C D ment in both Prince William County and Fairfax Route 7 Arlington Co. Line M 104. Wilson Boulevard County, coupled with increased in travel along 105. Woodlawn Road Telegraph Road Route 1 L MV I-95 as a major north-south road in the eastern United States, will place increased demands NOTE: Collector Roads are not included in this listing upon I-95. Some of the increase in travel in the A = Annandale corridor could be handled by commuter rail ser­ C = Centreville vice. However, express buses remain the most D = Dranesville flexible mode of travel, capable of circulating L = Lee through many neighborhoods and carrying rela­ M = Mason tively high volumes on expressways. Commuter MV = Mount Vernon rail offers less flexibility and may not be able to P = Providence handle the passenger volume without interfer­ S = Springfield ing substantially with freight movement. An ex­ press lane could carry high occupancy vehicles from southern Fairfax County and Prince Wil­ liam County around the anticipated congestion along I-95 and increase the capability of the highway to meet the forecasted travel demand. 9. Shenandoah Freeway (I-66) from Lee Highway (Route 29) in Centreville to the Vienna Metro Station. These bus lanes are to be con­ structed in the i-66 median. 10. I-66 from I-495 to the Theodore Roosevelt Bridge. This four-lane limited-access facility is to be limited to carpools and buses in the peak direction during peak periods. Please also refer to the description of I-66 under Countywide Roadway Recommendations. E. Bus-on-freeway. These recommendations apply to the use of limited access roadways by ex­ press buses. Some of the roadways included in this section are not currently limited access in the future. In these cases, additional exclusive bus lanes should be constructed prior to the limitation of access and operated in the interim similarly to the exclusive bus lanes recommended above. At

I/C 29 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

such time as access limitation is achieved, the congested areas and absence of local congestion, whereby each curb cut on such streets could serve facility may operate as an ordinary bus-on-free­ distance to bus priority or limited access facility, several establishments. way, without the reservation of exclusive lanes for visibility to commuters, and cost of real estate. Ex­ Arterial streets should be designed so as to buses. cept for those sites which already exist or are minimize the impact on adjacent, residential prop­ 1. I-495 from Route 236 to Shirley Highway; committed, this plan does not attempt to specify erty to include buffering where possible. The 2. Route 50 from Stringfellow Road to I-66; the exact parcels on which fringe lots should be design and type of buffering should be considered 3. Route 7 from Reston Avenue to the Dulles located. Instead, the locations recommended at the time of the development of the adjacent Airport Access Road; and should be considered general areas which deserve property and/or the construction of the roadway. 4. George Washington Memorial Parkway further study for the precise location of fringe It is recommended that traffic signals in the from Dolley Madison Boulevard to Rosslyn. parking lots. Such study should include a detailed County be synchronized or coordinated to the ex­ F. Fringe parking. In a suburban area with dis­ analysis of the factors mentioned above. Based tent possible as a means of promoting smoother persed development patterns such as those found on these factors, the following sites are recom­ traffic flow. Such a system is most important in Fairfax County, it is impossible to place bus mended for construction of fringe parking lots: along the major radial highways which are likely service within walking distance of all residents 1. Industrial Road, east of Backlick Road; to receive increasing traffic volumes as the land due to excessive cost and operational problems. 2. Route 50 at I-66 (joint-use parking should uses recommended in the Plan materialize. The establishment of fringe parking lots can pro­ initially be pursued here); vide access to transit for those who do not reside 3. Reston, adjacent to the DAAR at a point Buffering Roads and Highways within walking distance of transit service. By pro­ convenient for bus access to this facility; The present minimum standards for screening viding a convenient place to meet, the existence 4. Centreville, at the intersection of I-66 and (e.g., 12 foot-wide planting strips with evergreen of fringe parking can also encourage commuters Lee Highway; trees 12 feet on center) leave much to be desired. to form carpools. By intercepting auto trips from 5. Vienna, at the site of the Vienna Metro Construction of a fence, the provision of planting, outlying areas, fringe parking lots can help reduce Station in advance of rail construction; and the establishment of transitional setbacks as congestion, increase transit ridership, and 6. Braddock Road, between its intersec­ prescribed in various ordinances are all minimum decrease bus operating cost by lessening the tions with Burke Lake Road and Twinbrook legal standards designed in advance to deal with need for buses to provide the collection and distri­ Road; the typical problems of incompatible and adjacent bution portion of the total trip. 7. Tysons Corner (joint-use parking should land uses and are called into plan during the de­ G. Joint-use fringe parking. Fringe parking initially be pursued here); velopment approval process. But when one knows may be provided in several ways. The lowest cost 8. Newington, at the intersection of I-95 and the specifics of the situation, it is possible and de­ alternative is the joint use of parking facilities Backlick Road (carpool-oriented parking); sirable to apply more than the minimum solution. where excess space exists during the hours when 9. Lorton, at the intersection of I-95 and Lor- Who and what interferes with what and whom, to commuters would utilize them. This alternative ton Road (carpool-oriented parking); what extent, when and how, are significant ques­ may not provide as attractive an orientation to the 10. Herndon, at the intersection of the tions. The key to buffering between incompatible demand as exclusive-use facilities and may not of­ DAAR and Centreville Road (access to the activities is to consider each as a unique domain fer a long term solution to the problem since no DAAR will need to be provided); and and to preserve the integrity of each at all times. assurance can be made of the continuing avail­ 11. Wolf Trap Farm Park (access to DAAR To do this requires an emphasis on the acoustical ability of parking facilities where excess space ex­ needs to be available—joint-use parking privacy of each. ists during the hours when commuters would should initially be pursued here). For the past 20 years, the average community utilize them. This alternative may not provide as noise level has risen one decibel annually. And for attractive an orientation to the demand as Countywide Trails Recommendations each 10-decibel increase in sound level, the appar­ exclusive-use facilities and may not offer a long It is recommended that commuter hiking/biking ent loudness approximately doubles. The follow­ term solution to the problem since no assurance trails be provided along major and minor arterial ing are typical noise levels: can be made of the continuing availability of joint- roadways. Since these roads presently accommo­ • inside an average residence 45 decibels use parking. This can be an especially serious date substantial commuter travel, the provision of • residential traffic 63 decibels problem when the location becomes popular with hiking/biking trails adjacent to them would offer a • nonlocal auto traffic 88 decibels commuters and their presence begins to interfere natural alternative to the automobile. The most Although mounds of earth, walls, fences, plants, with the primary use of the parking area. Because appropriate locations for such facilities are those and distance can serve individually or in combina­ of the dynamic nature of this type of parking lot, leading to Metro stations, fringe parking lots, tion to buffer sound, dense barriers formed by the Plan does not include specific locations for commercial areas and other major trip generators. planting several rows of trees closely together are joint-use parking; instead they must be evaluated The countywide trails plan includes both com­ probably most realizable and most effective. The on a case-by-case basis. The following policies muter and recreational trails. These recommenda­ following suggestions are to act as rule-of-thumb shall be used to guide implementation of joint-use tions are included under the section entitled Ade­ guides for particular situations: fringe parking. quate Public Facilities. • Plantings up to 50 feet wide are recommend­ 1. Existing parking lots at County-owned ed for effective screening of noise along facilities shall be made available to commuters Countywide Roadway Recommendations high-speed highways. to the extent that such use does not interfere As discussed in Sections I and III of this Plan, • Green belts 20 or more feet wide, placed 20 with the primary purpose for these parking lots. the travel analysis conducted at the countywide to 50 feet from the center of the nearest traf­ 2. The County shall work with owners of pri­ level indicated that automobile usage will in­ fic lane, are effective in suburban settings. vate parking lots (shopping centers, churches, crease in Fairfax County despite the provision of a • A 5-decibel to 10-decibel reduction, quite at­ etc.) to establish cooperative arrangements for high level of transit service. From these findings, tainable with belts of trees and shrubs, will fringe parking for commuters. together with the analysis of existing conditions, bring a 70-75 decibel level (generally satis­ H. Exclusive-use fringe parking. Exclusive-use a recommended countywide roadway network has factory for daytime outdoor environments). fringe parking lots are the means by which the been developed. This network includes both radial • In one study, a dense 20-foot-wide, 18-foot- County can realize the most significant benefits of and circumferential improvements, most of which high screen of cotoneaster shrubs and Aus­ fringe parking facilities. These benefits can only lie in presently undeveloped areas. The radial net­ trian pine surrounding a residence, 80 feet be realized through careful planning of these facil­ work is expected by 1990 to operate at capacity at behind the screen, reduced noise 15 deci­ ities. These facilities should be fairly large (over the outer screen line, and above capacity at the bels (a third as loud). 250 spaces) where transit service access is their Be.ltway. • In relatively quiet residential areas, even nar­ main function; only by concentrating demand so The major recommended improvements to the rower screens can improve conditions. A cy­ that bus operating costs are reduced can the roadway system in Fairfax County are listed in press hedge only two feet thick reportedly re­ capital cost of such parking areas be justified. this section. Features like turning lanes and me­ duced sound by 4 decibels. Smaller facilities can be used for carpool lots or dian cuts are not discussed here. They are design It should be recognized, however, that: as supplemental facilities along regular bus considerations rather than planning ones, and as • Barriers of vegetation will not completely routes where land can be obtained for little or no such are most appropriately addressed at the pre­ eliminate sound, no matter how tall, dense, cost. However, since small fringe parking lots do liminary engineering stage of project develop­ or wide. not offer the County the opportunity to reduce bus ment. Additional information concerning the prep­ • Deciduous trees lose their effectiveness operating costs through more efficient routing, aration of plans for specific projects is included when leaves fall. the high cost of acquiring land usually cannot be later in this section under the heading Actions Ne­ • When small plants are used as buffer plant­ justified for small fringe lots. cessary After Plan Adoption. ings, several years of growth are required to In choosing the exact sites for fringe parking effectively control noise. Immediate results lots, many factors must be considered—access General cannot be expected. via arterial roads rather than residential streets, Insofar as possible, the County should discour­ Appropriately scaled plant buffers can signifi­ impact on surrounding neighborhoods, relation­ age development wherein residences front on cantly reduce noise and visual pollution and pre­ ship to and size of the potential service area, rela­ arterial or collector streets and, in commercial/in­ serve the integrity of the domain on each side of tionship to existing bus service, location beyond dustrial areas, should encourage development the buffer. Such buffers should first be negotiated

I/C 30 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

at the time of rezoning and later during subdivi­ the south side of the DAAR connecting to Spring 2. Provide a six lane section of Route 28 sion and site plan review to augment the minimal Hill Road providing for southbound only ingress in the vicinity of the Route 28/Frying Pan road buffer requirements of the existing ordinances. and egress to and from Spring Hill Road. Traffic intersection. Ideally this six lanes section would Site plan identified buffering, to be effectively en­ movement to the north from these ramps would extend from south of McLearen Road to the forced, must be in place prior to occupancy. be precluded. Loudoun County Line. It should be emphasized that the projects de­ -Any future plans or further construction of ac­ 3. Provide partial and/or full grade scribed in the following paragraphs represent only cess at Spring Hill Road and DAAR shall pro­ separated movements at the Route 28/Frying a selection of those major improvements having vide for access to and from the south and shall Pan Road intersection. countywide or significant importance, where addi­ specifically preclude access to and from the Access to properties in the vicinity of the tional descriptive material may be beneficial. north. Any and all further plans or construction Route 28/Poplar Tree Road Area should be Many other transportation improvements are of highways in this area shall be contained en­ consolidated and located on collector roadways shown on the adopted Plan map, and the absence tirely within the existing DAAR right-of-way or to the maximum extent possible. Access points of text regarding such improvements does not shall be constructed on the south side of the should be minimized along the arterial road­ suggest that these improvements are excluded DAAR. Under no circumstances shall addi­ ways which are proposed for this area. from the Plan. tional land from the current boundaries of the Construct roadways and interchanges for Odricks Corner area be taken north of the ex­ Route 28 in the vicinity of Poplar Tree Road as • Leesburg Pike (Route 7). The interchange at Baron isting DAAR right-of-way. shown on the Area III Plan Map. The phasing Cameron Avenue should be designed as a partial -Spring Hill Road shall continue as a state of interchange construction should ensure the grade separation providing for the westbound Route maintained north-south road under the DAAR following: 7 to southbound Baron Cameron Avenue and shall remain only two lanes essentially in 1. It is important to keep the limited access maneuvers. its existing roadbed between the DAAR and features of Route 28 to the greatest extent Lewinsville Road. possible in order that it may be retained as a • West Falls Church Metro Station Area. Road -The clearly stated goal of this portion of the high capacity principal arterial roadway. In this improvements within the Study Area have been Plan shall be to provide an efficient transporta­ regard, two at-grade intersections should nor planned and programmed to relieve current tion access south of the DAAR right-of-way be constructed simultaneously in this vicinity. levels of traffic congestion. These projects are while preserving the historic and residential It is recommended, instead, that interim at- designed to accommodate Metro-related and areas to the north of the DAAR. grade access be permitted only at the Cen­ through traffic, and the additional traffic related -Nothing in the language above shall be con­ treville Road/Walney Road/Stone Road Extend­ to new development. Although road improve­ strued to preclude an urgent effort to find a ed/Route 28 intersection. ments are planned, the design and construction more satisfactory solution to this transporta­ 2. The interim roadway network should be of these projects cannot take place until fund­ tion problem. This solution is only to be con­ designed in such a way as to provide access ing is made available. sidered the best offered to date, but all in­ to properties which previously would have had Since it is a primary objective to preserve terested parties and agencies of federal, state access to Route 28 at Poplar Tree Road. This commuter access to the Metro Station, road im­ and County governments are urged to will ensure that the at-grade intersection of provements within the West Falls Church Metro energetically continue study toward a better Centreville Road/Walney Road/Stone Road Ex­ Station Area must be prioritized above other im­ solution to this transportation problem. tended/Route 28 at-grade intersection is provements outside of this transit area. In addi­ -While the interchange of the Dulles Airport Ac­ closed. tion, new funding mechanisms should be ex­ cess Road and Route 28 is physically located 3. Interim at-grade access to Route 28 at plored in order to expedite the construction of in Loudoun County adjacent to the Fairfax Centreville Road/Walney Road/Stone Road Ex­ these crucial improvements. Two actions have County/Loudoun Line, Loudoun County should tended/Route 28 should take place insuch a already been undertaken by the Virginia legis­ continue to emphasize the completion of the way that phased construction of the inter­ lature which should improve funding. They are: interchange ramps as a high priority since this change can take place with no disruption to -Revision of the state funding system. interchange is a strategic link in the transpor­ at-grade traffic flows. -Lifting of the cap on the County bond program. tation network of both counties. The potential of the following funding • Sully Road (Route 28). Widen to six lanes • Relocated Dranesville Road (Springfield Bypass methods should also be researched: and limit access from Prince William County to and extension in the vicinity of the Dranesville -Tax increment financing. Poplar Tree Road. Widen to six lanes and limit and Centreville Districts). Construct a new four- -Benefit assessments. access from Poplar Tree Road to Loudoun lane facility between Route 7 and Route 50. The -Transit impact fees. County. The dependence of economic develop­ alignment intersects Route 7 at a point west of The County should also consider developing ment in the Dulles area on regional accessibility the Dranesville Tavern Historic District and pro­ a parking policy for the Metro Station areas to has been repeatedly emphasized throughout ceeds south basically along the western edge of include such items as parking maximums. The the development of the Plan. If industrial and the Upper Potomac Water Treatment facility. Office of Transportation is conducting a parking employment centers are to be attracted to this South of Rosier's Branch, it is located east of study expected to be completed in 1986 which area, its access to regional markets must be im­ and parallel to Stuart Road in the vicinity of the may lead to recommendations for changes in proved. In particular, cross-County access to Stuart Ridge Subdivision. To the south of Stuart parking requirements. major shipping routes in the I-95 corridor to the Ridge, the alignment rejoins Stuart Road and south, and improved access to similar routes to proceeds to Baron Cameron Avenue. The align­ • Dulles Airport Access Road (DAAR). Con­ the north, must be provided. The improvement ment then south along the Colonial Pipeline struct two parallel lanes in each direction for of Route 28 will serve this purpose, as well as easement to a point in the vicinity of Thompson use of general traffic from Route 28 to I-495. provide a north-south facility connecting likely Road, where it curves to the east to intersect Use lanes otherwise restricted to airport traffic development in Prince William, western Fairfax, Route 50 at approximately Acorn Ridge Road. for an exclusive bus facility, as noted above. In and Loudoun Counties. (Area III) • Reston Avenue. Widen to four lanes between the short term, open the existing DAAR to traf­ While the interchange of the Dulles Airport the DAAR and Fox Mill Road. Extend south to fic between Route 7 and i-495 to provide a Access Road and Route 28 is physically located West Ox Road as a four-lane facility on the bypass of Tysons Corner or construct this sec­ in Loudoun County adjacent to the Fairfax Lawyers Road alignment, realigning the Fox tion of the parallel lanes as a first stage. County/Loudoun Line, Loudoun County should Mill Road/Lawyers Road intersection. Extend This recommendation is essential if the continue to emphasize the completion of the in­ south to West Ox Road as a four-lane facility development planned for the Reston-Herndon terchange ramps as a high priority since this in­ along the present Lawyers Road. Extend Reston area is to be provided adequate access. Since the terchange is a strategic link in the transporta­ Avenue north of the DAAR as a four-lane facility DAAR bisects Reston, this facility would provide tion network of both counties. on new location to Baron Cameron Avenue, the most logical means of serving the area. In ad­ Construct an interchange at Route 28 and thence to Route 7 as a four-lane roadway on dition, it will further retard development of the Frying Pan Road. Actual staging of intersec­ existing alignment. (Area II, III) Dulles and Reston-Herndon areas as employment tion/interchange construction is to be determin­ centers because of continued poor access to the ed based on traffic volumes and the extent to • West Ox Road. Improve horizontal and vertical center and other parts of the region. (Area II, III) which commitments to complete the inter­ alignment and typical section, between Route 50 In regard to a possible interchange at Spring change exist. A possibility however, for the and Lawyers Road. Hill Road: staging of this interchange construction from an -It is a goal of the Comprehensive Plan to pro­ at-grade intersection to a full grade separated Construction of improvements to West Ox vide for the preservation of the Odricks Corner interchange could be as follows: Road between Ox Hill Road and Franklin Farm community to the north of the DAAR 1. Construct an at-grade intersection at Fry­ Road should be based on the following right-of-way. ing Pan Road and Route 28. This intersection guidelines: The partial interchange planned for Spring Hill should be as close to 90 degrees as possible 1. No large scale improvements over the Road at the DAAR should be limited to ramps on and channelized as traffic movements dictate. length of this segment should be undertaken

I/C 31 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

prior to the completion of the segment of the Timing of Construction tion 19,000) will naturally lead to increases in traffic Springfield Bypass between Route 50 and the Lawyers Boulevard shall not be constructed originating at the edge of both areas. This will be Dulles Toll Road. between Reston Avenue and the Springfield By­ particularly acute if an interchange is provided with 2. Prior to any large scale improvements, pass until travel patterns have stabilized for at the proposed DAAR parallel lanes, as additional safety improvements over the length of this least one year after the Bypass construction be­ traffic will be attracted to the roadway. Provision of segment can be undertaken, including spot tween Route 50 and the Dulles Toll Road and a this interchange is essential to allow traffic to bypass safety and/or intersection improvements. study verifies that one of the following conditions Vienna and would reduce the burden otherwise 3. The design of improvements to West Ox has occured: placed upon Lawyers Road (Area II, III). Road should minimize impacts on adjacent • traffic west of Reston Avenue/Lawyers Road properties to the maximum extent possible. on either West Ox Road or Fox Mill Road ex­ • Route SO. Widen to six lanes between Loudoun Special concern should be placed on minimiz­ ceeds 10,000 vpd (vehicles per day), or County and the City of Fairfax, limiting access ing impacts on the Navy School. An initial step • traffic on Franklin Farm Road between the on the entire section. Implement exclusive bus in design should be the determination of the Bypass and West Ox Road exceeds two and lane between Stringfellow Road, and I-66, as typical section, which should be determined by a half times the 1985 24-hour traffic as noted above. (Area II, III) traffic volumes and projections, sound traffic reported by The Virginia Department of • 1-66 (west of Route SO). Widen to six lanes be­ engineering principles, and local impacts. With Highways and Transportation, tween Prince William County and Route 50. a number of driveways entering directly into 8 the combined traffic on any two of the follow­ Construct bus lanes in the median between West Ox Road, it is uncertain whether an im­ ing streets exceeds 16,000 vpd: Route 29 and the Vienna Metro Station, as proved two-lane section will offer significant -Fox Mill Road west of Reston Avenue noted above. This facility is needed to serve traffic flow benefits over the existing configura­ -West Ox Road west of Lawyers Road both Prince William County growth and large- tion. However, until an examination of alter­ -Franklin Farm Road scale development planned in the Centreville native roadway designs is conducted and a and Fairfax Center areas. (Area II and III) final design is selected, this segment of West • Braddock Road. Widen to four lanes between Ox Road should be planned as a four lane Ravensworth Road and Backlick Road. Im­ facility, requiring right-of-way accordingly, but Design Concepts plementation of this project, long programmed consideration should be given to construction The following design features shall be by VDH&T, will connect two existing four-lane as a two-lane facility with additional turn- specifically evaluated upon commencement of the sections of Braddock Road and remove two ing/stroage lanes at intersections in the interim. design of Lawyers Boulevard between Reston bottlenecks which currently exist at each end. Alternatives to be considered in developing Avenue and the Springfield Bypass: The necessary right-of-way for this project is final design plans for the west Ox Road im­ • the provision of an at-grade intersection of currently owned by VDH&T. This is one of provement should include: Viking Drive and Lawyers Boulevard and cul- the few roadway improvements being recom­ • two lanes with improved horizontal and ver­ de-sacs on the other subdivision streets mended inside the Beltway. (Area I) tical alignment, improved shoulders, and ad­ within Fox Mill Estates at locations where ditional turning/storage lanes at such streets are crossed by Lawyers • Braddock Road. Widen to four lanes between intersections; Boulevard; Guinea Road and Union Mill Road. Extend as a • four lanes undivided, or four lanes with either a « the design of Lawyers Boulevard as a basic four-lane facility to the west across 1-66 and raised or flush median as necessary to provide two-lane section, with additional turning and connecting with Lee Highway at Stone Road. access to adjacent properties; storage lanes at intersections to provide The present two-lane section of Braddock Road • the design of West Ox Road shall be coordinated capacity, and enhanced buffering provided is inadequate to accommodate projected with the residents of West Ox Road and other af­ along such two-lane segments, and as a development south and west of the City of Fair­ fected communities. Buffering and other means four-lane divided section; fax. Failure to implement this recommendation of minimizing impact shall be provided to the • the provision of a treed median for a two or will reduce the circulation needed at Centreville maximum extent possible. four lane section; to serve that development center, overload the • for purposes of safety, the provision of existing two-lane facility, and induce additional traffic volumes on Lee Highway. (Area III) • Lawyers Road (east of Reston). Reconstruct to appropriate fencing and evergreen and other an improved two-lane roadway between Twin planting; Branches Road and the Town of Vienna. With • the location of the roadbed on an alignment • Braddock Road. Widen to six lanes between the planned growth of Reston exceeding 75,000 as far as possible from existing dwelling Burke Lake Road and 1-495 (Capital Beltway). people by 1985, it is inconceivable that its only units; This section of Braddock Road is extremely direct access to the east aside from the DAAR • the provision of pedestrian crossings such congested during week day peak periods and could continue to be a two-lane unpaved road. as overpasses to provide pedestrian access provision of additional lanes will greatly im­ Improvement of Lawyers Road is strongly to both sides of Fox Mill Estates. prove traffic flow on this location. recommended to accommodate trips between The design of Lawyers Boulevard between Reston and Vienna. Failure to provide this con­ Reston Avenue and the Springfield Bypass shall • Stone Road/Poplar Tree Road. Widen to four nection will result in increases in average trip be coordinated with residents of Fox Mill Estates lanes divided from Lee Highway to Stringfellow lengths (and corresponding increases in gas­ and other affected communities. Buffering and Road, realigning Poplar Tree Road only to con­ oline consumption and air pollution) for travel other means of minimizing the impact of this road nect with Stone Road at Braddock Road, with between these two centers. In addition, trips of section on Fox Mill Estates shall be provided to all other improvements to these facilities to be such relatively short distance should be dis­ the maximum extent possible. along their existing alignment. This recommen­ couraged from using freeways such as the dation is designed to improve access to the DAAR, since these are designed to accommo­ development center at Centreville by relieving date longer subregional travel, and become pro­ • Hunter Mill Road. Reconstructed to an improved the major facilities (1-66 and Route 28) of local gressively congested by the imposition of addi­ two lane roadway between Baron Cameron Avenue travel, which they are not intended to carry. tional entering and exiting traffic volumes. and the Dulles Toll Road, a three lane roadway be­ (Area III) (Area II, III) tween the Dulles Toll Road and Sunrise Valley Drive. This widening does not provide significant additional • Stringfellow Road. Widen to four lanes from capacity to the roadway and does not imply that this Route 50 to Lee Highway, realigning the inter­ • Lawyers Boulevard (west of Reston). Extend improved roadway can accommodate significant section with Lee Highway to connect with Clif­ on new location as a four-lane facility between land use changes or density increases of adjacent ton Road. This recommendation is designed to the Springfield Bypass and Route 28. Construct parcels. This widening also does not imply that provide a north-south connection in this cor­ between Reston Avenue and the Springfield Hunter Mill Road should be two lanes between Sun­ ridor which bypasses the development center at Bypass as described below. The purpose of this rise Valley Drive and Chain Bridge Road, realign­ Centreville. (Area III) recommendation is to provide an east-west ing that segment between Sunrise Valley Drive and arterial in the south Reston area, linking it with Tamarack Drive. The design of the realignment • Shirley Gate Road. Widen to four lanes from major circumferential routes and particularly the should consider the preservation of existing trees. Route 50 to Braddock Road, realigning the industrial development near Dulles Airport. Extend south of Chain Bridge Road to Blake Lane. southern portion to the east. With a develop­ Without this facility, these trips will be forced on Hunter Mill Road currently provides the only con­ ment center planned for the area west of the to Fox Mill, West Ox, and Centreville Roads tinuous north-south facility in the northern part of City of Fairfax, improved access to and from the (Area III). Fairfax County west of the Beltway. Even with a south should be provided. Failure to construct future extension of Reston Avenue to connections this project will result in the overloading of The timing of construction and design of with Route 7 and Route 50 further west, the loca­ existing Shirley Gate Road, and force other trips Lawyers Boulevard between Reston Avenue and tion of Hunter Mill Road between Reston (1985 to be made through the City of Fairfax. (Area II, the Springfield Bypass shall be as follows: population over 75,000) and Vienna (1985 popula­ III)

I/C 32 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Jermantown Road. Widen to four lanes between lanes. Realign to intersect with Dolley Madison tend as four lanes divided on new location Blake Lane and Lee Highway. This improvement Boulevard opposite Churchill Road on the north of Hilltop Road into the Dunn Loring is designed both to provide a northern bypass of alignment of present Old Chain Bridge Road. Metro Station. the City of Fairfax City and improve access to -Old Dominion Drive. Widen to five lanes be­ -The Route 50/Gallows Road intersection the development center west of the city. (Area II) tween Holmes Place and Route 123 with the should be reconstructed as a grade-separated center lane used as turning lanes. interchange. Blake Lane. Widen to four lanes between Jer­ -Ingleside Avenue. Improve to a 44 foot road -The Lee Highway/Gallows Road intersection mantown Road and Lee Highway. Extend on section between Chain Bridge Road and should be reconstructed as a grade-separated new location south of Lee Highway as a four- Beverly Road. Realign at Chain Bridge Road interchange. lane facility to connect with Pickett Road east to a point directly across from Tennyson Drive. Other recommendations for providing ac­ of Fairfax Circle. Pending completion of a study -Beverly Road. Improve to a 44 foot road sec­ cess to individual tracts in the Route 50/I-495 addressing all pertinent impacts, pro and con, tion between Ingleside Avenue and Elm Street. Study Area are shown on the countywide trans­ envisioned from extension of Pickett Road -Maintain access between Beverly Road and portation plan map and discussed in the appro­ across Routes 50 and 29 to connect with Blake Chain Bridge Road in the area between priate planning area of the Plan. (Area I, II) Lane, to include analysis of the impact of added Langley Shopping Center and Curran Street. traffic on Blake Lane, the Pickett Road exten­ -Elm Street should remain one-way westbound • Little River Turnpike (Route 236). Widen to six sion should not be completed. The Blake/ between Chain Bridge Road and Poplar Place. lanes between I-495 and Shirley Highway (I-395). Pickett connection should not be completed -Access should continue to the McLean Square This recommendation will increase capacity and Fairfax County should oppose the widening Shopping Center directly from Whittier Avenue. and help improve circulation in the Annandale of Blake Lane unless the four-lane Pickett Road The recommendations for improvements in the area. In the absence of adequate funds to com­ within the City of Fairfax is moved westward or McLean CBD represent the findings of extensive plete this entire recommendation, all new noise attenuation devices are installed in order citizen study with staff support and are the best development should be coordinated to provide to reduce the impact on adjoining subdivisions evaluation of the CBD at this time (Area II). for both the widening and the required service and through trucks are prohibited along the -Dolley Madison Boulevard. Limit future improve­ drives. Priorities should be given in the near Blake Lane/Jermantown Road corridor from Lee ments to four lanes between Lewinsville Road future to measures which are suitable or feasi­ Highway to Chain Bridge Road and along the and the George Washington Memorial Parkway, ble for implementation and provide immediate Pickett Road connection from Route 50 to except for those intersection improvements in and measurable improvements to Route 236 Route 29. (Area II) the vicinity of major traffic generators which operations. may be necessary to accommodate traffic -Provide computerized traffic signals geared to concentrations in such areas. Nutley Street (Route 243). Widen to six lanes be­ the changes in traffic loads and flow rates. tween the Vienna town line and Route 29, and -Improve design construction of the problem in­ realign to intersect Route 29 directly opposite tersections along Route 236, namely Hummer the section of Nutley Street south of Route 29. Road, the Annandale CBD, Braddock Road and • Springfield CBD Circulation Plan. Extend Complete necessary ramps to provide for all Beauregard Street. These improvements Amherst Avenue as a four-lane roadway from movements of the interchange with 1-66. should be designed to provide additional right Cumberland Avenue to just north of Calamo The advent of Metro and a development cen­ turn triangles with yield signs, additional left Street, realigning Backlick Road hear Calamo ter in the area west of Nutley Street will attract turn stacking lanes, and service roads for new Street into Amherst Avenue as a through facil­ a substantial amount of traffic. Access to this developments as they occur. (Area I) area from 1-66 to the west is needed in order to ity. Construct a bridge to carry Amherst Avenue avoid further loading of Route 123, which pro­ across Old Keene Mill Road. Extend Bland • Guinea Road. Widen to four lanes from Braddock vides the only access in this direction at pre­ Street and Springfield Boulevard across Road to Zion Drive, and extend as a four lane facil­ sent. To minimize congestion in this area, Backlick Road and Amherst Avenue as two-lane ity on new location to Ox Road (Route 123) north Nutley Street should be widened to accom­ roadways with a turning lane. Continue to ex­ of Southern Railroad. Locate the pavement within modate traffic oriented to Metro and to the tend Bland Street from Backlick Road to Old the southern 60 feet of the 90 foot right-of-way to development center, as well as through the Keene Mill Road. Once Amherst Avenue, Spring­ the extent possible except at the intersection of area. The extension of Nutley Street to Route 50 field Boulevard and Bland Street are extended, realigned Guinea Road and Route 123 where the will provide more direct access to the area from extend the median on Old Keene Mill Road from intersection may mandate the use of all of the 90 the south, as well as access to development I-95 across Backlick Road. Improve Commerce foot right-of-way. between Lee Highway and Route 50. It would Street to four lanes, and extend as a four-lane also reduce the impact on Fairfax Circle, which collector into and along Cumberland Avenue be­ Bypasses and cut-through traffic through Fairfax even under existing peak-hour loads operates tween Franconia Road and Old Keene Mill Club Estates should be precluded by allowing no ac­ inefficiently. (Area II) Road. Construct a two-lane roadway between cess to this community. Augusta Drive and Brandon Avenue. (Area IV) This improvement will provide needed arterial access to the east and west for the area between Lee Highway (Route 29). Widen to four lanes be­ Burke and the City of Fairfax. Failure to implement tween the City of Fairfax and the City of Falls • Gallows Road. Widen to four ianes between this project will lead to increased traffic volumes on Church. This project will increase the capacity Route 7 and Idylwood Road, with a realignment existing Guinea Road and Zion Drive. Construct bus and improve safety on this section of Lee at Route 7 to connect with International Drive, lanes between Zion Drive and Braddock Road (Area Highway and provide a continuous section as adopted in the Tysons Corner circulation III). throughout the length of the road from Fairfax plan. This recommendation is designed to im­ Circle to Rosslyn. Widen Lee Highway to six prove the capacity of the currently heavily lanes between i-66 and the City of Fairfax. traveled road which links the intensive develop­ • Burke Lake Road. Widen to four lanes between ment at Tysons Corner with the planned Metro Braddock Road and the Springfield Bypass, Lewinsville Road. Improve westbound align­ station at Dunn Loring, and continues through realigning that section between the Lake Brad­ ment of Lewinsville Road between Balls Hill other industrial and commercial areas. Failure dock Secondary School, just north of Lake Brad­ Road and Windy Hill Road (Area III). to implement this recommendation will impede dock Drive, and Burke Village Drive. This circulation at Tysons Corner and access to the realignment would facilitate the proposed Georgetown Pike (Route 193). Provide safety- Metro station. (Area II) bridge crossing of the Southern Railroad, and related improvements without changing the together with the relocation of Burke Road to in­ basic two-lane section of this roadway. Ex­ tersect Burke Lake Road north of the Southern amples of such improvements include vertical • Route 50/1-495 Area. The following recommen­ Railroad, the two existing at-grade crossings and horizontal realignment to increase sight dations are incorporated in the Route 50/I-495 could be combined so that only one bridge distance, additional turning lanes near Langley Area recommendations. crossing would be necessary in this area. High School, improved signing and shoulders, -Route 50. Widen to six lanes divided between Development in the Burke area will create the and installation of guard rails at appropriate Prosperity Avenue and Jaguar Trail. Provide need to improve many two-lane rural roads. locations. (Area II) additional lanes for buses (study required). Burke Lake Road will provide needed access to -Lee Highway (Route 29). Widen to four lanes this area from the east in combination with the McLean Circulation Plan. The following ac­ divided. Springfield bypass. Failure to construct this tions are recommended as means of improving -Gallows Road. Widen to six lanes divided from project will result in the overloading of the ex­ both the flow of through-traffic and internal cir­ Route 50 to i-495, and to four lanes north of Lee isting facility, with corresponding reductions in culation within the McLean CBD: Highway. The Gallows Road bridge over I-495 its operating efficiency and safety. (Area III) -Chain Bridge Road. Widen to five lanes be­ should be widened to four lanes. tween Westmoreland Street and Route 123 -Prosperity Avenue. Widen to four lanes divided with the center lane to be used as turning between Route 50 and Hilltop Road, and ex­

I/C 33 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

• Springfield Bypass (Hooes Road/Pohick Road). fort should be made to minimize impacts in • Lee Chapel Road. Widen to four lanes between Construct a four-lane east-west facility on the this area, including the possibility of shifting Burke Lake Road and Ox Road. (Area III) general alignment of Hooes Road and Pohick the alignment as far to the east as possible Road with certain realignment between Ox onto Fort Belvoir property. • Shirley Highway (1-95). Extension of the Road and Backlick Road. The realignment be­ An initial step in final design should include preferential bus/carpool lanes (HOV or high oc­ tween Gambrill Road and Huntsman Boulevard at a minimum a study to determine more ex­ cupancy vehicle lanes) from the present ter­ should allow a buffer of at least 100 feet be­ actly the engineering and administrative feasi­ minus, Route 644-Springfield, to the Prince tween the property line of parcel 89-3 ((1)) 59 and bility of an alignment east of Rolling Road on William County line. the road. Realign the section between Backlick Fort Belvoir property. Additional development in both Prince Road and Ben Franklin Road to minimize the -The alignments evaluated in the draft EIS William County and Fairfax County, coupled distance and skew of the I-95 crossing to the ex­ result in little or no impact on parkland. This is with increases in travel along 1-95 as a major tent possible. Extend to the east, crossing i-95 a desirable objective which the County sup­ north-south road in the eastern United States, south of Frontier Drive past the relocated Fran­ ports; however, several instances exist will place increased demands upon 1-95. Some conia Metro station to a connection with Beulah wherein extreme measures were taken to avoid of the increase in travel in the corridor could be Street. The priorities for construction of the parkland and these measures result in handled by commuter rail service. However, ex­ route should be as follows: disproportionate impacts on other adjacent press buses remain the most flexible mode of -Rolling Road to Backlick Road; properties. In many of these instances, the travel, capable of circulating through many -Spur to I-95; roadway is shown on the Plan and the neighborhoods and carrying relatively high -Backlick Road to Beulah Street. parkland was obtained and/or designated in volumes on expressways. Commuter rail offers This facility is needed to provide access to full recognition of this Plan. In such cases, less flexibility and may not be able to handle the the rapidly developing Pohick area, to relieve modest road realignments, which reduce the passenger volume without interfering substan­ Keene Mill Road and central Springfield of impacts on the adjacent properties by making tially with freight movement. An express lane through-traffic destined to the Pohick, and to modest use of parkland, should be considered. could carry high occupancy vehicles from provide access to the Franconia/Springfield Examples of such instances include Popes southern Fairfax County and Prince William Metro Station. It is widely acknowledged that Head Park, South Run Park, and Hooes Road County around the anticipated congestion roads in this general area of the County are in­ Park. along 1-95 and increase the capability of the adequate to accommodate the burdens recent -Potential adverse impact on the Greenbriar highway to meet the forecasted travel demand. development has placed on them. This facility is community should be minimized and every ef­ (Area IV) one of several which will be needed to ade­ fort should be made to align the road as far to quately serve the area. Failure to implement it the east of the Greenbriar community as possi­ • South Van Dorn Street Widen to six lanes north will result in increased congestion on Old ble (preferably as much as 500 feet if possible), of Franconia Road. Extend South Van Dorn Keene Mill Road and in central Springfield. In taking into consideration the impact such a Street as a four-lane roadway south to provide a addition, this will greatly diminish the service change would have on the communities to the direct connection into Lockheed Boulevard ex­ area of the Franconia/Springfield Metro Station, east. tended. Construct partial interchange at Fran­ thereby reducing transit ridership below -Potential adverse impacts on the Springfield conia Road, and improve interchange with 1-95. anticipated amounts. (Area III, IV) Forest community should be minimized in the At the present time, the large area encircled by final design process. Measures such as the Beulah Street, Franconia Road, and Telegraph • Springfield Bypass. In the areas between Route elimination of access between the community Road can be crossed using Hayfield Road and 50 and Route 123, and Rolling Road and Route and the bypass and the provision of visual and Rose Hill Drive, neither of which is capable of 1, the Springfield Bypass should be designed so noise buffers should be considered when more handling much traffic. The improvement and ex­ as to accomplish the following objectives to the detailed engineering studies are initiated. tension of South Van Dorn Street is intended to maximum extent possible: serve the following functions: -grade-separated interchanges should be pro­ • Old Keene Mill Road. Widen to four lanes be­ -Provide access to the Van Dorn Street Metro vided only at those locations where detailed tween Lee Chapel Road and Pohick Road. This Station. traffic analyses indicate that at-grade intersec­ improvement is needed to provide adequate -Create a major north-south artery to handle traf­ tions will not adequately provide traffic capacity to this arterial Which serves a number fic originating from the Lehigh tract destined service; of subdivisions in the area. (Area III) for 1-95, western Alexandria, and the core, -a parkway-type facility should be designed; reducing demand placed upon Telegraph Road, -the roadway should be designed so as to • Rolling Road and Pohick Road. Widen to four Beulah Street, and Franconia Road. None of minimize potential impacts on the Occoquan lanes from Old Keene Mill Road to Richmond these roads can be easily widened to allow suf­ watershed, specifically including measures to Highway, with realignment near Springfield ficient capacity if this facility is not provided. minimize potential land use changes resulting Village Drive, and minor realignments to Pohick -Together with Lockheed Boulevard extended from construction of the road; Road between i-95 and Route 1. This facility is and the Springfield Bypass, create a nearly -access should be provided from the Bypass to needed to provide north-south access through direct east-west route from the central part of the proposed i-95 HOV lanes; and this rapidly developing area. (Area II) Mount Vernon to the Lehigh tract and to -potential adverse impacts on the Cannon Springfield without using Franconia Road, Ridge/Buckner Forest/Brentwood Farms/ North Kings Highway, Rose Hill Drive, and • Ox Road (Route 123). Widen to four lanes from Brentwood communities should be minimized. Richmond Highway, thereby allowing these Marlborough Road to Prince William County. Several of these communities have been built facilities to provide a better level of service This road is the principal means of providing ac­ since the environmental impact statement than otherwise. To accomplish this function, cess between eastern Prince William County, (EIS) was begun and therefore were not the alignment of Lockheed Boulevard should the Pohick area, and central Fairfax. The ex­ considered therein. be as direct as possible to South Van Dorn isting two-lane facility will be inadequate to ac­ Street extended. (Area IV) In addition to the route which has been commodate growth in these areas. (Area II, III) studied by TAMS, every effort should be made to consider an alignment to the east of the • Lockheed Boulevard Extended. Extend Lock­ • Relocated West Ox Road—Springfield Bypass. Buckner Forest/Brentwood Farms subdivi­ heed Boulevard to the west and curve to the Construct a four-lane roadway on new location sions, which is within the same corridor. This north to connect directly to South Van Dorn from the Route 50/relocated West Ox Road in­ effort, as an initial step in final design, should Street at Franconia Road. This facility is pro­ tersection to the Route 123/Springfield Bypass include at a minimum a study to determine posed to provide needed east-west access from intersection. This connection will provide a more exactly the engineering and administra­ the Mount Vernon and eastern Rose Hill Plan­ needed link for circumferential travel in this cor­ tive feasibility of an eastern alignment such as ning Districts, thereby reducing demand on ridor. Without it, movement between the one utilizing Piney Branch Stream Valley Park such facilities as Franconia Road, Rose Hill western development areas at Centreville, as well as restudying the alignment previously Drive, and portions of Telegraph Road, South Chantilly and Reston, and those in the south in considered by TAMS. Kings Highway, the Parkway, Harrison Lane, the Pohick and at Springfield must pass Nothing herein shall preclude consideration North Kings Highway, and Richmond Highway. through the City of Fairfax or the Braddock of other alignments, including one in the vicin­ It would also provide better access from Rose Road/Route 123 intersection. This connection ity of the AT&T easement. Hill to Hybla Valley and the Mount Vernon Hos­ will also improve the regional accessibility of -The alignment selected by the Virginia pital. A direct alignment would be most desir­ the Reston, Herndon, and Fairfax Center areas, Highway and Transportation Commission fol­ able for the road to function properly. Failure to thereby improving their competitive ability to at­ lows Rolling Road for a short distance south of construct this roadway will result in increased tract employment. (Area III) Hooes Road; as such, it lies adjacent to traffic volumes on the above streets, and failure several new housing developments. Every ef­ to provide a continuous facility will limit the

I/C 34 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

capability of the roadway to divert traffic from • Lorton Road and Furnace Road. Widen four other arterials and collector roadways. (Area l\A lanes between Richmond Highway and Ox Road. This roadway provides a short but vital • Woodlawn Road. Widen to four lanes. Realign link between three arterials (Richmond High­ near Richmond Highway to intersect at Belvoir way, Shirley Highway, and Ox Road) and pro­ Road. Extend Woodlawn Road from Beulah vides access to Shirley Highway for a large, but Street to Shirley Highway at the interchange mostly undeveloped area in the southern part of with the Springfield Bypass, subject to the County. Improvement is necessary to pro­ engineering and environmental studies that vide an uncongested link between the three assure there shall not be any dislocation or arterials and to provide access to the I-95 and adverse impact on existing communities. RF&P transit corridors. (Area IV) The extension of Woodlawn Road is pro­ posed to provide direct access from 1-95 to Fort • Telegraph Road. Widen to six lanes from Fran­ Belvoir, the large area planned for office conia Road to the City of Alexandria. Construct development west of Beulah Street, and the in­ partial interchanges at the intersections with dustrial area on Cinder Bed Road. Not providing North Kings Highway and Franconia Road. this facility would result in heavy traffic on Widen to four lanes from Franconia Road to Beulah Street, Newington Road, the Springfield Richmond Highway. Bypass, and Franconia Road at Springfield Existing traffic and traffic from presently un­ Mall. Unless this access to and from 1-95 is pro­ developed areas immediately adjacent to the vided, the Springfield Bypass will be used in­ roadway will place a great burden upon Tele­ stead. This will saturate the Springfield Mall graph Road. The recommended improvements area with traffic at all hours of the day, making are proposed to accommodate present traffic access to the Mall and to the relocated Fran­ and to meet some of the additional traffic ex­ conia Station most difficult. If no connection pected by 1990. Other facilities such as were made to Loisdale Road, the roadway Lockheed Boulevard extended and South Van should not seriously impact residential areas. Dorn Street extended are proposed to reduce (Area IV) the amount of traffic which would otherwise use Telegarph Road. (Area IV)

• Richmond Highway (Route 1). Widen to six lanes between Belvoir Road and the Prince • Franconia Road. Widen to six lanes between William County line. Implement exclusive bus Grovedale Drive and South Van Dorn Street. lanes between Sherwood Hall Lane and North Widen to four lanes between South Van Dorn Kings Highway. Construct partial interchanges Street and Telegraph Road. at its intersections with arterial roads between These improvements are proposed to handle Fort Belvoir and I-495. Complete service drives. existing traffic and additional traffic expected Implement progressive signal system to im­ from 1990 development adjacent to the road­ prove north-south flow. way. To reduce the burden which would other­ The following intersections with Richmond wise be placed upon Franconia Road, an addi­ Highway should be realigned to provide four- tional east-west roadway consisting of way intersections: Old Mill Road and Mount Ver­ Lockheed Boulevard extended, a portion of non Memorial Highway; Reddick Avenue and South Van Dorn Street extended, and the Russell Road; and Highland Lane and the ac­ Springfield Bypass is proposed. (Area IV) cess road to the Terrace Townhouses of Woodlawn. Elimination of these offset intersec­ tions should improve traffic flow both along and • Fort Hunt Road and Collingwood Road. Widen across Route 1. Fort Hunt Road to four lanes north of Belle View Several other facilities such as Old Mill Road Boulevard, realigning to intersect Route 1 extended, Lockheed Boulevard extended, and a opposite Huntington Avenue. Improve Fort Hunt collector street consisting of Pole Road, Road (between Belle View Boulevard and Ver­ Buckman Road and Janna Lee Avenue extended non View Drive), and Collingwood Road and should help to divert shorter trips from portions Parkers Lane (between Sherwood Hall Lane and of Richmond Highway. Failure to provide im­ Fort Hunt Road) to modified collector streets. provements to Richmond Highway (and facil­ The modified collector streets should consist of ities to divert traffic from it) will result in in­ two 12-foot travel lanes, two eight-foot paved creased congestion, and diversion of traffic to shoulders, and provisions, where appropriate, such roads as Mount Vernon Memorial High­ for turning movements, bus stop facilities, and way, Sherwood Hall Lane, and Fort Hunt Road. off-street parking. The priorities for transporta­ (Area IV) tion improvement within the Mount Vernon Mag­ isterial District, in descending order, should be access to the Huntington Metro Station, im­ • North Kings Highway (Route 241). Widen to four provements to Collingwood Road/Parkers Lane lanes. Implement exclusive bus lanes between from Sherwood Hall Lane to Fort Hunt Road, Route 1 and the Huntington Metro Station. Ex­ and improvements to Fort Hunt Road. (Area IV) isting traffic and expected additional traffic to the Huntington Metro Station will make this improvement imperative. (Area IV) Sydenstricker Road. Widen to four lanes be­ tween Old Keene Mill Road and the proposed • Backlick Road. Widen to four lanes between Old Springfield Bypass (Hooes Road). (Area III) Keene Mill Road and Richmond Highway. Realign near the Accotink area to coincide with the realignment of Pohick Road in the master plan for Fort Belvoir. Improvement to this road­ way is necessary to handle existing traffic and additional traffic expected near Telegraph Road. Not providing this improvement would lead to increased congestion along the road­ way, and the possible use of Newington Road as access between I-95 and Richmond Highway. (Area IV)

I/C 35 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Actions Necessary After Plan Adoption: posed improvements to the interstate and been or may be taken into the secondary system Programming. Fiscal Considerations, primary highways during that period. This of State highways. All or a portion of this funding and Project Development program has subsequently been amended to may come from the sale of general obligation reflect a more current critical improvement bonds. The transportation plan attempts to: program. Although the future and validity of On November 3,1981 a referendum was approved • respond to land use plans and community the total scope of this program is most un­ to issue $30 million in general obligation bonds to objectives in Fairfax County; and certain due to the current financial situation, supplement state funding of secondary road con­ 8 provide for existing and anticipated demand, priorities within the program are determined struction in Fairfax County. This approval initiated consistent with preservation of community and projects are constructed in accordance Fairfax County's participation in the funding of values. with the yearly budget. Allocations to the in­ secondary road construction. Although Fairfax The specific recommendations and proposals terstate and primary system are made to the County is not obligated to continue such a pro­ in the plan need to be adopted for purposes of ser­ Culpeper construction district. Projects in gram indefinitely, the County has indicated its in­ ving existing, committed, and anticipated de­ Fairfax County compete with those in many tent to seek an additional bond referendum ap­ mand, as well as to ensure that maximum flexibil­ other counties in the general Northern Vir­ proval in 1984 which will incrementally extend ity is retained for long-range (post 1990) require­ ginia area for these allocations. In the spring what was initially begun as a three-year program. ments. This Is especially necessary in congested of each year, VDH&T holds a preallocation The specific yearly program elements of these locations in order that grade separations, bus public hearing at which time the Board of programs can be found in the annual update of the lanes, etc., can be implemented without incurring Supervisors endorses a priority list of in­ Capital Improvements Program (CIP) and in the an­ excessive right-of-way acquisition costs. There terstate and primary project improvements nual "Listing of Projects in Priority Order for Inter­ are several important steps that need to be fol­ for which the Board desires programming of state and Primary Projects". lowed subsequent to plan adoption. Several of funds. Based on the testimony received at Transit Programming. The planning and pro­ these are as important as the adoption of the plan this public hearing, VDH&T prepares a ten­ gramming of transit improvements in Fairfax itself. They must be given careful attention as they tative allocation of funds to specific inter­ County is a function of those capital improve­ all relate to critical aspects of the implementation state and primary projects. Once this ten­ ments included in the long-range plans of the process. These steps, and issues which affect tative allocation has been prepared, another Washington Metropolitan Area Transit Authority them, are discussed in this section. In addition, final allocation public hearing is held and (WMATA) and the County. The major mandate of the implementation chapters of this Section also subsequent to this public hearing the alloca­ the WMATA plan is to complete the Metro-rail provide insight into the necessary process for con­ tions to these projects are finalized for the adopted regional system (ARS). The actual dates structing the proposed improvements. coming year. of implementation of this system are dependent Programming and Priorities • The programming of secondary funds for upon the receipt of federal, state and local funds specific projects is done in a different man­ A major element and output of the transporta­ for its financing. Any additions to the rail system ner. As opposed to interstate and primary tion planning process is the separation of long- beyond the adopted system such as those recom­ funds which are allocated to the Culpeper range issues from current and short-range issues. mended in the countywide Plan may be programmed construction district, the secondary road While the long-range policies and plans serve as a after the completion of the ARS and will be sub­ funds are allocated to the County and these guide in day-to-day decision making, the reality of ject to the same constraints of funding availabil­ funds must be spent within the County. Re­ transportation facility improvements lagging far ity. In addition to construction of the rail system, cently, the General Assembly amended and behind existing demand requires that a short- WMATA's capital programs provide for such items created Section 33.1-70.01 in the Code of range plan guide project implementation. This as construction of bus garages, acquisition of Virginia, pursuant to which the Board of plan or, more appropriately, program, should not new buses and other capital needs. Supervisors can participate with VDH&T in undergo major changes each time a new long- Several elements of the County's transit pro­ the preparation of a six-year secondary road range planning effort is initiated or major updates gram are implemented through the Virginia De­ improvement program as well a hold joint are conducted on existing plans. The very process partment of Highways and Transportation public hearings on the program. The Board of programming requires a certain stability over (VDH&T) six-year and ten-year programs. Projects has elected to participate in the preparation the short-range so that projects, priorities, and such as commuter fringe parking lots and bus of this program. In 1978, following a public resulting fiscal requirements can be viewed with a lanes are funded and constructed essentially as hearing, the first six-year program prepared fair degree of certainty and related to operating highway projects and compete for funds with jointly by the County and VDH&T was and capital budgets. other primary and secondary road improvements. adopted by the Board of Supervisors and ap­ Thus, short-range program should not be held Transit facilities constructed in this manner in­ proved by the Virginia Highway and Transpor­ up because of longer run considerations such as clude the Shirley Highway express lanes and the tation Commission. The final program, as ap­ the re-evaluation of long-range plans or ques­ West Springfield fringe parking lot. proved by the Commission, automatically tionable availability of funds to implement a total Although the Comprehensive Plan emphasizes becomes the guide for the annual construc­ transportation effort. The following sections the need for improved bus service throughout the tion budgets. The six-year improvement describe the roadway and transit programming County, long-range plans for individual bus routes rogram is scheduled to be updated and re­ procedures currently in use. are not included in either the Plan or any Washing­ vised through the same procedure as it was Programming of Roadway Improvements. The ton Metropolitan Area Transit Authority (WMATA) first prepared. This enables the program to re­ Virginia Department of Highways and Transporta­ program. Due to the inherent flexibility oFbus ser­ main current and reflective of updated priorities. tion (VDH&T) is responsible for the planning, con­ vice and the changing nature of demand for such Due to the significant number of projects in­ struction and maintenance of roads in the system service, it is impossible to prepare a long-range volving construction of new roadways as well as of interstate, primary and secondary highways. bus route network with any precision other than to improvements to existing secondary roads, the Funds are allocated for these purposes through outline the major corridors along which buses will programming process must recognize the need to acts of congress and state laws, and various com­ travel. Since the opening of the initial Metro-rail program funds in both these areas. However, due binations of federal-state fund matching are util­ segment in Virginia, buses have been utilized pri­ to the inadequacy of funds compared to the needs ized for construction and maintenance on the vari­ marily as a feeder service to Metro-rail stations. in the County, major attention, by necessity, is ous systems. The programming of highway con­ This type of operation is expected to continue and focused on improvements to existing roadways. struction and improvements is derived from the expand as additional Metro-rail lines are opened. Nonetheless, the programming process utilized by priorities for completing the interstate system, the In addition to the feeder routes, buses are also the County is essential in order to set implementa­ state's arterial highway system and upgrading the used to provide cross-County circumferential con­ tion priorities even within the constrained funding. secondary road system, such that it can handle the nections between important activity centers. This The major reason for maintaining a program for traff ic.in accordance with state standards. In addi­ type of service is expected to be expanded as improvements, in addition to an adopted transpor­ tion, the completion of a countywide transporta­ fewer buses are needed to provide radial service. tation plan for the County, is to provide the im­ tion plan as part of the Comprehensive Plan has Changes in individual bus routes are made plementation agencies with a comprehensive doc­ enabled the County to provide guidance to VDH&T through the WMATA public hearing process. For a ument stating short-range transportation needs. in the allocation of highway funds. major change in the system such as the opening While these needs are far greater than the funds of a new Metro-rail segment, WMATA staff nor­ Programming of highway funds to specific proj­ currently available, the continued emphasis upon ects occurs in two basic categories. The first mally prepares a comprehensive bus routing plan the need may provide the impetus for securing ad­ well in advance of the change. This plan then goes category includes interstate and primary high­ ditional funds in the future. ways while the second category relates to the sec­ through extensive coordination with local jurisdic­ ondary road system in the County. Different pro­ tional staff before being presented to the public at Secondary Road Bond Program Funded by Fair­ gramming mechanisms are used for each of these a formal public hearing. Requests for hearings on fax County. In 1981, the Virginia General two categories. These are briefly described as more minor route changes may be initiated by Assembly passed legislation which permits Fair­ follows: WMATA or local staff or from the citizens them­ fax and certain other urban counties to spend a • The 10-year program prepared by VDH&T for selves. Normally these requests are evaluated by maximum of $10 million a year for the purpose of the period 1972-82 formed the basis for pro­ staff and a decision is made as to whether a pub­ constructing or improving roads which either have lic hearing is held. In addition, a public hearing is

I/C 36 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Project Approval and Right-Of-Way Acquisition. held on any change formally requested by the Funding. Obviously, funds must be available In After the necessary public hearings are held, the Board of Supervisors. After public hearings, the order to begin an improvement. The program es­ testimony is reviewed, and the design is finalized, proposals are reviewed in light of the testimony tablished to identify priorities and guide project the project is submitted to the Virginia Highway presented. The service changes are implemented development has been described previously. Nor­ and Transportation Commission for approval. Once only after the endorsement of the Board of Super­ mally, funds are allocated to a given project over a approved by the Commission, right-of-way may be visors and the WMATA Board of Directors. period of years. These allocations also serve to fund the preliminary engineering and design activ­ acquired assuming funds are available, and the project may be advertised for construction. Fiscal Considerations. Because of severe fi­ ities described below. nancial constraints, agencies such as WMATA External Agency Acceptance and the Virginia Department of Highways and Functional Drawings and Alignment Studies. Since the County presently has no responsibility Transportation (VDH&T) may be able to implement These preliminary schematic drawings are essen­ regarding the implementation of transportation only a small percentage of the recommendations tial in providing guidance for reserving right-of- recommendations, it is essential that the plan be included in the transportation plan by 1990. The way and discussing fundamental concepts of the accepted or be modified to the point at which mu­ speed with which development has occurred and project. These drawings should be developed tual agreement exists between the County and is expected to continue in the County will place a early in the planning process for maximum utility; coordinating agencies such as WMATA, VDH&T, demand on the transportation system which the however, it is recognized that substantial modifi­ and the Washington Council of Governments existing levels of funding cannot match. cations may be made as a result of more detailed (COG). Unless agency acceptance can be obtained, The monies which are available for highway study. Public hearings are often held on these pre­ the implementation of many elements of this ambi­ construction are negligible when compared with liminary plans. tious 1990 transportation plan is doubtful. the funds needed to implement the highway im­ provements proposed in the transportation recom­ Environmental Impact Statements or Assess­ Staggered Work Hours, Four-Day Week mendations. The rapidly escalating cost of high­ ments. Depending on the nature of the project, en­ At least in the peak periods, there are a number way maintenance caused not only by inflation but vironmental impact statements or assessments of noncapital intensive ways of "reducing" trans­ also by the increased miles of roadway in the may be required. If the improvement is a major one portation demand and the concomitant need for fa­ system, is resulting in a direct reduction of funds and federal funds are involved, a full environ­ cilities and services. Two of the most widely dis­ available each year for capital construction and mental impact statement will probably be neces­ cussed are staggering of work hours and the four- roadway improvements. sary. On relatively smaller projects, or where no day work week. Similar funding problems also exist for the im­ federal funds are involved, more modest environ­ The staggering of work hours would involve plementation of transit projects. The provision of mental assessments may be prepared. Both of either the adoption of flexible hours or a shifting of the transit facilities and services recommended in these studies address environmental impacts as­ work starting and stopping times over a three-hour this plan will require substantial investment be­ sociated with a particular project in more detail or longer period in the morning and evening. Cur­ yond that which has previously been made by Fair­ than is possible in the context of the Comprehen­ rently, it is assumed that 60 percent of the peak- fax County. In 1979 the Metro-rail system con­ sive Plan. They address such impacts as air and period travel occurs during the peak hours. The struction was funded as far as the Ballston Sta­ water pollution, noise, community disruption, and staggering of work hours might reduce the peak tion in Arlington County and the Huntington Sta­ other impacts on other local facilities or unique hour to 40 percent or less of the peak period. tion in Fairfax County. The completion of the re­ areas such as schools, parks, historical sites, and The four-day work week could similarly reduce mainder of the Vienna route and the Franconia/ the like. They are generally prepared in conjunc­ the demand for peak-hour transportation services. Springfield route will require substantial addi­ tion with the functional drawings or preliminary One could expect a 20 percent decrease in peak- tional capital contributions from both the federal plans. Separate public hearings are also held on hour travel if the total number of commuters was government and local jurisdictions. environmental impact statements. reduced by that amount. Other transit facilities such as bus lanes and Design. Once agreement Is reached on the gen­ It is recommended that Fairfax County take a fringe parking have been funded primarily with eral nature of the project, more detailed design leadership role in introducing and aggressively pro­ highway funds. As such, these facilities will have may begin. This activity involves the completion of moting a positive prototype program of both stag­ to compete for this very limited funding with much the necessary engineering, including actual field gered work hours and the four-day work week. The needed roadway improvement projects. surveys, required to estimate construction costs County should urge this for all of its major employ­ The operation of both bus and rail transit facil­ arid to develop plans. It is only at this stage that ment centers, including its own County government ities costs substantially more than the amount of specific issues such as turning lanes, median operations. Aggressively supported impleentation revenue generated at the farebox. The difference cuts, noise walls or berms, or other detailed of these programs provides the opportunity to between costs and revenues must be made up design elements can be addressed. While the time substantially reduce traffic congestion and obviate from general County revenue since no dedicated necessary to complete this phase varies, it nor­ the need for additional costly highway im­ source of revenue to finance transit operating mally requires between one and two years. Public provements. It is strongly recommended that these deficits exists at present. The preceding discus­ hearings are usually held during the design of the programs be given the highest priority by Fairfax sion clearly implies that the presently anticipated project. County. funding sources and levels will not enable the Plan recommendations to be implemented by the time the demand occurs. Land use commitments, however, have already been made that require sev­ eral transportation projects to be implemented. It is obvious that the County by itself or in conjunc­ tion with the state or the federal government will have to expand existing sources of revenues or identify new ones. The presently inadequate fund­ ing levels canot be accepted as a maximum while development continues to occur and overload the transportation system to an extent where severe environmental and other adverse impacts result. It Is, therefore, recommended that expanded emphasis be placed on the analysis of existing and potential future funding sources that would at least permit the implementation of projects needed to serve existing and committed growth. This would require a review of existing legislation and possible new legislation, both for purposes of generating new revenues and for an overall fiscal analysis of the net impacts of the growth pro­ posed in the Plan.

Project Development A number of major activities are required in order to translate any of the facility recommenda­ tions shown on the Plan to actual improvements. These activities vary somewhat with the nature and scope of the project. However, it is useful to recognize that such activities are necessary prior to actual construction. It may be noted that com­ pletion of these activities normally requires about Old Keene Mill Road at 1-95 looking northwest. five to seven years.

I/C 37 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

AREA AND SECTOR RECOMMENDATIONS

AREA I RECOMMENDATIONS D. Widen Beverly Road to a 44 foot section Sector M7 between Old Dominion Drive (Route 309) and To facilitate both commuter and local traffic: Any sector or area-specific transportation Ingleside Avenue (Route 1813). Realign to provide A. Assign priority to improving arterials for traf­ recommendations for Area I are contained in the smooth transition to Ingleside Avenue south of the fic to the metropolitan center. appropriate Area I section of the Plan. intersection. Adding turning lanes at Old Domin­ B. Act immediately to prevent the loss of effec­ ion Drive. tiveness of Route 7 as an arterial by limiting ac­ AREA II RECOMMENDATIONS E. Chain Bridge Road between Westmoreland cess from new developments along the corridor. and Great Falls Streets should be improved at its C. Establish a fringe parking lot at Wolf Trap (These recommendations were adopted for the present two-lane width; the intersections of Chain Park and provide express bus service. (See Area individual community planning sectors in Area II.) Bridge Road with Davidson Road and Great Falls II, Tysons Corner Area.) Street should be improved. Widen to four lanes, D. Engineering safety provisions should be McLean Planning District with turning lanes, or a fifth continuous turning made in order to correct the problem of access Sector M1 lane, between Dolley Madison Boulevard (Route along Trap Road between Towlston Road and A. Public bus transportation should serve the 123) and Westmoreland Street. Route 7. area directly, and service should be expanded as F. Improve traffic movement from George required to serve continued development. Washington Memorial Parkway to Kirby Road by B. If a shuttle bus service is introduced into the appropriate traffic engineering improvements. Vienna Planning District Tysons Corner Area, the service should be ex­ Consideration should be given to realigning an off- tended to the apartment developments along Ma­ ramp of the George Washington Memorial Park­ Sector V1 garity Road. way to intersect Route 123 opposite Kirby Road. A. To provide for increased traffic from stable C. Magarity Road should be widened to four area infill, Cedar Lane (Route 698) from Gallows lanes along its entire length. Sector M4 Road (Route 650) to Arlington Boulevard (Route 50) D. A public road link between Old Meadow and A. Express bus lanes should be provided should be improved to two 12-foot lanes, with Magarity Roads should be provided. along Route 123 from its intersection with Route minor realignments for safety purposes. E. Consideration should be given to an east- 193 to the George Washington Memorial Parkway B. Improving access to Metro stations should bound access ramp to and a westbound exit ramp and along the Parkway to the Arlington County have top priority for any funds allocated to Vienna from Magarity Road to the DAAR Extension for line if this action can be coordinated with similar Planning District for transportation improve­ buses only. actions in jurisdictions closer to the metropolitan ments. To this end, it is recommended that the fol­ F. The intersection of Magarity Road and center. Route 123 should not be widened east of lowing improvements be effected: Great Falls Street should be reconstructed to im­ Old Dominion Drive except for turning lanes. 1. Widen Blake Lane (Route 655) to four prove the alignment with Davis Court. B. To reduce traffic volume within the CBD, lanes, with turning lanes, between Jermantown G. The proposed pedestrian overpass across construct a pedestrian overpass across Dolley Road and Lee Highway. Construct a new four- I-495 should be built to aid and encourage local Madison Boulevard to connect the CBD with the lane roadway extension of Blake Lane, with residents to walk to the regional shopping center McLean Central Park, library, community center turning lanes, from Lee Highway south to Ar­ and thereby reduce vehicular traffic along Routes and adjacent residential areas. lington Boulevard east of Fairfax Circle to con­ 7 and 123 between the area and the center. C. Balls Hill Road (Route 686) from Lewinsville nect with an extension of Pickett Road current­ Road (Route 694) to Georgetown Pike (Route 193) ly planned by the City of Fairfax. Sector M2 should be improved to two 12-foot lanes with Pending completion of a study addressing A. Widen Haycock Road to a four-lane road­ minor realignments for safety purposes. all pertinent impacts, pro and con, envisioned way, with turning lanes, between Leesburg Pike D. Lewinsville Road (Route 694) from from extension of Pickett Road across Routes (Route 7) and Great Falls Street (Route 694). Any Leesburg Pike (Route 7) to Balls Hill Road (Route 50 and 29 to connect with Blake Lane, to in­ construction of Haycock Road should be held in 686) should be improved to two 12-foot lanes with clude analysis of the impact of added traffic on abeyance prior to the opening of the West Falls minor realignments for safety purposes. Blake Lane, the Pickett Road extension should Church Metro Station and the improvement of the not be completed. The Blake-Pickett connec­ Route 7/Haycock Road intersection. Sector M5 tion should not be completed and Fairfax Coun­ B. To reduce local traffic requirements on the A. To aid local and commuter traffic, ty should oppose the widening of Blake Lane already congested Route 7 commuter radial: Georgetown Pike should be improved at two-lane unless the four-lane Pickett Road within the 1. Service roads should be completed along width without significant realignment except turn­ City of Fairfax is moved westward or noise at­ Route 7 as part of a program to construct ser­ ing lanes. Transportation planning must seek tenuation devices are installed in order to re­ vice roads from the Dulles Airport Access Road other means of satisfying demand in this area to duce the impact on adjoining subdivisions and to Falls Church. preclude the necessity for further widening of this through trucks are prohibited along the Blake 2. Construct a bridge across Pimmit Run at scenic byway at some future date. Lane—Jermantown Road Corridor, from Lee Redd Road or Hillside Drive to serve commu­ Highway to Chain Bridge Road and along the nity needs, particularly those of school buses. Sector M6 Pickett Road connection from Route 50 to 3. When the parcels between St. Luke's To facilitate both commuter and local traffic: Route 29. Church and the Peachtree apartments are A. Assign priority to improving principal 2. Widen Prosperity Avenue (Route 699) to a developed, traffic access should be provided arterials for traffic to the metropolitan center. See four-lane roadway, with turning lanes, between by connecting Kilgore Road to Route 7. discussion in Tysons Corner Area. Arlington Boulevard (Route 50) and Lee High­ 4. When the Pimmit Hills Shopping Center B. Act immediately to prevent the loss of effec­ way. Construct a new four-lane roadway exten­ is redeveloped, a dedicated public right-of-way tiveness of Route 7 as an arterial by limiting direct sion of Prosperity Avenue northerly from Lee should be provided connecting Paxton Road access from new developments along the corridor. Highway behind the Lee-Hi Industrial Park and with Route 7. The right-of-way should be incor­ As new development occurs, construction of a ser­ easterly into the western side of the Dunn Lor­ porated into the VDH&T road system for re­ vice road to limit access should proceed for rea­ ing Metro site. sponsibility and maintenance. sons of both safety and efficiency. Reverse front­ 3. Widen Lee Highway (Route 29) to a four- C. Widen Route 7 to six lanes, with turning age for residential developments will also help. lane divided roadway, with turning lanes, be­ lanes, from I-495 to Idylwood Road. Add turn C. Lewinsville Road (Route 694) from Leesburg tween Fairfax Circle and the Falls Church city lanes at Route 7 and Haycock Road. Pike (Route 7) to Balls Hill Road (Route 686) line and complete the service drive system. 4. Improve Five Oaks Road (Route 4949) to Sector M3 should be improved to two 12-foot lanes with minor realignments for safety purposes. two 12-foot lanes between Blake Lane and the A. County transportation priorities in this sec­ D. Swinks Mill Road (Route 685) from Lewins­ WMATA access road into the Vienna Metro Sta­ tor should stress greatly improved public trans­ tion. portation service and increased capacity for prin­ ville Road (Route 694) to Old Dominion Drive (Route 738) should be improved to two 12-foot C. With the intent of improving Metro express cipal arterials. bus service, establish fringe parking lots at the B. Widen Old Dominion Drive (Route 309) to lanes with minor realignments for safety pur­ poses. planned Dunn Loring and Vienna Metro rapid tran­ four lanes, with turning lanes, between Mayflower sit stations. Provide express feeder bus service E. Old Dominion Drive from Mayflower Drive to Drive (Route 1550) and Holmes Place (Route 1809). from these locations to central employment areas. C. Widen Ingleside Avenue to a 44-foot section Georgetown Pike should be improved to two between Chain Bridge Road (Route 3547) and 12-foot lanes, with turning lanes as required. Beverly Road (Route 1898). Realign to intersect with Chain Bridge Road directly across from Tennyson Drive (Route 1808).

I/C 38 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

D. With the intent of encouraging pedestrian 2. Provide an exclusive bus lane on Lees­ Sector V5 and bicycle movement within the sector, a citizen- burg Pike (Route 7) between the Dulles Airport A. Improve Sutton Road (Route 701) to two proposed trails/bikeway system should include Access Road (DAAR) and the West Falls 12-foot lanes between Chain Bridge Road and the use of the stream valley environmental quality Church Metro Station. This lane should be used Blake Lane. This will expedite movement into and corridors and consideration of pedestrian/bicycle by buses from the Wolftrap fringe lot, by Res­ out of the Vienna Metro Station from the Oakton access to shopping facilities from high- and ton buses coming off the DAAR, and by other area. Improvements are needed at the intersection medium-density residential areas. Consideration local buses. of Sutton and Courthouse Roads to remove the should be given to pedestrian/bicycle access to C. Provide moderate safety-related improve­ hazardous school bus turning problem. Metro stations from surrounding residential ments to Trap Road (Route 676) between Old Court B. See Sector V1 transportation recommenda­ areas. House Road (Route 677) and the DAAR near Wolf­ tions concerning Blake Lane and Five Oaks Road trap Farm Park. This will improve access to Wolf­ improvements. trap Park and the proposed fringe parking lot. C. A citizen-proposed trails-bikeway system Sector V2 D. To encourage pedestrian and bicycle move­ should consider pedestrian and bicycle access to A. To improve access to the Dunn Loring Metro ment within the sector: the Metro station from surrounding areas. Addi­ Station, widen Gallows Road (Route 650) to a four- 1. Any trail/bikeway system would utilize tional consideration should be given also to pro­ lane divided roadway, with turning lanes, between EQCs such as Piney Branch, Wolf Trap, and viding pedestrian access along Route 123 and Idylwood Road and Leesburg Pike (Route 7). Re­ W&OD abandoned right-of-way where utiliza­ Courthouse Road to Oakton shopping facilities in align the Route 7 intersection of Gallows Road to tion is not consistent with the purposes of a trails-bikeway plan. a location in the vicinity of existing International EQCs, thereby connecting and providing nonve- Drive so as to provide a direct connection to this hicular access to various points within and road. Citizens consider these improvements and Sector V6 without the EQCs such as Freedom Hill Fort the Old Court House Road widening to be the top A. See transportation recommendations in ad­ Park and Westbriar Elementary School. priority projects in the planning district. jacent community planning sectors that may af­ 2. In any trail/bikeway system, considera­ B. To improve access to the Vienna Industrial fect the Town of Vienna. tion should be given to providing pedestrian/ Park, improve Electric Avenue to two 12-foot lanes bicycle access to the shopping facilities and between Cedar Lane (Route 698) and Vienna cor­ Fairfax Planning District employment centers of the Tysons Corner Area. porate limits. C. To provide for increased traffic from stable Sector F1 Sector V4 area infill, the following roads should be improved To improve transportation capacity for both A. To improve access to Metro stations: to two 12-foot lanes with minor realignments for commuter and local traffic: 1. Improve Hunter Mill Road (Route 675) to safety purposes: A. Improve public bus service by providing gen­ two 12-foot lanes between Lawyers Road 1. Idylwood Road (Route 625) from Leesburg eral cross-County bus service along Route 123 and (Route 673) and Tamarack Drive (Route 3966). Pike (Route 7) to Cedar Lane (Route 698). specifically between the City of Fairfax and Fort Hunter Mill Road should be extended to Blake 2. Cedar Lane (Route 698) from Gallows Belvoir. Lane. This could be accomplished by realigning Road (Route 650) to Arlington Boulevard (Route B. Widen Braddock Road (Route 620) to a four- the Chain Bridge Road intersection to the east 50). lane divided roadway with turning lanes between and using the Palmer Street right-of-way; or by 3. Park Street (Route 675) between Cedar Guinea Road and Ox Road. Plan extension west­ moving the intersection to the west using the Lane (Route 698) and the Vienna town line. ward to link with easterly realignment of southern present Miller Road right-of-way and building D. To encourage pedestrian and bicycle move­ portion of Shirley Gate Road. Improvements along the extension to Blake Lane on a new location. ment within the sector, a citizen-proposed Braddock Road should also include (1) service The exact location of any intersection realign­ trails/bikeway system should include the use of roads between Olley Lane and Pickett Road, (2) ment would be dependent on the completion of the W&OD environmental quality corridor and pro­ center island landscaping, (3) extension of bus engineering studies, none of which has been vide for pedestrian/bicycle access to shopping service between Pickett Road and George Mason initiated. Bicycle, walking, and horse paths facilities from surrounding residential develop­ University and (4) fringe parking in the vicinity of should be included in the design at the time of ment, particularly from low- and moderate-income Guinea Road/Braddock Road and Route 123/Brad- improvement construction of Hunter Mill Road. communities. dock Road. 2. Access to the Dulles Airport Access Road E. To meet the local circulation needs of the C. Widen Shirley Gate Road (Route 655) to a right-of-way should be sought for commuter Town of Vienna, support the Town of Vienna's pro­ four-lane divided roadway with turning lanes to travel between the western boundary of Area II posals for improving Park Street from Maple Ave­ create a necessary western bypass of the City of and Route 123. If this alternative is not ap­ nue to Cedar Lane to preserve local beauty and to Fairfax. proved, then new parallel lanes should be built meet southeastern Vienna transportation needs. D. Continue coordinated planning with the City between the western boundary of Area II and of Fairfax and VDH&T for improved traffic flow in I-495. Sector V3 and around the city. B. To improve Metro express bus service: A. To relieve congestion in the Tysons Corner E. Develop a trails plan within the sector with 1, Establish a fringe parking lot in the vicin­ Area: emphasis on linking new residential areas adja­ ity of Wolftrap Farm Park and provide express 1. Complete the service drive system along cent to George Mason University to the campus feeder bus service from this location to central Leesburg Pike (Route 7) between the Dulles Air­ and connecting with the City of Fairfax trail sys­ employment areas via the Dulles Airport Ac­ port Access Road and Falls Church except tem. To encourage pedestrian and bicycle move­ cess Road and other facilities. where interchanges exist. ment and thereby reduce dependence on automo­ 2. Provide moderate safety-related improve­ 2. Access to the Dulles Airport Access Road biles, construct 10-foot combination bicycle and ments to Trap Road (Route 676) between Old right-of-way should be sought for commuter walking paths in this sector to parallel primary ar­ Court House Road (Route 677) and the DAAR travel between the western boundary of Area II terial and collector roads such as Braddock Road, near Wolftrap Farm Park. and Route 123. If this alternative is not ap­ Olley Lane, Roberts Road and Route 123. This will C. To provide for increased traffic from stable proved, then new parallel lanes should be built provide access to George Mason University, shop­ area infill, the following roads should be improved between the western boundary of Area II and ping centers, fringe parking and ballfields. to two 12-foot lanes with minor realignments for i-495. safety purposes: 3. Construct a new four-lane divided Gos­ Sector F2 1. Lawyers Road (Route 673) from Twin nell Drive, with turning lanes, from Leesburg To improve commuter and local traffic capac­ Branches Road (Route 5301) to the Vienna town Pike at existing Gosnell Drive to Chain Bridge ity: line. Road in the vicinity of the existing Old Court A. Assign priority to improved public transit 2. Vale Road (Route 672) from Hunter Mill House Road intersection. This should provide a service along commuter arterials and to the Metro Road (Route 674) to Vienna town line. link between Vienna and Route 7 north. stations. 3. Beulah Road (Route 675) from Meadow- 4. Widen Old Court House Road to a four- B. Widen Prosperity Avenue (Route 699) to two lark Road (Route 677) to Clarks Crossing Road lane divided roadway with turning lanes, from 12-foot lanes between Little River Turnpike and (Route 676). Chain Bridge Road (Route 123) to relocated Gal­ Arlington Boulevard and provide an adjacent path D. Bicycle, walking and horse paths should be lows Road in the vicinity of Aline Avenue (Route for pedestrians and bicyclists. considered in the design of Beulah Road and Law­ 3452). yers Road at the time of improvement. C. To avoid through-traffic of neighborhood B. To improve Metro express bus service: E. To encourage pedestrian and bicycle move­ streets, streets in the Mantua area (between 1. Establish a fringe parking lot in the vicin­ ment within the sector, a citizen proposed trails- Routes 50 and 236) will not be connected to Pick­ ity of Wolftrap Farm Park. Provide express bikeways system should include the use of the ett Road. All development plans will be submitted feeder bus service from this location to central W&OD abandoned right-of-way. in accordance with this dictate. employment areas via the Dulles Airport Ac­ cess Road and other facilities.

I/C 39 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

D. Establish a trail system to enhance public 12-foot lanes between Lawyers Road (Route 673) Sector UP3 should be limited to provide the min­ access to Accotink Stream Valley Park and to con­ and Tamarack Drive (Route 3966). It is recom­ imum access necessary. A detailed study of inter­ nect to the City of Fairfax trail system. mended that Hunter Mill Road be extended to Blake sections and grade separations should be under­ E. If the Comprehensive Plan for the area Lane. This could be accomplished by realigning the taken. This will facilitate regional through move­ south of O'Connell Drive, north of the Pine Ridge Chain Bridge Road intersection to the east and ment and help preserve existing and future resi­ Subdivision, east of the Elks Lodge is approved for using the Palmer Street right-of-way, or by moving dential communities along Route 7. It will help higher density residential or commercial uses, or the intersection to the west using the present Miller prevent commercial stripping. increased traffic from currently approved commer­ Road right-of-way and building the extension to cial buildings along Williams Drive negatively af­ Blake Lane on a new location. The exact location of B. Except for the three laning of the segment be­ fects the communities of Pine Ridge and Williams­ any intersection realignment would be dependent tween the Dulles Toll Road and Sunrise Valley Drive, town, the closing of Williams Drive at its junction on the completion of engineering studies, none of Hunter Mill Road should be limited to two lanes with with Highland Lane will be desirable. which has been initiated. This improvement should trail and should have necessary safety improvements An internal circulation plan desired to provide facilitate traffic movements between Reston and such as alignment and straightening of sharp corners direct access to Prosperity Avenue and Gallows Fairfax, and enhance the accessibility of the Vi­ but should not be widened to encourage its use as a Road for this area as follows is hereby approved. enna Metro Station from the north. north-south artery. The internal circulation system would connect B. Widen Jermantown Road (Route 655) to four C. Undertake planning measures to determine Prosperity Avenue and Gallows Road, south of lanes, with turning lanes, between Chain Bridge improvements needed for the Route 7/Colvin Run Route 50, by a service drive from Prosperity Ave­ Road and the Fairfax City line at Route I-66. Road intersection. nue to Williams Drive and via the realignment of C. Establish a trails plan in the sector to con­ O'Connell Drive and subsequent development of nect residential areas to adjacent parks and shop­ Sector UP4 access roads between Williams Drive and Gallows ping centers and for residential purposes along A. Improve Route 7 to a full freeway with lim­ Road. This internal circulation system should Difficult Run and its principal tributaries. ited access and grade separations. Route 228 allow the intersection of Williams Drive and Route (Dranesville Road) should upgraded to serve 50 to operate at an acceptable level of service Sector F5 future development. after redevelopment of the area and to provide ac­ A. Widen Shirley Gate Road to four lanes with Extend Wiehle Avenue from Baron Cameron ceptable access to Route 50, via Williams Drive, of turning lanes. Avenue through Reston to the Loudoun County the large, potentially developable parcels lying B. To serve and yet preserve stable area devel­ line. Between Dranesville Road and the Loudoun west of Gallows Road and south of Route 50 adja­ opments, transportation facilities constructed County line, Wiehle Avenue should be constructed cent to the Seth Williams subdivision. The exact within complex areas should be planned to serve as a two-lane road and between Baron Cameron location of the realignment of O'Connell Drive residents in existing residential areas and to Avenue and Dranesville Road should be a four- should be determined at the time of rezoning and reduce adverse impacts of traffic from higher lane facility. Substantial buffering is to be pro­ subsequent redevelopment of the subject area. density communities. This should apply especi­ vided throughout the length of Wiehle Avenue. ally to provisions for improved public transporta­ Where right-of-way has not already been provided, Sector F3 tion services. sufficient right-of-way should be dedicated to To provide effective transportation service: C. The present Legato Road south of I-66 allow for both the road and substantial buffering A. Establish feeder bus service to complement should be terminated in a cul-de-sac south of the as a condition of any development intensity above and supplement the Metro rail system. If Metro- new realigned Legato Road so as to avoid through- the low end of the permitted density range. Where rail does not reach the Vienna Metro Station as traffic on this quiet collector street. other undeveloped properties exist adjacent to programmed, substitute express commuter bus D. A trails system to serve the entire sector this right-of-way, additional right-of-way should be transportation. should be incorporated in major development provided to insure that substantial buffering is B. Widen Blake lane (Route 655) to four lanes plans within the sector. possible. with turning lanes, between Jermantown Road E. An industrial access road, requiring 60-feet C. Relocated Dranesville Road (Springfield and Lee Highway; build on new location as a four- of right-of-way, traversing parcels 56-2 ((1)) 15, 18 Bypass and Extension in the vicinity of the lane roadway with turning lanes, from Lee High­ and 22, providing two points of access to Waples Dranesville and Centreville Districts). Construct a way southerly across Arlington Boulevard east of Mill Road should be provided to serve this indus­ new four-lane facility between Route 7 and Route Fairfax Circle to an extension of Pickett Road trial area. 50. The alignment intersects Route 7 at a point being planned by the City of Fairfax. Pending com­ west of the Dranesville Tavern Historic District pletion of a study addressing all pertinent im­ and proceeds south basically along the western pacts, pro and con, envisioned from extension of edge of the Potomac water treatment facility. Pickett Road across Routes 50 and 29 to connect AREA III RECOMMENDATIONS South of Rosier's Branch, it is located east of and with Blake Lane, to include analysis of the impact parallel to Stuart Road in the vicinity of the Stuart of added traffic on Blake Lane, the Pickett Road (These recommendations were adopted for the in­ Ridge subdivision. To the south of Stuart Ridge, extension should not be completed. The Blake- dividual community planning sectors in Area III.) the alignment rejoins Stuart Road and proceeds to Pickett connection should not be completed and Baron Cameron Avenue. The alignment then pro­ Fairfax County shouid oppose the widening of Upper Potomac Planning District ceeds south along the Colonial pipeline easement Blake Lane unless the four-lane Pickett Road Sector UP1 to a point in the vicinity of Thompson Road, where within the City of Fairfax is moved westward or A. Prohibit an alignment of a regional circum­ it curves to the east to intersect Route 50 at noise attenuation devices are installed in order to ferential through the area because of the severe approximately Acorn Ridge Road. reduce the impact on adjoining subdivisions and impact on the Potomac River Environmental Qual­ through trucks are prohibited along the Blake ity Corridor and Wildlife Preserve and the existing D. Additional bus and mass transit use is Lane-Jermantown Road corridor, from Lee High­ community. recommended for the Route 7 corridor. Grade- way to Chain Bridge Road and along the Pickett B. Provide sufficient access to public parkland separated access points should be located at Road connection from Route 50 to Route 29. in Sector UP1. Dranesville Road and Reston Avenue. Substantial C. Improve Five Oaks Road (Route 4949) be­ new development will require new internal roads tween Blake Lane and the WMATA access road to supplement Dranesville Road and the new sub­ into the Vienna Metro Station. Sector UP2 division road. D. Improve Hunter Mill Road (Route 675) to two A. Maintain Route 193 in its current condition. 12-foot lanes between Lawyers Road (Route 673) The present overload is partly caused by the in­ Sector UP5 and Tamarack Drive (Route 3966). Extend to Blake adequacy of Route 7. Improvements should be A. Widen Reston Avenue to a four-lane facility Lane either on new location or by realigning the made to Route 7 (see Sector UP3). Retaining a de­ between the Dulles Access Road and Fox Mill Chain Bridge Road intersection and using Palmer ficiency on Route 193 yields the advantages of Road. Extend south along existing Lawyers Road Street right-of-way. This improvement should facil­ preserving a history-related road and preserving to West Ox Road. Realign the Fox Mill Road- itate traffic movements between Reston and Fair­ the semirural character of the area. Lawyers Road intersection. Extend Reston Ave­ fax, and enhance the accessibility of the Vienna B. Generally, the other roads should be main­ nue north of the DAAR as a four-lane facility on a Metro Station from the north. tained as they exist in the sector with the excep­ new alignment to Baron Cameron Avenue and to E. Include provision for a trails system to con­ tion of safety improvements. Route 7 as a four-lane facility on the existing nect new residential developments with nearby C. Road improvements should include a six- alignment. Improve the bridge over the DAAR. commercial and recreational facilities, and to con­ foot right-of-way for trails where possible. nect with the City of Fairfax trail system. B. Build parallel lanes, or the equivalent, along the Dulles Airport Access Road to provide access to Washington, D.C, from the Reston-Herndon Sector F4 Sector UP3 area. This proposal should be linked with potential To facilitate local traffic: A. Improve Route 7 to full freeway with limited bus and Metro rail movement on the i-66 right-of- A. Improve Hunter Mill Road (Route 675) to two access and grade separations. Access points in way to meet travel demand.

I/C 40 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

C. A Metro transit line shall be located in the Sector UP6 • traffic west of Reston Avenue/Lawyers Road median of the Dulles Access Road, and should in­ Fairfax County should support transportation on either West Ox Road or Fox Mill Road ex­ clude stations at Reston and Dulles Airport. improvements in the Herndon area which will help ceeds 10,000 vpd (vehicles per day), or D. Reserve land for a future fringe parking lot implement Herndon's land use and density plans. • traffic on Franklin Farm Road between the at the intersection of DAAR and Reston Avenue. Specific transportation improvement recommen­ Bypass and West Ox Road exceeds two and E. Exclusive bus lanes should be included in dations are: a half times the 1985 24-hour traffic as the median of Route 7. Commuter bus service A. Relocated Dranesville Road (Springfield reported by The Virginia Department of should be expanded to serve this area. Bypass and Extension in the vicinity of the Highways and Transportation, and proceeds south basically along the western Dranesville and Centreville Districts). Construct a the combined traffic on any two of the following edge of the Potomac water treatment facility. new four-lane facility between Route 7 and Route streets exceeds 16,000 vpd: South of Rosier's Branch, it is located east of and 50. The alignment intersects Route 7 at a point -Fox Mill Road west of Reston Avenue parallel to Stuart Road in the vicinity of the Stuart west of the Dranesville Tavern Historic District -West Ox Road west of Lawyers Road Ridge subdivision. To the south of Stuart Ridge, and proceeds south basically along the western -Franklin Farm Road the alignment rejoins Stuart Road and proceeds to edge of the Potomac water treatment facility. Baron Cameron Avenue. The alignment then pro­ South of Rosier's Branch, it is located east of and Design Concepts ceeds south along the Colonial pipeline easement parallel to Stuart Road in the vicinity of the Stuart The following design features shall be to a point in the vicinity of Thompson Road, where Ridge subdivision. To the south of Stuart Ridge, specifically evaluated upon commencement of the it curves to the east to intersect Route 50 at the alignment rejoins Stuart Road and proceeds to design of Lawyers Boulevard between Reston approximately Acorn Ridge Road. Baron Cameron Avenue. The alignment then pro­ Avenue and the Springfield Bypass: F. Relocated Dranesville Road (Springfield ceeds south along the Colonial pipeline easement • the provision of an at-grade intersection of Bypass and Extension in the vicinity of the to a point in the vicinity of Thompson Road, where Viking Drive and Lawyers Boulevard and cul- Dranesville and Centreville Districts). Construct a it curves to the east to intersect Route 50 at de-sacs on the other subdivision streets new four-lane facility between Route 7 and Route approximately Acorn Ridge Road. within Fox Mill Estates at locations where 50. The alignment intersects Route 7 at a point B. Complete dedication of right-of-way on such streets are crossed by Lawyers west of the Dranesville Tavern Historic District Wiehle Avenue between Baron Cameron Avenue Boulevard; and proceeds south basically along the western and the Loudoun County boundary to help provide « the design of Lawyers Boulevard as a basic edge of the Potomac water treatment facility. a loop around Herndon. two-lane section, with additional turning and South of Rosier's Branch, it is located east of and C. Complete the Herndon Parkway (Spring storage lanes at intersections to provide parallel to Stuart Road in the vicinity of the Stuart Street and Sunset Hills Road) between Herndon capacity, and enhanced buffering provided Ridge subdivision. To the south of Stuart Ridge, and Reston. along such two-lane segments, and as a the alignment rejoins Stuart Road and proceeds to D. Land should be reserved for a future fringe four-lane divided section; Baron Cameron Avenue. The alignment then pro­ parking lot at the intersection of Dulles Airport Ac­ • the provision of a treed median for a two or ceeds south along the Colonial pipeline easement cess Road and Centreville Road. four lane section; to a point in the vicinity of Thompson Road, where • for purposes of safety, the provision of it curves to the east to intersect Route 50 at appropriate fencing and evergreen and other approximately Acorn Ridge Road. Sector UP7 A. Widen Centreville Road/Walney Road to a planting; G. Additional bus and mass transit use is four lane facility between Poplar Tree Road and the • the location of the roadbed on an alignment recommended for the Route 7 corridor. Grade- Town of Herndon. This will provide improved north- as far as possible from existing dwelling separated access points should be located at south access to and from the planned industrial units; Dranesville Road and Reston Avenue. Substantial areas along both this corridor and the limited ac­ • the provision of pedestrian crossings such new development will require new internal roads cess Route 28 (Sully Road) corridor. as overpasses to provide pedestrian access to supplement Dranesville Road and the new sub­ B. Lawyers Boulevard (west of Reston). Ex­ to both sides of Fox Mill Estates. division road. tend on new location as a four-lane facility be­ The design of Lawyers Boulevard between H. Although traffic demand analysis indicates a tween the Springfield Bypass and Route 28. Con­ Reston Avenue and the Springfield Bypass shall need for a north-south arterial or major collector be­ struct between Reston Avenue and the Springfield be coordinated with residents of Fox Mill Estates tween Reston and Fairfax, there is a need to protect Bypass as described below. The purpose of this and other affected communities. Buffering and existing communities along Hunter Mill Road from recommendation is to provide an east-west arte­ other means of minimizing the impact of this road increased traffic. Hunter Mill Road should be con­ rial in the south Reston area, linking it with major section on Fox Mill Estates shall be provided to structed to an improved two-lane facility between Baron circumferential routes and particularly the indus­ the maximum extent possible. Cameron Avenue and Lawyers Road except for a three trial development near Dulles Airport. Without this C. Construct an interchange at Route 28 and lane segment between the Dulles Toll Road and Sun­ facility, these trips will be forced on to Fox Mill, Frying Pan Road. Actual staging of intersection/in­ rise Valley Drive. West Ox, and Centreville Roads (Area III). terchange construction is to be determined based I. Extend Wiehle Avenue from Baron Cameron The timing of construction and design of on traffic volumes and the extent to which com- Avenue north and west, crossing Reston Avenue Lawyers Boulevard between Reston Avenue and mitements to complete the interchange exist. A and Dranesville Road and extending into Loudoun the Springfield Bypass shall be as follows: possibility however, for the staging of this inter­ County. change construcionfrom an at-grade intersection C. Parallel lanes to Dulles Access Road need J. Reconstruct Lawyers Road as an improved to a full grade separated interchange could be as to be construction (total eight-lane facility) and two-lane facility between Twin Branches Road follows: grade separated access points built at Route 28 and the Vienna town line. and Centreville Road. Fringe parking should be 1. Construct an at-grade intersection at Fry­ K. When Route 7 is improved to a six-lane, provided in the vicinity of the Route 28 inter­ ing Pan Road and Route 28. This intersection limited access facility, grade-separated inter­ change. Route 28 is to be a four-lane limited- should be as close to 90 degrees as possible changes should be planned at Baron Cameron access road, with service roads and limited and channelized as traffic movements dictate. Avenue and Reston Avenue. access, to serve regional traffic demand. 2. Provide a four lane section of Route 28 L. Extend Lawyers Road west of Reston as a in the vicinity of the Route 28/Frying Plan Road four-lane facility between Fox Mill Road and D. Extend Lawyers Road west of Reston as a four-lane facility between Fox Mill Road and intersection. Ideally this four lane section would Route 28. The purpose of this facility is to provide extend from south of McLearen Road to the an east-west arterial in the south Reston area, Route 28. The purpose of this facility is to provide an east-west arterial in the south Reston area, Loudoun County Line. linking it with major circumferential routes and 3. Provide partial and/or full grade the industrial development near Dulles Airport. linking it with major circumferential routes and the industrial development near Dulles Airport. separated movements at the Route 28/Frying Without this facility, traffic will be forced onto Fox Pan Road intersection. Mill Road, West Ox Road and Centreville Road. Without this facility, traffic will be forced onto Fox Mill Road, West Ox Road and Centreville Road. M. In the vicinity of the Reston Town Center Area, two collector roads are proposed; one to run Sector UP8 north-south and the other east-west through the Timing of Construction A. Relocated Dranesville Road (Springfield Town Center site. It is anticipated that some Lawyers Boulevard shall not be constructed Bypass and Extension in the vicinity of the through traffic may use the east-west collector between Reston Avenue and the Springfield By­ Dranesville and Centreville Districts). Construct a road as a short-cut from the Reston Area to the pass until travel patterns have stabilized for at new four-lane facility between Route 7 and Route Springfield Bypass. While this traffic may not least one year after the Bypass construction be­ 50. The alignment intersects Route 7 at a point cause a significant functional misuse of this east- tween Route 50 and the Dulles Toll Road and a west of the Dranesville Tavern Historic District west road as a collector road, this road should be study verifies that one of the following conditions and proceeds south basically along the western constructed with four travel lanes at a minimum. has occured: edge of the Potomac water treatment facility.

I/C 41 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

South of Rosier's Branch, it is located east of and such streets are crossed by Lawyers plan should be developed in the context of the parallel to Stuart Road in the vicinity of the Stuart Boulevard; Centreville complex area issues. Ridge subdivision. To the south of Stuart Ridge, • the design of Lawyers Boulevard as a basic B. Route 50 should be Improved to a limited- the alignment rejoins Stuart Road and proceeds to two-lane section, with additional turning and access facility with six lanes between the Baron Cameron Avenue. The alignment then pro­ storage lanes at intersections to provide Loudoun County line and the City of Fairfax. ceeds south along the Colonial pipeline easement capacity, and enhanced buffering provided C. I-66 should be widened from the Prince to a point in the vicinity of Thompson Road, where along such two-lane segments, and as a William County line to Route 50 to serve planned it curves to the east to intersect Route 50 at four-lane divided section; growth in Prince William County and portions of approximately Acorn Ridge Road. • the provision of a treed median for a two or Bull Run. Median bus lanes should be constructed B. West Ox Road should be improved between four lane section; on I-66 between the Vienna Metro Station and Lee Route 50 and Lawyers Road as more specifically • for purposes of safety, the provision of Highway (Route 29) in Centreville. described under Countywide Transportation appropriate fencing and evergreen and other D. Construct roadways and interchanges for Recommendation. planting; Route 28 in the vicinity of Poplar Tree Road as C. Widen Reston Avenue to a four-lane facility • the location of the roadbed on an alignment shown on the Area III Plan Map. The phasing of between the Dulles Access Road and Fox Mill as far as possible from existing dwelling interchange construction should ensure the Road. Extend south along existing Lawyers Road units; following: to West Ox Road. Realign the Fox Mill Road-Law­ • the provision of pedestrian crossings such 1. It is important to keep the limited access yers Road intersection. as overpasses to provide pedestrian access features of Route 28 to the greatest extent D. Lawyers Boulevard (west of Reston). Ex­ to both sides of Fox Mill Estates. possible in order that it may be retained as a tend on new location as a four-lane facility be­ The design of Lawyers Boulevard between high capacity principal arterial roadway. In this tween the Springfield Bypass and Route 28. Con­ Reston Avenue and the Springfield Bypass shall regard, two at-grade intersections should not struct between Reston Avenue and the Springfield be coordinated with residents of Fox Mill Estates be constructed simultaneously in this vicinity. Bypass as described below. The purpose of this and other affected communities. Buffering and It is recommended, instead, that interim at- recommendation is to provide an east-west arte­ other means of minimizing the impact of this road grade access be permitted only at the Cen­ rial in the south Reston area, linking it with major section on Fox Mill Estates shall be provided to treville Road/Walney Road/Stone Road circumferential routes and particularly the indus­ the maximum extent possible. Extended/Route 28 intersection. trial development near Dulles Airport. Without this E. West Ox Road should be improved between 2. The interim roadway network should be facility, these trips will be forced on to Fox Mill, Route 50 and Franklin Farms Road as more spe­ designed in such a way as to provide access West Ox, and Centreville Roads (Area III). cifically described under Countywide Transporta­ to properties which previously would have had E. Parallel lanes to Dulles Access Road need tion Recommendation. access to Route 28 at Poplar Tree Road. This to be construction (total eight-lane facility) and will ensure that the at-grade intersection of grade separated access points built at Route 28 Sector UP9 Centreville Road/Walney Road/Stone Road Ex­ and Centreville Road. Fringe parking should be A. Route 50 should be improved to a limited- tended/Route 28 at-grade intersection is provided in the vicinity of the Route 28 inter­ access facility with six lanes between the closed. change. Route 28 is to be a four-lane limited- Loudoun County line and the City of Fairfax. 3. Interim at-grade access to Route 28 at access road, with service roads and limited B. Provide adequate access to Route 50 from Centreville Road/Walney Road/Stone Road Ex­ access, to serve regional traffic demand. existing residential areas. tended/Route 28 should take place insuch a F. Extend Lawyers Road west of Reston as a C. Relocated Dranesville Road (Springfield way that phased construction of the inter­ four-lane facility between Fox Mill Road and Bypass and Extension in the vicinity of the change can take place with no disruption to at- Route 28. The purpose of this facility is to provide Dranesville and Centreville Districts). Construct a grade traffic flows. an east-west arterial in the south Reston area, new four-lane facility between Route 7 and Route E. Access to properties in the vicinity of the linking it with major circumferential routes and 50. The alignment intersects Route 7 at a point Route 28/Poplar Tree Road Area should be con­ the industrial development near Dulles Airport. west of the Dranesville Tavern Historic District solidated and located on collector roadways to the Without this facility, traffic will be forced onto Fox and proceeds south basically along the western maximum extent possible. Access points should Mill Road, West Ox Road and Centreville Road. edge of the Potomac water treatment facility. be minimized along the arterial roadways which The timing of construction and design of South of Rosier's Branch, it is located east of and are proposed for this area. Lawyers Boulevard between Reston Avenue and parallel to Stuart Road in the vicinity of the Stuart the Springfield Bypass shall be as follows: Ridge subdivision. To the south of Stuart Ridge, the alignment rejoins Stuart Road and proceeds to Sector BR4 Baron Cameron Avenue. The alignment then pro­ Timing of Construction A. Route 50 should be improved to a limited- ceeds south along the Colonial pipeline easement Lawyers Boulevard shall not be constructed access facility with six lanes between the to a point in the vicinity of Thompson Road, where between Reston Avenue and the Springfield Loudoun County line and the City of Fairfax. it curves to the east to intersect Route 50 at ap­ Bypass until travel patterns have stabilized for at B. I-66 should be widened from the Prince proximately Acorn Ridge Road. least one year after the Bypass construction be­ William County line to Route 50 to serve planned D. Extend Lawyers Road west of Reston as a tween Route 50 and the Dulles Toll Road and a growth in Prince William County and portions of four-lane facility between Fox Mill Road and study verifies that one of the following conditions Bull Run. Median bus lanes should be constructed Route 28. The purpose of this facility is to provide has occured: on i-66 between the Vienna Metro Station and Lee an east-west arterial in the south Reston area, 8 traffic west of Reston Avenue/Lawyers Road Highway (Route 29) in Centreville. linking it with major circumferential routes and on either West Ox Road or Fox Mill Road ex­ the industrial development near Dulles Airport. ceeds 10,000 vpd (vehicles per day), or Sector BR7 Without this facility, traffic will be forced onto Fox • traffic on Franklin Farm Road between the A. I-66 should be widened from the Prince Mill Road, West Ox Road and Centreville Road. Bypass and West Ox Road exceeds two and William County line to Route 50 to serve planned E. West Ox Road should be improved between a half times the 1985 24-hour traffic as growth in Prince William County and portions of Route 50 and Lawyers Road as more specifically reported by The Virginia Department of Bull Run. Median bus lanes should be constructed described under Countywide Transportation Highways and Transportation, on i-66 between the Vienna Metro Station and Lee Recommendation. • the combined traffic on any two of the follow­ Highway (Route 29) in Centreville. ing streets exceeds 16,000 vpd: B. Improve Braddock Road to a four-lane -Fox Mill Road west of Reston Avenue Bull Run Planning District facility between Route 123 and Centreville. -West Ox Road west of Lawyers Road -Franklin Farm Road Sector BR2 A. Route 50 should be improved to a limited- Pohick Planning District access facility with six lanes between the Loudoun County line and the City of Fairfax. Sector P1 Design Concepts A. Improve Route 123 to a four-lane facility. The following design features shall be B. Commuter rail service to serve the Clifton-Fairfax specifically evaluated upon commencement of the Sector BR3 Station Area should be served by a station located in design of Lawyers Boulevard between Reston A. Integrate the improvement of Braddock the general vicinity of the proposed intersection of the Avenue and the Springfield Bypass: Road with a circulation plan of Centreville. Im­ proposed Springfield Bypass and the railroad. • the provision of an at-grade intersection of proved access to I-66 will have to be provided for Viking Drive and Lawyers Boulevard and cul- the stable and option areas, especially when new Sector P2 de-sacs on the other subdivision streets development occurs onBraddock Road. Specific" A. Provide bus lanes on Guinea Road and within Fox Mill Estates at locations where recommendations for a Centreville circulation Braddock Road between Zion Drive and I-495 (Area

I/C 42 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

I), with access to the Franconia/Springfield Metro Sector P5 Without this facility, traffic will be forced onto Fox Station. Construction of the additional pavement A. Improvements of Route 123 to a four-lane Mill Road, West Ox Road and Centrevjjle Road. for bus lanes along Braddock Road is' to occur facility from Fairfax to Occoquan to provide ac­ "(Portions of Sectors BR2, BR3 and BR4.) within the defined median of the present roadway. cess through the southeast region of the County. A. This area is in close proximity to Route 50 B. Provision for fringe parking for use of public B. Prohibit other major transportation which is planned to be improved to a six-lane transit. facilities and improvements in the area because transportation facility. There will be access points C. Wherever possible this fringe parking of the impact on the environment and existing with grade separation at Route 28 and Centreville should be provided as a multiple use of parking for communities. Road. Consideration must be also given to an ac­ other purposes, such as commercial and recrea­ C. Maintain secondary roads as two-lane cess point with grade separation at Route 28 and tional facilities (e.g., as part of PDH or commercial facilities to preserve the semirural character of Popular Tree Road. The former is planned for four- development). the sector. Safety and alignment improvements lane improvement by 1985. New development will D. Improve Braddock Road to four lanes from are appropriate. necessitate the improvement and construction of Guinea Road to Route 123. Widening in the vicinity D. Widen Lee Chapel Road to a four-lane new internal roads. of Sideburn Road should be primarily north of the facility. present roadway to minimize impact on existing AREA IV RECOMMENDATIONS residential development in the southwest Sector P6 quadrant of the intersection. A. Construct a four-lane, east-west facility on (These recommendations were adopted in in­ E. Improve Hooes Road and Pohick Road to a the general alignment of Hooes Road and Pohick dividual community planning sectors in Area IV.) continuous four-lane facility from Backlick Road Road, with certain realignments between Ox Road (Area IV) to Route 123. The alignment will be deter­ (Route 123) and Backlick Road (Area IV). The facil­ Lower Potomac Planning District mined in the countywide Plan transportation ity will connect with the Franconia/Springfield analysis but will follow the existing alignment of Metro Station. This facility is needed to provide Sector LP2 Hooes Road and Pohick Road. Improved inter­ access to the rapidly developing Pohick area. A. Silverbrook Road should be realigned so changes will be necessary along the alignment. B. Two additional lanes for buses should be that it intersects Lorton Road at a common in­ F. Realign and upgrade Rolling Road as a four- provided between Burke Lake Road and the Metro tersection with Sanger Street or further west. At lane facility between Old Keene Mill Road and station. The construction of these additional that time the present entrance from Silverbrook Hooes Road. Improve the section of Rolling Road lanes should occur after the initial four-lane road­ onto Lorton Road should be closed. south of Springfield Village Drive at the earliest way is constructed and the widening necessary possible date to eliminate the existing hazardous for the bus lanes should occur entirely within the Sector LP3 curve. VDH&T is urged to use dedicated right-of- median of the four-lane facility, which is recom­ A. A left-turn lane should be provided on way to make this improvement. mended for construction at the earliest date. Gunston Road southbound, to facilitate entrance G. Consider a commuter rail station in the C. Fringe parking lots should be located at into the Pohick Bay Regional Park. Burke area. both Sydenstricker Road where it connects with H. Improve Rolling Road to four lanes with a Hooes Road, and Burke Lake Road where it service road between Braddock Road and the connects with Pohick Road. Sector LP4 Southern Railroad tracks. D. Widen Lee Chapel Road to a four-lane facil­ A. Transportation improvements in the area I. Construct the Roberts Road extension as a ity between Burke Lake Road and Route 123. should facilitate full realization of the area's in­ collector rather than as a principal arterial. dustrial potential while also serving the nonin- J. Widen Rolling Road to a four-lane facility Sector P7 dustrial recommended uses in greater safety and between Old Keene Mill Road and Route 1, with A. Improve Pohick Road and Hooes Road to a efficiency. For example, redesign and reconstruc­ realignment-near "deadman's curve" and minor four-lane facility from Springfield to Route 123 for tion of the Lorton Road/l-95 interchange should realignments to Pohick Road between i-95 and increased access to adjacent sectors. permit access to the industrial area by large Route 1. This facility will be needed as develop­ (Portions of Sectors UP4 and UP5.) vehicles. Improvement of Lorton Road near I-95 ment occurs in the area. A. Relocated Dranesville Road (Springfield should serve not only that industrial traffic but K. Improve Burke Lake Road to a four-lane Bypass and Extension in the vicinity of the also residential and school traffic in the area. facility between Pohick Road and Rolling Road Dranesville and Centreville Districts). Construct a B. The bridge on Pohick Road which passes near Braddock Road to provide access from the new four-lane facility between Route 7 and Route over the RF&P Railroad should be improved by developing portions of the Pohick to I-495. 50. The alignment intersects Route 7 at a point VDH&T. Improvement of Pohick Road and its L. Commuter rail service to serve the Clifton-Fairfax west of the Dranesville Tavern Historic District bridge should provide better service to Pohick Station Area should be served by a station located in and proceeds south basically along the western Estates and other residential areas west of I-95. the general vicinity of the proposed intersection of the edge of the Potomac water treatment facility. C. There should be no industrial access from proposed Springfield Bypass and the railroad. South of Rosier's Branch, it is located east of and Pohick Road. parallel to Stuart Road in the vicinity of the Stuart D. VDH&T should improve the horizontal and M. Guinea Road. Widen to four lanes from Brad­ Ridge subdivision. To the south of Stuart Ridge, vertical alignment of Gunston Cove Road to dock Road to Zion Drive, and extend as a four lane fa­ the alignment rejoins Stuart Road and proceeds to provide two good travel lanes. cility on a new location to Ox Road (Route 123) north Baron Cameron Avenue. The alignment then pro­ of Southern Railroad. Locate the pavement within the ceeds south along the Colonial pipeline easement Sector LP5 southern 60 feet of the 90 foot right-of-way to the ex­ to a point in the vicinity of Thompson Road, where A. Road improvements to serve the planned tent possible except at the intersection of realigned it curves to the east to intersect Route 50 at on-post housing are needed by Fort Belvoir. The Guinea Road and Route 123 where the intersection approximately Acorn Ridge Road. County also has an interest in such improvements may mandate the use of all of the 90 foot right-of-way. B. Additional bus and mass transit use is because of their connection with off-post traffic recommended for the Route 7 corridor. Grade- networks and because of the County's own separated access points should be located at regional transportation needs. Sector P3 Dranesville Road and Reston Avenue. Substantial new development will require new internal roads Mount Vernon Planning District A. Commuter rail service to serve the Clifton- to supplement Dranesville Road and the new sub­ Fairfax Station Area should be served by a station division road. Sector MV1 located in the general vicinity of the proposed in­ (Portions of Sectors UP7, UP8 and UP9.) A. Metro access through the Jefferson Manor tersection of the proposed Springfield Bypass and A. Parallel lanes to Dulles Access Road need subdivision by nonresidents of Jefferson Manor the railroad. to be construction (total eight-lane facility) and grade separated access points built at Route 28 should be discouraged. However, this movement and Centreville Road. Fringe parking should be will be more effectively eliminated by provision of Sector P4 provided in the vicinity of the Route 28 inter­ the recommended Metro access improvements to A. Only improvements for safety are appro­ change. Route 28 is to be a four-lane limited- Telegraph Road, Huntington Road, North Kings priate. access road, with service roads and limited Highway, and their intersections than by enacted B. Commuter rail service to serve the Clifton- access, to serve regional traffic demand. restrictions on alternative access routes. Fairfax Station Area should be served by a station B. Extend Lawyers Road west of Reston as a B. The intersections of North Kings Highway located in the general vicinity of the proposed in­ four-lane facility between Fox Mill Road and and Huntington Avenue with Telegraph Road tersection of the proposed Springfield Bypass and Route 28. The purpose of this facility is to provide should be improved to provide a single intersec­ the railroad. an east-west arterial in the south Reston area, tion with the latter. Such a connection would linking it with major circumferential routes and facilitate transit traffic through the area and the industrial development near Dulles Airport. minimize its disruption of local activities.

I/C 43 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Sector MV2 B. A pedestrian overpass should be con­ Beltway it is nothing more than a path across A. The horizontal and vertical alignment of structed across Route 1 in the vicinity of Reddick undeveloped land. Harrison Lane should be improved to provide two Avenue and Russel Road (in Sector MV8) to pro­ The bridge presents a potential traffic im­ safe travel lanes. vide for safe walking access to Walt Whitman pact to the stable neighborhood and should be School by Lee District students (from west of restricted to pedestrian and bicyclist use only Sector MV3 Route 1) assigned to that school. with improvements to provide safe, attractive A. VDH&T should improve the horizontal and C. The intersection of Ferry Landing Road and nonauto access to the Metro station from all uses vertical alignment of Quander Road to provide two Mount Vernon Memorial Parkway should be im­ in the area south of the Beltway. Development in safe travel lanes. proved at the time of adjacent development, to the area should provide pedestrian and bike paths B. Fort Hunt Road should be realigned or eliminate the present acute angle intersections to link with the bridge. linked to intersect with Route 1 directly opposite and shared roadway at that point. E. Provision should be made for a "no parking" the west Huntington Avenue/Route 1 intersection D. Lukens Lane, Old Mill Road, and Old Mount ordinance to discourage misuse of neighborhood and the already scheduled Huntington Avenue im­ Vernon Road should be improved to two twelve- streets near Metro by commuters and other provement. This will result in a greatly improved foot lanes. motorists. access to the lower entrance to Huntington Metro E. The intersection of Mount Zephyr Street and Station. Woodley Drive should be improved to provide safe Sector RH3 school bus operations. A. Burgundy Road should be improved to pro­ Sector MV4 F. The Old Mill Road/Mount Vernon Memorial vide two good travel lanes. A. Intersections along the George Washington Highway/Richmond Highway intersection should B. Provision should be made for the improve­ Memorial Parkway should be improved to permit be realigned to allow more safe and efficient turn­ ment of the East Drive/Burgundy Road/Telegraph safer access to and from the parkway. ing movements, and to provide a straight through Road intersection in conjunction with improve­ crossing from Mount Vernon Memorial Highway to ments in the North Kings Highway/Telegraph Sector MVS Old Mill Road. Road and Huntington Avenue/Telegraph Road A. Fort Hunt Road improvement is already intersections (Huntington Metro Station Area). programmed. Sector MVS B. Existing major street corridors in the Gum A. The Old Mill Road/Mount Vernon Memorial Springs community are endorsed. The series of Highway/Richmond Highway intersection should Sector RH4 cul-de-sac streets recommended to serve the com­ be improved to provide more efficient and safe A. Van Dorn Street should be extended flow of traffic. munity, rather than completion of a grid pattern, is southward from Franconia Road, directly aligned endorsed by this plan as the best means of with its northward segment, extending past community preservation. Route 1 Corridor Area Edison High School into the Lehigh tract. (The C. The feasibility of barring through truck traf­ A. Transportation recommendations for the westward extension of Lockheed Boulevard, fic on Sherwood Hall Lane and other Gum Springs Route 1 Corridor Area are included in that section recommended in the Mount Vernon and Rose Hill corridors should be explored. of Area IV. community planning sector specific transporta­ D. A need exists to conduct a traffic analysis tion recommendations would intersect the recom­ and traffic pattern study to determine alternatives Rose Hill Planning District mended South Van Dorn Street extension.) available to minimize a difficult traffic condition, B. The Springfield Bypass, proposed earlier in to discuss the relative advantages/disadvantages Sector RH1 this Plan, should be extended eastward across of each alternative and to bring forth recommen­ A. The Capital Beltway/South Van Dorn Street Beulah Street, south of the present Beulah dations advancing attending fiscal, political, en­ interchange should be improved to provide better Street/Hayfield Road intersection, to link with an vironmental and related aspects of each. Such a sight distance and turning movements. improved Hayfield Road southeast of the commer­ study should be undertaken and completed in B. Franconia Road from Grovedale Drive to cial uses now found on that road near the Beulah 1977 and brought to the Planning Commission in South Van Dorn Street should be improved to a Street intersection. No eastward extension of 1977 for its deliberations and recommendations to divided six-lane facility. Consideration should be Hayfield Road is recommended beyond its present the Board of Supervisors. given to limiting curb cuts along the improved terminus in the subdivision, so through-traffic is E. Pending completion of a thorough traffic roadway, for this corridor is proposed by residents not introduced into Hayfield. study of the western Sherwood Hall Lane area, an as a major element of a commuter bike trail C. Bus service should be extended to an im­ intersection improvement at Sfjerwood Hall Lane system. Where they can be safely provided along proved Beulah Street to provide better service to and Richmond Highway, an improved two-lane Franconia Road, sidewalk curb cuts to facilitate residents along this roadway. cross-section for Collingwood Road, and a pro­ such bike trail access at intersections are D. Pedestrian access across Telegraph Road posed new facility linking the Harrelson tract to recommended. should be improved at the Hayfield School area. C. Circulation for the Franconia area should be Route 1, are improvements of sufficient impor­ E. Edgewood Drive should be extended designed to limit impact on surrounding areas and tance in the area to be tentatively placed on the westward to Gum Street. transportation plan. It should be recognized that access should be provided to Franconia Road via F. Edgewood Drive east of Guilford Drive those improvements will not necessarily eliminate a single curb cut. This access should be located should be reconstructed as a closed loop rather traffic congestion in the area. so that no additional traffic lights are required on than as a stub street awaiting extension. Franconia Road. Sector MV6 A. The improvement of Collingwood Road and Sector RH2 Parkers Lane as currently programmed should be A. Clermont Drive underpass should be closed Sector RH5 done, with initial priority given to elimination of to vehicular traffic following the completion of A. Good access to Lee District Park should be vertical curves in the segment between the four-lane improvements to Franconia Road a concern of all land use and transportation Harrelson tract and Fort Hunt Road. eastward to Telegraph Road, and in conjunction decisions taken in the sector. B. All intersections or collector roads with the with Cameron Run development in Alexandria. George Washington Memorial Parkway should be Bike and pedestrian access through the under­ Sector RH7 improved to provide safer access to and from the pass will continue to link the community with A. Lockheed Boulevard should be extended Parkway. nearby commercial areas as well as Metro. westward from its present terminus at Harrison C. Bus service should e extended to the area B. The feasibility of extending appropriate bus Lane, to intersect Telegraph Road. west of Fort Hunt Road and south of Sherwood service to the interior of residential ' B. Harrison Lane should be improved between Hall Lane. Minor improvements to inadequate neighborhoods between Franconia Road and i-95 Lockheed Boulevard and South Kings Highway. roadways in the area may be necessary to permit should be examined. Roadways in this area may The improvement is necessitated by the need for safe bus transit operation. require major improvement to permit safe and safe access for buses to and from Groveton D. Riverside Road and Elkin Street should have efficient bus operation. Elementary School and for residential traffic. At improved shouldering, curbs, gutters, and C. The respective development patterns of the the same time, the character of improvement sidewalks to provide safe corridors for elementary park and surrounding residential areas should should be designed to both enhance and provide school children walking to and from school. provide for trails connection to Brookland-Bush improved access to the Huntley Historic District, Hill Park and neighborhood schools. south of the school. Sector MV7 D. The present Bush Hill Drive Bridge across A. Richmond Avenue should be widened and the Capital Beltway is not met at either end by an Springfield Planning District improved to assure safe school bus operation and adequate roadway. Bush Hill Drive, over its to insure the safety of students walking along the southern portion, is a subdivision collector street Sector S1 avenue to Walt Whitman Intermediate School. in the Franconia area, but for approximately half A. Bus service should be extended to Satur­ its length between Franconia Road and the days and evenings.

I/C 44 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Sector S3 D. Install a crosswalk and traffic light with A. The realignment of Rolling Road through pedestrian control at the Thomas Inwood Drive/- the Larwin property, to eliminate the "deadman's Franconia Road intersection, and designate as a curve," is endorsed. bikeway. E. No direct vehicular access to the Beltway Metro Station should be provided from Franconia Sector S4 Road or any adjacent development area. A. The planned southeast spur between the F. Walkways and bikeways to the Metro sta­ Springfield Bypass (Hooes Road) and 1-95 should tion from surrounding areas should be provided to not be located opposite Ridgeway Drive or any promote nonvehicular use of Metro by residents of other street entrance which would tend to direct Sector S8. through-traffic into the interior of Springvale. G. A single entrance from Franconia Road B. Bus service should be extended to serve should serve the vacant land to the south of the Backlick Road. proposed Metro station. Kitson Lane should not C. The number of curb cuts along Backlick be the access street as its use would create Road south of Old Keene Mill Road should be double-frontage lots on the west side. A new road­ greatly reduced in order to improved the safety way to the east should be selected, with Kitson characteristics of this stretch of roadway. Lane being vacated as a roadway. Roso Street ex­ D. The closure of Ridgeway Drive and Ben tended would appear to be the logical location for Franklin Road at the Springfield Bypass is such an entrance. strongly encouraged as a means of reducing through traffic in this residential area. This closure would have the added benefit of reducing access Sector S9 points to the Bypass. Provisions for emergency A. The proposed Springfield Bypass should be access to Ridgeway Drive and Ben Franklin Road constructed across the southern portion of the should be made in conjunction with any such area, in the vicinity of Alforth Avenue. closing. Springfield CBD Area A. Transportation recommendations for the Sector S6 Springfield CBD are included in that section. A. Beulah Street should be widened to a four- lane facility from Franconia Road to Telegraph Road, since Beulah Street will serve as the eastern terminus of the Bypass spur in the vicinity of the proposed Franconia/Springfield Metro Station. Also, the vertical and horizontal align­ ment of Beulah Street should be improved here. B. The following roads should be improved two-lane facilities: Cinder Bed Road, Newington Road from Backlick Road to Telegraph Road, and Accotink Road from Newington Road to Telegraph Road. The intersections of these roads, and substandard bridges and underpasses traversing these roads should also be improved. C. Through truck traffic should be prohibited on local and collector streets in the Lorton/New- ington area to the maximum extent possible.

Sector S7 A. Provision should be made for safe, im­ proved pedestrian access across Franconia Road. B. Congestion within Springfield and around Springfield Mall requires a circulation plan for the entire area. The analysis of present and future traffic has not yet been performed in sufficient detail to lead to a circulation plan for greater Springfield. C. The location of entrances to the Springfield Mall from Loisdale Road should be reevaluated to assure that traffic waiting to enter the Mall is not backed up onto Franconia Road. This reevaluation should be in the context of circulation plans for the area, property staged to accommodate existing and future development. D. The recommended spur between Hooes Road and Shirley Highway, with an interchange at the latter, should be designed and located to avoid adverse impact on Loisdale Estates.

Sector SB A. Obtain right of way along Commerce Street in order to permit widening of the street and to provide a pedestrian/bikeway along the street and across the Commerce Street bridge. B. Provide pedestrian crosswalks and light controls at the Loisdale/Franconia Road/Com­ merce Street intersection and the Frontier Drive/Franconia Road intersection. C. Designate the sidewalks along Franconia Road as bikeways and place appropriate signs along the sidewalks.

I/C 45 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

I/C 46 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

I/C 47 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide PUBLIC FACILITIES AND SERVICES

Fiscal as well as physical planning is needed to ensure that public facilities are properly matched with identified needs and available resources.

County policies, goals, and objectives address the COMMONWeA^TH.^F VIRGINIA issue of attaining and maintaining adequacy of COUNTY t)F.;%AIRFAX public facilities. An effective mechanism for guiding the provi­ sion of public facilities is capital improvement programming. / Capital improvement programming is a con­ tinuous process that selects and sequences public capital projects over a period of years to facilitate efficient use of the County's financial J resources and coordinate County development / ! INTERNATIONAL AIr/oRT with development by others. Capital Improvement L v. / I WASHINGTON D.C. Program (CIP) activities include specification of capital projects the County plans to undertake ! I during the 5-year planning period, estimation of / project costs, and determination of appropriate COUNT* OF ARLINI methods of financing. The first year of the CIP generally serves as the fiscal year's capital budget. Recommended capital improvements are being reviewed and evaluated for inclusion in the 5-year Capital Improvement Program. Most recom­ mended projects will ultimately become part of the County's Capital Improvement Program. The following discussion examines the current ALEXANDRIA status of various County public facilities com­ pared with present and projected demands described in each area. A detailed project-by- I OF CLIFTON project evaluation with accompanying break­ downs of capital facility expenditures is con­ C tained in the CIP.

WATER SUPPLY

INDEX Residents of Fairfax County receive public water service from one of three water agencies: | | CITY OF FALLS CHURCH Fairfax County Water Authority, City of Fairfax CITY OF FAIRFAX Department of Water and Sewer Services, and the Falls Church Department of Public Utilities. The pii] TOWN OF VIENNA Towns of Vienna and Herndon, while operating their own water distribution systems, purchase [ | TOWN OF HERNDON water from the Cities of Falls Church and Fairfax, [T| TAUXEMONT COMMUNITY ASSOCIATION respectively. In terms of building major capital facilities to meet water supply needs, the towns | | FAIRFAX COUNTYWATER AUTHORITY are dependent on these two water agencies. Using recent estimated averages, the Fairfax County Water Authority serves 66 percent of Fairfax County residents on public water, Falls Church serves 26 percent, the City of Fairfax four percent, and the remaining four percent of the residents 122 MGD deliver water to the transmission and City of Fairfax Department of Water and Sewer receive water from their own individual wells. distribution system. Potomac: the initial phase of Services construction of the Potomac River water supply Sources of Water. Fairfax City owns and main­ Water Sources and Facilities facilities resulted in an increase of 50 MGD in tains two water reservoirs in Loudoun County. maximum daily capacity. The Potomac plant has a They are two miles apart and are located about Fairfax County Water Authority treated water reservoir with a capacity of 5.5 seven miles northwest of Sterling Park. Goose Sources of Water. Principal sources of water million gallons. Five pumping units providing a Creek Reservoir holds about 200 million gallons are the Occoquan River and the Potomac River. maximum firm installed capacity of 52 MGD (MG). Beaverdam Creek Reservoir impounds about The Occoquan River is impounded by two dams deliver treated water to the transmission and 1.3 billion gallons. Beaverdam Creek Reservoir en­ located near Occoquan, Virginia. The lower dam distribution system. Initial operation of these sures the city a four-month supply against drought impounds a relatively small reservoir containing facilities commenced in 1982. These facilities will and low flow in Goose Creek. approximately 55 million gallons (MG). The upper allow the Authority to meet the maximum daily Treatment Facilities. The city's treatment plant dam impounds the primary water supply reservoir needs of its service area until about 1995. with a capacity of 12 MGD is located at Goose containing about 11 billion gallons. Pumping Stations: Twenty-six booster pumping Creek. As presently developed, the impounded supply stations, with installed capacities ranging from Pumping Stations. The city has a pumping sta­ has a dependable yield of approximately 67.5 0.12 to 42.0 MGD, maintain operating pressures tion located at Goose Creek which delivers water million gallons per day (MGD). The Potomac River throughout the service area. to the transmission and distribution system. at the Authority intake is not impounded. Sup­ System Storage: A total of 21 MG are stored in System Storage. Three storage tanks (9 MG plementary sources of water include 22 wells and 41 distribution system reservoirs at various loca­ total) are maintained in the city to equalize water the purchase of water from the Cities of Fairfax tions in the service areas. Principal facilities in­ pressure. and Falls Church, Town of Vienna, Loudoun clude 9 MG in three standpipes near Annandale, 5 Transmission Facilities. The city's water County and Arlington County. MG in two standpipes at Gum Springs, 4.4 MG in transmission line runs 22 miles from Goose Creek Treatment Facilities. Occoquan: Treatment of three standpipes at Penderwood, and 1 MG in an to the City of Fairfax along the abandoned W&OD raw water is provided in three interconnected elevated tank at the Fairfax County hospital. _ railroad right-of-way and parallels Hunter Mill plants at the Occoquan Reservoir with a combined Transmission and Distribution Facilities: There Road. maximum capacity under permit of 111.6 MGD. Six are approximately 1,793 miles of 2-inch to 48-inch treated water reservoirs, containing 6.4 MG, are diameter water mains in the system. The distribu­ Falls Church Department of Public Utilities located at the treatment plants. Twenty pumping tion system is interconnected at 69 locations with Sources of Water. Falls Church buys treated units providing a maximunn installed capacity of 12 other water systems in Northern Virginia. water from the U.S. Corps of Engineers via a

I/C 48 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

36-inch connection to the Dalecarlia filter plant and in many instances the aesthetic quality of can then be determined on the basis of water located on MacArthur Boulevard in the District of natural areas is destroyed. quality standards and acceptable wasteload Columbia. The Corps obtains its raw water from allocations for receiving waters. Once the the Potomac River at Great Falls. Existing Conditions discharge limitations are known, it will be possi­ Treatment Facilities. None. For planning purposes, Fairfax County can be ble to adjust to the population growth and land Pumping Stations. Five pumping stations with broken into 31 separate watersheds. These are of development that can be accommodated within total capacity of approximately 27 MGD. two types—those that are highly developed at the each planning district. Water resource carrying System Storage. Ten storage facilities with a present time and those that are expected to capacity will be considered, along with other total capacity of approximately 11 MG. undergo considerable development during the criteria (i.e., public services, transportation Transmission and Distribution Facilities. next 10 years. The first category includes Dead, accessibility, and other environmental con­ Approximately 330 miles of pipe ranging from two Pimmit, Four Mile, and Cameron Runs, and Belle straints), to keep the plans and controls up to inches to 42 inches. Haven, Little Hunting, Dogue, and Accotink date. Creeks, and comprises about 36 percent of the Existing and Projected Service Levels County. Included in the second group are Recent Studies and Programs Horsepen, Sugarland, Nichols, Difficult, Scotts, Due to the enactment of progressive develop­ Fairfax County Water Authority Bull, and Cub Runs; Pohick, Kane, High Point, and ment controls, recent development has had less of The present and projected near-future popula­ Mill Branch; and the eight small sheds draining an impact on the natural drainage system. A sedi­ tions served and to be served by FCWA are: directly into the Occoquan Reservoir. This ment control ordinance has been adopted as well represents about 64 percent of County land area. as requirements for drainage improvements in 1983 1988 The two watershed types have distinctive new developments. This effort recognizes the Fairfax County 452,600 504,700 characteristics and will be discussed separately. responsibility of upstream development to the Alexandria 107,000 116,000 Developed areas are often subject to periodic downstream inhabitants of a watershed. Prince William County 97,800 115,100 flooding and erosion damage from high stream As a result of a study undertaken in 1971, the Total 657,400 735,800 velocities. Those areas near the mouths of County has developed a comprehensive master streams particularly suffer from the effects of plan for storm drainage. This master plan consists In order to meet projected future demands, the rapid upstream runoff and high flood peaks. of two primary elements: an immediate action Authority evaluated a number of alternatives for Without some form of remedial measures, this plan and a future basin plan. The immediate ac­ providing additional water supply capacity. Based undesirable situation will continue. tion plan identified and proposed solutions for on these evaluations, the Authority concluded existing drainage problems, while the future basin that the most reliable and cost-effective alter­ Land Treatment and Control plan developed proposals for the drainage system native, in terms of capital and operating costs was The planning objectives are to be met in part by that will be required as the County continues to the construction of an independent supply from construction of land treatment measures and en­ develop. As a means of implementing these plans, the Potomac River. All construction related to this forcement of the County's ordinance for erosion storm drainage bond referenda were approved in additional supply has either been completed or is and slltation control. Attention must also be paid 1971 and 1980. nearly completed. to the polluting characteristics of urban and The initial phase of construction of the In addition to the development of an overall agricultural runoff such as heavy metal, oils, Potomac River water supply facilities resulted in drainage management plan and work program, nutrients and pesticides. The County will par­ an increase of 32 MGD in average daily capacity several other actions should be noted. The Pohick ticipate through the Water Resources Planning and 50 MGD in maximum daily capacity. Initial Creek watershed plan was developed and Imple­ Board of COG In a study of such effects on the operation of these facilities began during the sum­ mented in cooperation with the Soil Conservation quality of the receiving stream. mer of 1982. These facilities will allow the Author­ Service and the Northern Virginia Soil and Water ity to meet the maximum daily needs of its service Land treatment measures include, among other Conservation District. The plan is unique in that It area until 1995. things, reduction of erosion on remaining was not proposed to deal with existing flooding agricultural land through selective planting and problems nor to enhance and restore lands to per­ mit future development. Instead, it is a supple­ City of Fairfax cultivation; on nonagricultural land, through con­ ment to the overall development plan for the area The Goose Creek water system of the City of trol measures such as grasses and legume rota­ to be converted rapidly from a nearly natural rural Fairfax serves a population of approximately tion, grassed waterways, pasture and hayland condition to an area of comparatively intensive ur­ 80,000—53 percent in the City of Fairfax and renovation planting and management; and on banization. The plan was developed to permit full Fairfax County with the remainder divided be­ miscellaneous lands, including developed and advantage to be taken of the flood control struc­ tween Loudoun County and the Town of Herndon. underdeveloped lands, through plantings on critical areas, debris basins, ditch and bank tures in planning recreational facilities. It does In order to accommodate the projected seeding, diversions, reforestation and rapid ac­ not propose to alter the 100-year floodplain demands on the water system, the City of Fairfax celeration of old field succession and other delineation. Application of this process to other enlarged their existing treatment facility at Goose mechanical and vegetative measures developed watersheds in developing areas is under study. Creek from 6 MGD to 12 MGD. The recently com­ by Fairfax County in concert with the Soil Con­ pleted Beaverdam Creek Reservoir, in conjunction servation Service. with Goose Creek Reservoir, is presently capable of providing a safe yield of 12 MGD. In the development of the Comprehensive Plan, a regional watershed planning approach was sug­ Falls Church gested. The most pertinent issue which this The Falls Church water system serves a regional approach suggests is that present zoning population of about 114,000 with 11,000 in the City classifications do not adequately address the of Falls Church and 103,000 in Fairfax County ex­ goals of watershed planning. For example, even cluding the Town of Vienna. By 2000, the system excluding highly constrained areas like will serve a projected population of over 200,000. floodplains, stream valleys, and steep slopes, In order to accommodate this projected in­ rural large-lot zoning (e.g., five-acre lots) may not crease in service population, Falls Church in­ be possible or desirable in certain segments of a stalled a new 30 MGD pump station near Chain watershed. The extent and character of headwater Bridge Road on the existing 36-inch supply main regions, septic tank limitations, soil erodibility, from Dalecarlia. This pump station installed in and aquifer recharge areas might all suggest .2 1977 will provide increased system demands until dwelling unit per acre in one segment of the water­ approximately 1985. shed (i.e., in a higher density, cluster-type develop­ ment), while the remainder would be preserved as open space. WATERSHEDS AND DRAINAGE The effective relationship of land use to water Rapidly urbanizing watersheds present a quality planning requires areawide quantitative myriad of potential problems. Construction activ­ analyses (i.e., development runoff ratios, develop­ ity can generate sediment at hundreds of times ment stream enlargement ratios, allowable load the normal rate. Impervious pavements increase limits for point and nonpoint discharges, etc.). both the volume of stormwater runoff and the Such an approach will focus on the carrying magnitude of peak flood flows. Runoff from urban capacity of water resources as a major constraint areas is often highly polluted with pesticide and on intensity of land development. Next steps in­ nutrients as well as oils and toxic metals. The net clude establishment of criteria such as accept­ result of these problems isltiat water quality is able threshold water quality and quantity impact seriously degraded, property damage is excessive levels. Desired discharge locations and volumes

I/C 49 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Legend 'qmac River Intake 8 Row Water A-4 Station Proposed Existing A-7 PH31 Treatment Plant © 60"Raw Water Main Water Main _— A-2 A-15 | Pumping Station, A-3 Property or Office Storage Site • A-5 •o • A-6 Pressure Reducing Station A • Location Not Determined A-14 Corbalis Water Treatment Plant

30" ,|A=i

P6" Fox Mill Tank $ Pumping Station Siti

^f4' Reston „ v^-tf-,—' Pumping Station

12k Pendenrood ^Tgnb - Site No 2 ^^^f^nderwwd'fqnkS , .. . Chantilly Shop $ Storage ward

wfax Circle 29

Pump'ng Stat'CA 16"'

Kings Pork Pumping) X-gtf ' §, o Station CAPITAL IMPROVEMENT PROGRAM

PROJECT DESCRIPTION HATER TREATMENT PLANT HASTE DISPOSAL FACILITIES CLEARWELL HO. 2 - FIN. WATER P.S. NO. 2 Pohick Pumping ,16 MISCELLANEOUS IMPROVEMENTS Station RAH HATER PUMPING FACILITIES PLANT MAINTENANCE BUILD IMG

ADDITIONAL SOLIDS DEHATERING EQUIPMENT High Ssrvice ? a istwa§m^-dW^ '/fornix RAH HATER PUMPING FACILITIES » ' •* *" '• "'Mr'SSimj-- CORBALIS PLANT - TYSONS TRANSMISSION MAIN TYSONS - CENTRAL AREA TRANSMISSION MAIN m \ \ x TelegraphTelegroph RcRood Pumping Station^ h-'-^V TYSONS CORNER STORAGE AND PUMPING STATION (LAND) TYSONS CORNER STORAGE AND PUHPING STATION "Fort Belvoir Ptirnplnif-Solitary HOSPITAL PUMPING STATION Lorton Treatment Facilities RAH HATER PIPELINE NO. 2 Main Service FILTER BUILDING NO. 2 Occoquan Treatment Facilities SECOND HIGH PUHPING UNIT FOX HILL STORAGE AND PUMPING FACILITIES FAIRFAX HOSPITAL - ROUTE 236 HATER MAIN A-1 ROUTE 236 - FRANCONIA ROAD HATER MAIN PENDERHOOD - RESTON HATER MAIN GUM SPRINGS STORAGE TANK NO. 3 SYSTEM SUPERVISORY CONTROL

FOX MILL - CENTREVILLE HATER MAIN PRINCE HILLIAM COUNTY HATER MAIN CENTRAL AREA TRANSMISSION REINFORCEMENT PENDERHOOD STORAGE TANK NO. 2 AT SITE NO. ? ROUTE 1-66 CENTREVILLE CROSSING

I/C 50 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

SANITARY SEWERAGE SYSTEMS

Provision of adequate sewerage capacity at a 1 \lkl \\ JtSJ. COUNTY rate consistent with the County's development ob­ jectives is essential to Comprehensive Plan im­ plementation. In an environment of strong overall growth, such as has been experienced by Fairfax County, inadequate treatment capacity in one location will inevitably divert growth to other parts of the County where capacity is available. Achievement of the growth targets put forward in the Comprehensive Plan, therefore, involves a careful balancing of demand and facility avail­ ability for the various sewer service areas. The map of approved sewer service areas pro­ vides basic guidance for the location of future development. Within these areas, facilities either have been installed or are anticipated that will serve development requiring public sewer. Estab­ lishment of new service areas requires affirmative action by the Board of Supervisors. Proposed ex­ pansions of the approved sewer service area will be in accord with planned land uses as shown on the Comprehensive Plan map and the existing and planned extent of the sanitary sewerage system. The delineation of the sewer service area boun­ dary is determined to include the immediately ad­ jacent area which can be served by the smallest allowable gravity lines installed In accord with the normal engineering practices which "will" result in K^s^yj INTEGRATED SEWER SERVICE AREA the safest and most cost-effective operation and, further, any extension of a sewer line across the surface drainage divide of an approved sewer ser­ vice area shall not exceed a distance of 400 feet nor a manhole depth of 12 feet without approval by the Board of Supervisors. Fairfax County provides sewer service to its citizens through a system of over 2,000 miles of SUMMARY OF EXISTING AND PROGRAMMED WASTEWATER TREATMENT CAPACITY sewer lines, numerous pumping stations and two treatment plants owned and operated by the Existing Conditions Additions Programmed FY1985-1989 County. Additional treatment capacity is provided Fairfax Fairfax by contractural agreements with the District of Treatment Service Areas Treatment Capacity Treatment Capacity Columbia, Alexandria, Arlington County and the Plants (Shed(s)) Level (MGD) Level (MGD) Online Upper Occoquan Sewage Authority (UOSA). Dur­ ing the 1980's, the County will continue to provide both increased treatment capacity and improved D.C. Blue Plains Pimmit, Dead, Advanced 16.026 Advanced 1987 Scott effluent quality. Additional plant capacity will be Secondary Secondary & Turkey Runs required to serve projected residential and Difficult Run', nonresidential growth. Stringent water quality Sugarland standards require the greater treatment efficiency Run, and provided by advanced secondary treatment. Horsepen Run Fairfax County has all but completed the pro­ Arlington County Four Mile Run Advanced 3.90 gram of plant expansion and upgrading that was Secondary begun in the early 1970's. This program was Alexandria Cameron Run Advanced 32.40 directed at pollution problems in the Potomac Authority Belle Haven Secondary River and was comprised of three major elements: Lower Potomac Accotink2, Advanced (1) creation of a single treatment complex at the 36.00 Advanced (County) Pohick Secondary Secondary Lower Potomac plant to treat flows from the Creeks & Long Accotink, Pohick, Dogue and Little Hunting Creek Branch watersheds and Fort Belvoir; (2) installation of Little Hunting Little Hunting pumping facilities at the Westgate treatment Advanced Abandoned Creek (County) Creek Secondary 1988 plant to divert flows from the Cameron Run and by Pumping to Belle Haven watersheds to the Alexandria treat­ Lower ment plant; and (3) expansion and upgrading of Potomac the District of Columbia treatment plant at Blue Upper AWT Plains. With the exception of the Little Hunting Occoquan Creek pumpover which was deferred by the State Water Control Board in 1978, this program has 1 Capability ultimately exists to direct 10MGB to the Accotink Shed. 2 been completed. Capability exists to divert 4.4MGD to the Cameron Run Shed. The current status of the County's wastewater treatment system, both County-owned and treat­ ment by contract, is described in the following was subsequently increased to its present rating short-term flexibility in meeting the treatment paragraphs. of 36 MGD of advanced secondary treatment. needs in the Lower Potomac service area. Projected usage of the Lower Potomac plant by However, regardless of a final solution for the Lower Potomac Treatment Area. The Lower 1990 will exceed the available 36 MGD capacity. Little Hunting Creek plant, additional capacity In Potomac treatment plant serves the Accotink, Expected growth within the natural drainage area the post-1990 time frame will be required at the Pohick, and Long Branch drainage basins. In addi­ plus planned pumpovers exclusive of the Difficult Lower Potomac plant. tion to flows originating within the County, the Run pumpover will account for all programmed Alexandria Treatment Area. The Cameron Run plant also treats sewage from the City of Fairfax capacity. Pumping from Difficult Run has begun and Belle Haven watersheds and the City of Falls and part of the Town of Vienna. Lower Potomac and by 1990 could generate between nine and ten Church are served by the Alexandria treatment was put on line in 1970 and had an initial design MGD. Thus, total 1990 flows could approach 46 plant. The Alexandria plant is owned and operated capacity of 18 million gallons per day (MGD) which MGD. The delay in completing the Little Hunting by the Alexandria Sanitation Authority and a por­ Creek pumpover provides the County with some tion of its capacity is contractually allocated to

I/C 51 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Fairfax County. The Alexandria treatment plant 1977-78, and by an additional 2,715 students from nantly developed and stable, while administrative has been expanded and upgraded to provide 54 1977-78 to 1978-79. In contrast to the growing areas III and IV serve sections of the County that MGD of advanced secondary treatment capacity. levels of decline in student membership ex­ are experiencing the majority of residential Fairfax County is allotted 32.4 MGD of capacity at perienced from 1975-76 to 1978-79, student development. Alexandria. By 1990, flows from Cameron Run, membership decreased by only 1,489 students The need for new schools and additions to ex­ Belle Haven, and Falls Church should approach 24 from 1978-79 to 1979-80, and by only 1,229 isting schools is determined by available capac­ MGD which will leave Fairfax County with unused students from 1979-80 to 1980-81. From 1980-81 to ity. Capacity is an estimate of the number of stu­ capacity for several years beyond that time. By 1981-82, membership decreased by 2,468 dent spaces available within an educational facil­ reactivating the Braddock Road and Keene Mill students; and from 1981-82 to 1982-83, member­ ity and takes into account (1) educational Road pumping stations, the County has the ship decreased by 1,677 students. specifications for elementary, intermediate, and capability to divert some flows from the Accotink The decline in student membership is attri­ high schools; (2) program requirements; and (3) sewershed to Alexandria. These diversions will buted to the graduation of more students in one appropriate pupil-teacher ratios. Kindergarten in­ increase the County's wastewater management year than are received the next year. For example, structional areas are assigned a capacity of 50 alternatives in the entire eastern portion of the the 1982 graduating 12th grade class of 10,566 spaces to reflect the two half-day sessions with a County. students was replaced in the membership pipeline pupil-teacher ratio of 25:1 for each session. Varia­ by only 6,916 new kindergarten studerrts in the fall tions in the age and design of school facilities, Blue Plains Treatment Area. With a capacity of of 1982, resulting in a decline in replacement of and the use of available space for purposes other 309 MGD, the District of Columbia treatment plant 3,650 students. Offsetting the decline in replace­ than those provided for in the derivation of capac­ at Blue Plains is the largest plant in the area. In ment is the net in-migration of students to the ity estimates, may increase or decrease actual addition to the District of Columbia, it treats flows Fairfax County public schools. The marked capacity. In addition, changes in the allocation of from Maryland, Virginia, and several federal in­ changes in the decline of student membership are space for educational programs within a school stallations. Wastewater originating in the the result of at least two factors: (1) changes in may cause the capacity to vary from year to year. Sugarland Run, Horsepen Creek, Difficult Run, kindergarten membership and (2) changes in net The same capacity considerations that deter­ Scotts Run, Dead Run, Turkey Run, and Pimmit in-migration of students to the Fairfax County mine the need for new facilities also generate Run watersheds are treated at Blue Plains. Fairfax public schools. recommendations for which schools are surplus County is presently allocated 16.026 MGD at the The elementary, intermediate, and high school to the education facility needs of the school plant but by 1990 flows of about 23 MGD are pro­ projections are a summation of school-by-school system. The beneficial use of these surplus jected. In order to meet this projected shortfall, a projections which are based on a review of schools and properties, either from the standpoint pumpdown from Difficult Run was constructed. membership trends and take into consideration of adaptive reuse, leasing, or disposal as a This project will allow the County to honor its pro­ current and projected residential development marketable asset, has become increasingly impor­ jected commitments through 1990. As discussed within current school attendance,areas. tant with the closing of schools in areas of the in the Lower Potomac section, the diversion of The decrease in student membership has not County which have experienced a sharp decline in flows from the Difficult Run watershed will require been evenly distributed across the school divi­ student membership. capacity beyond 36 MGD at the Lower Potomac sion. Schools in the more developed and stable Fairfax County public school sites that have plant. Expansion of the Lower Potomac plant to 54 areas of the County have experienced a decline in been declared either temporarily or permanently MGD is programmed in the CIP. membership which has not been offset by the net surplus are appropriate for activities allowed by in-migration experienced, in the growing and right, special exception or special permit under Arlington County Treatment Area. The developing areas. the underlying zoning categories (or a category Arlington County treatment plant serves that por­ A summary of 1987-88 school-by-school projec­ allowing the same density) of the school sites tion of Fairfax County within the Four Mile Run tions by school administrative area and for the when they are compatible with all nearby residen­ watershed. The plant has recently been expanded County show that administrative areas I and II tial areas. Specifically, activity related to such and upgraded to 30 MGD of advanced secondary serve sections of the County that are predomi­ uses shall not adversely impact the adjoining capacity. Fairfax County now handles 3.9 MGD at the Arlington plant and the projections for 1990 Table 1 indicate that this is sufficient. Upper Occoquan Treatment Area. The ACTUAL AND PROJECTED STUDENT MEMBERSHIP1 southwestern part of Fairfax County is served by a FAIRFAX COUNTY PUBLIC SCHOOLS regional plant owned and operated by the Upper Occoquan Sewage Authority. This plant became Year Head Elementary Intermediate High Special operational in 1978 and replaced five small treat­ (9/30) Start (K-6) (7-8) (9-12) Education* Total ment plants in Fairfax County (Greenbriar, Big Rocky Run, Flatlick Run, Upper Cub Run, and 1982 222 55,976 21,345 40,755 4,213 122,511 Middle Cub Run) and six in Prince William County. 1983 303 54,194 20,845 40,593 4,627 120,562 It has a design capacity of 22.5 MGD but due to 1984 307 54,480 19,381 41,058 4,627 119,853 reliability requirements is certified to operate at 15.0 MGD. Fairfax County's initial share of plant 1985 307 56,403 18,053 41,390 4,627 120,780 capacity was 30.83 percent but during 1978 the 1986 308 59,147 17,640 40,452 4,627 122,174 County purchased additional capacity from 1987 308 62,129 17,605 38,812 4,627 123,481 Manassas Park which brought the County's share of plant capacity up to 36.33 percent. The County's current capacity in the plant is 5.5 MGD. ' Five-year school-by-school projection Looking to the future, there are two major 2 Includes preschool special education issues facing the sanitary sewerage system. A Table 2 balance must be struck between the necessity of maintaining high levels of water quality and the SUMMARY OF 1988-89 SCHOOL-BY-SCHOOL PROJECTIONS cost, in terms of both money and other resources, BY SCHOOL ADMINISTRATIVE AREA" AND COUNTY of achieving these goals. To a similar end, con­ FAIRFAX COUNTY PUBLIC SCHOOLS sideration will be given to inspecting, repairing and maintaining the system at acceptable service School Administrative Area1 levels. In many instances, modest annual expen­ Area 1 Area II Area III Area IV Total ditures for system upkeep will enable the County to avoid costly, major rehabilitation in the future. Head Start 60 90 103 50 308 18,895 17,643 62,129 SCHOOLS Elementary (K-6) 13,054 12,537 Intermediate (7-8) 3,716 3,510 4,599 5,780 17,605 After a period of extensive and dynamic growth High School (9-12) 8,278 9,078 10,126 11,330 38,812 in student membership during the 1950's and Special Education2 1,382 1,124 1,162 959 4,627 1960's, Fairfax County student membership ex­ perienced more modest growth in the early 1970's Total 26,495 26,339 34,885 35,762 123,481 reaching a peak membership during the 1975-76 school year. Fairfax County student membership decreased by 2,281 students from 1975-76 to 1 School administrative areas differ in geographical boundaries from planning areas for the Comprehensive Plan. 1976-77, by another 2,524 students from 1976-77 to 2 Includes preschool special education.

I/C 52 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

residential community in terms of: traffic, Elementary Schools, and the Rocky Run and currently operates a 40-bed residential drug treat­ vehicular access, parking requirements, lighting, Langston Hughes Intermediate Schools; renewals ment program at 5801 N. Kings Highway. The signing, outside storage, length and intensity of at Centreville, Churchill Road, Kent Gardens and facility and property is leased from the outside activity, or general visual impact. Woodley Hills Elementary Schools, Glasgow and Washington Metropolitan Area Transit Authority A major thrust in school planning is the con­ Longfellow Intermediate Schools and Fort Hunt (WMATA). The lease is on a month-to-month basis tinued reduction of inequities between the and McLean High Schools. Additions have been pending completion of the Huntington Metro Sta­ County's newer and older schools. The major constructed at Sunrise Valley, White Oaks, Fox tion and subsequent need for the property. Site objectives of the renewal program are: Mill, and Clearview Elementary Schools. location in the southern part of the County for a • to make the older school buildings opera­ new, relocated facility is suggested because of tionally functional and in compliance with HUMAN SERVICES available and suitable County-owned land. In current safety and other standards; and October of 1982, a trailer housing ten additional • to improve the ability of the school physical The human services program addresses needs beds, was added to the program. Although this plant to support the educational program. in three primary categories; health facilities, men­ addition has accommodated a portion of the It is not an objective of the renewal program to tal health and retardation, and social services. waiting list, at least fifty percent of the waiting list make older physical plants look like newer In the health facilities category, the Fairfax will not be served. Statistical projections based schools. Rather, the thrust of the recommended County Health Department operates six public upon past admissions demonstrate a continued renewal program is to make maximum utilization health offices located at Baileys Crossroads, and increased demand for residential services. of existing facilities, and to provide operationally Mount Vernon, Falls Church, Fairfax, Springfield The size of the proposed facility Is approximately sound buildings which are functional and attrac­ and Herndon. Hospital facilities in the County 8,800 square feet and is estimated to be com­ tive, and which can support the educational pro­ include DeWitt Army Hospital at Fort Belvoir, pleted in 1986. gram. Renewal of older schools includes upgrad­ Commonwealth Doctors Hospital, Fairfax ing of the physical plant and provision of facilities Hospital and Mount Vernon Hospital and CRIMINAL JUSTICE required by the instructional program of Fairfax ACCESS, an ambulatory care and emergency ser­ County public schools. The same educational vice facility in Reston. The nonmilitary hospitals Prior to the late 1970's, the Fairfax County specifications used as a guide in the construction and ACCESS are owned by the County and Courthouse and jail were the major criminal of new schools are used in planning renewals, operated by Fairfax Hospital Association, a non­ justice facilities in the County. Housed within the although a school's original building design will profit corporation, under leases with the County. courthouse were the Circuit Court, General be preserved to minimize cost. Renewals extend In the mental health and retardation category, District Court, Juvenile and Domestic Relations the useful life of the building for 20 or more years. the Fairfax-Falls Church Services Board operates District Court, and related administrative func­ The work to be done varies according to the three mental health centers; a residential treat­ tions. However, due to rapidly increasing judicial needs of the building. Typically, the elementary ment center for disturbed adolescent boys and correctional demands, the County has con­ school renewal will include construction of a (Fairfax House); Oakton Arbor group home for structed several other facilities. The first of these small (3,500 square foot) gymnasium; remodeling girls; a residential drug treatment facility for was the Adult Detention Center (ADC) on the cen­ of space for media centers, music programs, and adolescents (Crossroads); an alcoholism out­ tral County complex in Fairfax in 1978. The County resource teachers; and other building improve­ patient clinic; an alcoholic halfway house in has also completed renovation of a portion of the ments and site work as necessary. Chantilly (New Beginnings); five group homes and old jail to serve as a pre-release center. The intermediate and high school renewals will seven group apartments for the mentally retarded; In April of 1982 the County completed construc­ include new ceilings and lighting, upgrading of three group homes and 11 satellite apartments for tion of the Judicial Center adjacent to the ADC. electrical service, and completion of code re­ recovering mental patients; a group education The Judicial Center houses both the Circuit and quirements. Additional work, in accordance with treatment home for children; and a shelter for bat­ General District Courts. In addition, seven vio­ the educational specifications for intermediate tered women. Two other major facilities located lations bureaus associated with the General and high schools, will depend on the needs of the within the County are the Northern Virginia Train­ District Court are decentralized throughout the building. Typically, it will include improvement of ing Center for the Mentally Retarded and the county in police district substations and govern­ auditoriums, media centers, science labs, and Northern Virginia Mental Health Institute. Both mental centers. vocational facilities. are operated by the Virginia State Department of The County has a wide range of juvenile justice Eighty elementary schools, thirteen in­ Mental Health and Retardation. facilities associated with the Juvenile and termediate schools and nine high schools have In the social services category, the Department Domestic Relations District Court. There are two been surveyed to evaluate and rate the physical of Social Services provides public assistance and regional offices, one in McLean and one in Mount condition of the facilities in accordance with social services to children and adults in Fairfax Vernon; and there is a girls' probation home predetermined criteria. These criteria included in­ County and the Cities of Fairfax and Falls Church. located on Lee Highway in Fairfax. Alternative terior and exterior condition; adequacy of The department operates from three offices—the House, which houses runaways, three group mechanical and electrical systems; adherence to main office on University Drive, a branch office on homes, and the Northern Virginia Regional Deten­ handicapped requirements; OSHA, NFPA, and Leesburg Pike at Baileys Crossroads, and a tion Home are other facilities associated with the BOCA code requirements; and security. The same branch office on Route 1 in Mount Vernon. juvenile justice system. In 1982 two additional elementary schools were reviewed by the school The possibility of using excess school space to facilities opened: a juvenile detention center on division's Department of Instructional Services to meet human service needs is an aspect of human the central County complex and a boys' probation determine facilities required to support the in­ services planning that deserves continued in­ home on Shirley Gate Road. structional program in accordance with the vestigation. A day care center has been estab­ The primary issue facing the County's criminal School Board's approved educational specifica­ lished in the surplus Annandale Elementary justice system during the 1980's is the provision of tions for Fairfax County schools. School and additional space within the school is adequate inmate capacity at all levels of deten­ Renewal of seven elementary schools (Beech currently being used for a senior citizens center. A tion. Even though completed in 1978, the Adult Tree, Braddock, Clermont, Graham Road, Hollin senior citizen nutrition program, an afterschool Detention Center (ADC) has proved to be inade­ Meadows, Mount Eagle, and Westlawn) and two day care program, and evening and weekend quate to meet current demands. There are two high schools (Marshall and Woodson) was funded recreation programs have also been extending the reasons for this inadequate capacity. First, the in the 1981 bond referendum. Additional individual use of existing operating schools. number of sentenced offenders requiring maxi­ renewal projects will be identified prior to a re­ Based on declining enrollment trends, it is ex­ mum security detention has continued to grow. In quest for funding. Identification of projects will pected that excess space in operating schools or addition, nonviolent offenders must also be depend upon building and instructional program total buildings will continue to become available housed in the ADC due to the lack of detention evaluation, and School Board policy and assess­ for uses other than educational ones. This is alternatives. The Board of Supervisors responded ment of need at the time of the funding request. especially true of facilities located in the older, to this situation in 1981 by establishing a task Funds have been included in the CIP to support more developed sections of the County. Every ef­ force to study various alternatives to incarcera­ the renewal of an additional eighteen elementary, fort should be made to evaluate excess space in tion. The task force recommended a three-phase four intermediate, and four high schools. operating schools or surplus space in entirely approach to existing and projected requirements The Fairfax County public schools system cur­ empty buildings for its potential use in satisfying for correctional facilities. For sentenced of­ rently has 159 public schools consisting of 116 human services needs. fenders requiring maximum security detention elementary schools (kindergarten through sixth No capital projects in the human services area and persons awaiting trial, expansion of the ADC grade), 20 intermediate schools (seventh through have been programmed in recent years. This has was proposed. For nonviolent sentenced of­ eighth grade), 20 high schools (ninth through 12th occurred primarily because the County has con­ fenders, it was determined that the maximum grade) and 3 secondary schools (seventh through tinued to rely on the localized neighborhood provi­ security environment of the ADC was a costly 12th grade). An additional three facilities are used sion of needed services through leased facilities. detention alternative. To meet this need, a as special education centers. The proposed capital program for human ser­ medium security correctional camp was found to Recent activity has included construction of vices for Fairfax County includes the relocation of be more desirable from both a cost and rehabilita­ the Forestville, White Oaks, and Terra-Centre the Crossroads residential facility. Crossroads tion standpoint. A minimum security pre-release

I/C 53 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

center was also recommended as a transitional before it was acquired and operated by the City of New police substations will be constructed at step to integrating sentenced offenders back into Fairfax. The Northern Virginia Regional Response Pender and in Reston to replace existing leased the community. Agreement provides for fire and rescue response facilities at Chantilly and Isaac Newton Square. New or expanded facilities will also be required on the basis of the closest station, regardless of The McLean Governmental Center will be ex­ by the Juvenile and Domestic Relations District jurisdictional boundaries. In both the Lincolnia panded and extensively remodeled to provide im­ Court for both judicial and detention needs. The and Franconia-Telegraph areas, this agreement proved police functions and additional space for Juvenile and Domestic Relations District Court ensures an adequate level of coverage by either the district supervisor. A new firearms training are housed in the original Fairfax County Court­ the City of Alexandria or existing County stations. facility at the Popes Head Road training site will house. The building is in need of considerable Fairfax County police administration is decen­ be constructed. renovation to bring it up to modern standards for tralized into seven district police stations at environmental control and space utilization. Chantilly, Franconia, Groveton, Mason, McLean, LIBRARIES However, the building structure is sound and it is Reston and West Springfield. Central administra­ a valuable resource for administrative and judicial tion offices are housed in the police administra­ Since 1962 the Fairfax County public library space. tion building at the central governmental complex system has grown from two permanent regional As in the case of adult offenders, the need for in Fairfax, while training activities take place at libraries to four regional libraries, ten community juvenile detention space continues to grow. By the the Northern Virginia Criminal Justice Academy in libraries, five neighborhood libraries, one end of the decade, there will be a need for approxi­ the former Fairfax elementary school in the City of bookmobile, one outreach van equipped for the mately 22 additional secure detention spaces for Fairfax. With the exception of the Chantilly and handicapped and elderly, three portable mini- juveniles. There will also be a future need for a Reston facilities, police activities are combined libraries, and talking book service. In addition, the nonsecure facility to shelter both children in need with other services in new governmental centers library system provides its users reciprocal bor­ of services (CHINS) and less serious delinquent constructed in recent years. Recommendations rowing privileges with libraries in Montgomery offenders who do not require secure detention. for construction of the new governmental centers and Prince Georges Counties in Maryland; The future space needs of the Juvenile and were based on the County's policy of extending Virginia libraries in Arlington, Loudoun, and Domestic Relations Court will be met by use of the government services to County residents through Prince William Counties, Alexandria and Falls old County courthouse. However, in order to effec­ decentralization, replacing inadequate police Church Cities; and the District of Columbia Public tively utilize this space, considerable renovation facilities and the experience gained over the past Library. The expansion of the library system was work will be required. This work will include a new eight years with the four existing governmental financed through a $5,160,000 bond issue ap­ heating, ventilation, and air conditioning (HVAC) centers. Sufficient space for police will include proved by voters in 1966. All of the bonds from this system, barrier-free accessibility and facilities, areas for administrative offices, detention referendum had been sold by the spring of 1980. fire detection and suppression equipment and facilities, roll call and report writing rooms, locker In the fall of 1979 the Fairfax County Library repartitioning of space. This project was the sub­ and washroom facilities, office and interview Board of Trustees authorized a long-range space ject of a $5.12 million bond referendum that was rooms, offices for special justices and storage needs study. The study entitled Public Library approved by the voters in November, 1980. space. Additional space for other governmental Space, Fairfax County, Virginia: A Study, with services is proposed for juvenile and domestic Recommendations, of the Physical Facilities/ COMMUNITY CENTERS relations court, assessments and voter registrar, Space Needs of the Fairfax County Public Library inspection services and district supervisor. Each to the Year 2000 was undertaken by HBW A variety of centers and programs exist in the of the facilities was evaluated on the basis of ac­ Associates. As a final recommendation, HBW County, offering leisure time activities and ser­ cessibility to the public, the effect of extension of Associates recommended that the County vices for Fairfax County residents. Assistance is services on agency production, and the interrela­ eliminate the large central library component of also offered in organizing youth (teen) clubs, tionships between agencies and access needed to the regional library service concept. The rationale aiding community groups in leisure time planning central working files. for the recommendation was threefold: and development, and providing speaker and/or The County constructed an animal shelter in • Fairfax County's pattern of cluster devel­ slide presentations on departmental programs to 1975 to provide holding and processing areas for opment provides no central area or "down­ interested citizen groups. unwanted and stray dogs and cats. The shelter town" in which a central library might be Various programs are offered at the community also provides administrative space and a logically located; centers during the entire year for Fairfax County classroom for humane education. The increasing « it. would be very expensive to construct and residents of all ages. These programs include number of stray animals which must be handled at operate a new central library in the future, playgrounds, teen activities, senior adult clubs, the shelter will necessitate additional space for and; athletic teams, hobby and adult education this facility. • there is an absence of public transportation classes, and adult and family nights. The Three vehicle maintenance facilities provide to any central location in the County. community centers are located in the Baileys, service to the County's public safety fleet. The Therefore, HBW Associates proposed the Lincoln-Lewis-Vannoy (Braddock), Gum Springs, West Ox facility was constructed in the early allocation of most of the special collections to the Huntington, James Lee, Zion Drive (David R. Pinn), 1970's and is structurally and functionally ade­ regional libraries and the construction of an Herndon, Reston and McLean areas of the County. quate. The Jermantown Road garage requires administrative/support services center would some renovation work to meet all code re­ house library administration, technical support PUBLIC SAFETY quirements but should not receive extensive fund­ services, limited special collections and county- ing prior to a possible decision to relocate the related and public services and would be centrally located. During the 1980's, Fairfax County will continue facility. The Newington garage requires extensive to demand the timely delivery of modern efficient renovation to meet building code requirements In January of 1980, the library Board of public safety services. Maintenance of an ade­ and expansion of the physical plant to meet Trustees accepted the study as a planning tool quate level of service will require facility im­ increased service demands. and approved a two-part capital construction pro­ provements of three general types: construction Five facilities are proposed during FY 1984-FY gram which reflects an increased emphasis on of a new facility to provide improved service 1988 for the upgrading of fire and rescue services regional libraries. Part I of the program consists of levels; construction of a new facility to replace in the County. A station in Oakton will provide im­ eight projects that were initially approved for fund­ temporary rented or substandard quarters; and proved response to the developing commercial ing in FY1981 with revenues from bonds sold in renovation and/or expansion of existing facilities. areas in the vicinity of i-66 and Route 123. The 1980 and the balance of the library construction fund. The projects included in Part I are: The present system of fire and rescue services Pohick fire station will serve the developing in the County consists of 29 fire stations, a train­ residential areas in the vicinity of Pohick and ing center, and a communications center. Existing Hooes Road. A station is also planned near Dulles Library Description stations have been located based on response Airport which will be located so as to be respon­ Central Regional Remodel Design time and distance criteria promulgated by the sive to the Industrial development around the air­ Centreville Regional Site Acquisition National Board of Fire Underwriters and the port as well as residential development in the Dolley Madison Renovation Insurance Services Office. County fire stations are area. The Navy-Vale fire station will be relocated Lorton Community Site Acquisition also augmented by two cooperative agreements to Route 50 near West Ox Road and will jointly Pohick Regional Site Acquisition for emergency response. On November 20, 1978, occupy a site with the police department. Expan­ Two Porto-Structures Acquisition Fairfax County and the City of Fairfax approved a sion and improvement at the County's fire training Reston Regional Design general services agreement which included a new center off West Ox Road is also scheduled during Tysons Pimmit Regional Design contract for the provision of fire and rescue ser­ this time. With the exception of the Pender sta­ vices. Under the terms of the new agreement, the tion, all fire and rescue projects will be funded Site acquisition for the Centreville regional and City of Fairfax will continue to serve those por­ from the proceeds of the 1980 public safety bond Lorton community libraries has been completed tions of the County which are adjacent to the city referendum which was approved in November and the two porto-structures have been con­ on its northern, western, and southern borders 1980. structed. and had been served in the past by Company #3

I/C 54 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Part II of the capital program provides for the • District parks are about 100 acres in size and • the opening of Frying Pan Farm Park completion of the five ongoing projects from Part are designed to provide areawide service to activities center for equestrian and other I: several sections of the County and to sup­ multi-purpose programs; port an extended days visit such as an after­ » the opening of Green Spring Farm Park hor­ Library Description noon. District parks consist of both natural ticulture center; Central Regional Renovation resource areas and user areas similar to • new athletic field complexes in community, Dolley Madison Renovation their larger counterparts. However, they are district and County parks; Pohick Regional Design and Construc­ primarily developed for active recreation, • stream valley sites acquired in environmen­ tion having facilities such as ballfields and tennis tally sensitive areas which have significantly Reston Regional Construction courts and/or a special facility such as a expanded the County's environmental qual­ Tysons Pimmit Regional Construction recreational center. ity corridor system; many stream valley trail « Community parks, the most common park connections in the valleys are completed or On August 4, 1980, the Board of Supervisors category, are designed to serve people living underway; and authorized funds for the purchase of three in their immediate vicinity for short term ° completion of historic restoration projects at prefabricated portable library structures which visits such as after school or after work. the Wakefield Chapel, Dranesville Tavern have been erected at three different sites in the Community parks generally range in size and Cabell's Mill/Walney Visitors Center in County. One structure was erected in the Fair from five to 25 acres. Facilities provided on a Ellanor C. Lawrence Park which will preserve Oaks mall shopping center and opened on fully developed community park may include key elements of our cultural heritage. Frying November 22, 1980. A second structure was ballfield, multiuse court, tennis court, and Pan Farm Park school house is now being erected in the Burke Centre area, and opened in picnic area. rehabilitated. January, 1982. The third structure is located in the • Stream valley parks include land, lying in the Great Falls Grange Park and opened In July, 1982. floodplain and associated slopes exceeding Northern Virginia Regional Park Authority The source of funds for this project was bonds 15 percent. Development is limited mainly to Fairfax County was one of three local govern­ authorized by the 1966 library bond referendum, in trails with emphasis oh conservation. ments which helped to found the Northern Virginia the amount of $562,000. • Historic parks contain buildings, resources Regional Park Authority (NVRPA) in 1959 under Land acquisition for the Centreville regional or areas of historic/prehistoric interest that the Virginia Park Authorities Act. Now six jurisdic­ library was completed in 1982. This project pro­ should be preserved for public use and tions are members: the counties of Arlington, vided only for land acquisition for a facility to be education. Fairfax and Loudoun and the cities of Alexandria, designed and built in the future. The site selected Determination of the need for community- Fairfax and Falls Church. The NVRPA exists to is located at the intersection of Lee Highway serving parks is partly based on an adopted stan­ plan, acquire and develop and operate a system of (Route 29) and Machen Road in Centreville. dard of 8.5 acres of community-serving parkland regional parks for Northern Virginia's citizens to A joint Lorton library, Community Action for every 1,000 persons within the service area of a supplement and augment their own facilities. Center and public park project, provided for the park. Service areas of community parks are con­ Regional parks are distinguished from county and land acquisition of an 8.5 acre tract in 1981. The sidered to be the area within a % of a mile radius local parks in two ways: actual facilities will be designed and constructed in more rural sections of the County. • they are designed to appeal to and serve the in the future. Development projects, on the other hand, have board-based population of the entire been emphasized to better balance the proportion Northern Virginia region; or PARKS AND RECREATION of developed and undeveloped parks, particularly • the Regional Authority may assume projects in the urbanized areas of the County. Standards which a single jurisdiction could not under­ Since their establishment in 1950, the Fairfax recommended by the National Recreation and take alone. The Washington and Old Domi­ County Park Authority has acquired over 14,000 Parks Association guide the planning of recrea­ nion Railroad Regional Park which extends acres of parkland including 290 individual parks. tion improvements. With past emphasis on ac­ through Alexandria, Arlington, Falls Church, Funds to carry out these capital improvement pro­ quisition, the great bulk of land owned by the Fairfax and Loudoun Counties is an example grams were provided through bond referenda ap­ FCPA is unimproved. of a project which has region-wide charac­ proved by the voters in 1959,1966,1971,1977, and Conservation proposals are designed to further teristics. 1982. Currently, almost one-half of operating the protection and preservation goals of the The NVRPA now owns 8,400 acres, approxi­ funds are raised by revenue-producing facilities in FCPA. The conservation aspect of the program is mately 7,000 acres of it in Fairfax County. It serves the system; additional funding for the operation balanced with certain facility development pro­ a population of almost one million people. and maintenance of parks are appropriated posals for specific activities such as interpreta­ NVRPA now operates 11 parks in Northern annually by the Board of Supervisors. Grants from tion of our natural environment. Virginia: Bull Run, Bull Run Marina, Fountainhead, state and federal governments supplement funds County park projects reflect a continued in­ Sandy Run, Pohick Bay, Carlyle House Historic on a limited basis; however, gifts/donations from terest in larger serving, multiuse park areas Park, Potomac Overlook, Upton Hill, Algonkian, individuals, community organizations, corpora­ strategically located throughout the county for Red Rock, and the W&OD Railroad Regional Park, tions, and foundations are an increasingly im­ easy access. These parks also reflect the revenue the Occoquan Regional Park, and the Hemlock portant source of funding for community potential of the park system, which assists in Overlook environmental studies center. improvements. defraying general fund operating budgets while at In its conservation role. NVRPA Is Involved in The existing and proposed system of Fairfax the same time offering services such as golf, implementing portions of the environmental qual­ County parks attempts to establish full opportun­ boating, camping, swimming, rides, and food ity corridors concept (see Table 14) which defines ity for all residents and visitors to make construc­ services. an open space land system In the County tive use of their leisure time through the provision Stream valley acquisition and trail develop­ designated for long-term protection. In this role, of recreational and cultural programs within safe, ment for hiking, biking, and equestrian purposes NVRPA is charged with acquisition of the accessible and enjoyable parks. Additionally, the follow the stream valley policy adopted by the shoreline properties along the Potomac, Bull Run, park system serves as the primary public Park Authority, the countywide trails plan, and the and Occoquan Rivers, while the Fairfax County mechanism for the preservation of environmen­ concept of environmental quality corridors. Park Authority is charged with acquiring land tally sensitive land and water resources and areas 1982-83 marks the completion of a 5-year pro­ along the county's interior stream valleys. of historic significance. Parklands to be acquired gram begun in the summer of 1977. This program Due to financial, political, logistical and other shall usually be classified in one of the categories has provided for the development of over 600 new constraints, NVRPA has found it necessary to listed below. However, the list is not restrictive facilities and the addition of 3,150 acres of develop a phased, prioritized project implementa­ since citizen needs, both present and future, may parklands through purchase, dedication and dona­ tion program based upon the following criteria: en­ require acquisition of combination park types or tion. Accomplishments of the last 5 years include: vironmental and ecological qualities, recreation ones that differ from all the categories listed • a 70 percent increase in community park user potential, accessibility, public demand, below._ acquisitions and improved facilities; historical demand, scenic or other aesthetic or in­ • Regional and County parks are normally 200 • new recreation center/pool complexes at tangible qualities, urgency (imminence of loss), acres or greater in size. Both provide county- Lee, Mount Vernon and Providence District cost, inflation patterns, potential for outside fund­ wide service, while regional parks are design­ Parks which provide year-round recreational ing assistance, revenue-producing potential, ed to serve the Northern Virginia region. Ser­ opportunities; operational costs, and readiness-to-go status. vice is defined by conservation objectives, by • two new nature centers, one at Hidden Pond, In view of the current economic climate, the the range of experience potentially offered one at Huntley Meadows; Regional Park Authority will improve and upgrade by this large size such as golfing, camping, • an auditorium at Hidden Oaks; existing regional parks instead of undertaking ma­ boating and nature education and by the • many interpretive trails and exhibits to jor new regional park projects. The $8 million bond length of stay by the user which may be a full expand our natural horizons; referendum share from Fairfax County, when day or longer.

I/C 55 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

matched by funds from the other five jurisdictions, will enable the Regional Park Authority to carry out a $14 million program over a five year period. The Regional Park Authority proposes to ac­ quire approximately 200 additional acres of land, most of them small in-holdings or parcels adja­ cent to existing parks, at a cost of $1.2 million. Land acquisition accounts for about 9 percent of the capital improvement program for NVRPA. Seventy-five percent of the regional park bond funds will be used to develop facilities within ex­ isting parks. The new facilities will be revenue pro­ cedures that will pay their own operating costs and not pose an additional financial burden on taxpayers. The Regional Park Authority is now completing a 5-year capital program begun in 1977. Most of the projects identified in that program have already been accomplished, with others in various stages of implementation. Of that amount, approximately $1.3 million has been paid to retire land acquisition bonds issued in prior years. NVRPA is now debt-free. $11.1 million has been invested in the acquisition of ap­ proximately 1,400 acres of parkland. During the 5-year period, the Authority will have accom­ plished various development projects valued at approximately $16.5 million. Perhaps the most notable project accom­ plished during the past 5 years has been the ac­ quisition and development of the former Washington and Old Dominion Railroad (W&OD) right-of-way for conversion into a linear park. It is already one of the more prominently used parks in Northern Virginia. Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

ADEQUATE PUBLIC FACILITIES mented by the Virginia Department of High- TVPe of Development Design Flow ways and Transportation. Even if the County (Gallons Per Day) AND SERVICES had full control in coordinating improvements Residential with the County's land use plans andpolicies^ General 100 gallons per person Requirements for adequate public facilities are Single-Family 370 gallons per residence the State's funding capabilities are not great essential for the orderly development of the Townhouse Unit 300 gallons per unit enough to approach the task of providing facil­ County. The scheduling and placement of public Apartment Unit 300 gallons per unit ities at a level consistent with reasonable mini­ facilities can guide the character, direction and mum standards. For this reason, the County timing of future development. More specifically, Commercial has begun to supplement the level of State demand and supply must be carefully balanced to General 2,000 gallons per acre funding for highway facilities by the sale of Motel 130 gallons per unit minimize the potential negative impacts of future general obligation bonds and the use of Office 30 gallons per employee or growth. In addition, adequate public facility general revenue funds. If the County's highway .20 gallons per square foot requirements are crucial to the success of the conditions are to be steadily improved, a County in achieving basic land use goals and greater commitment from the County for im­ Industrial objectives. Without requirements for adequate provements possibly will be required. General 10,000 gallons per acre public facilities, the County is left in the position Warehouse 600 gallons per acre In addition to these requirements the County's of reacting to development pressures, with the future level and future patterns of development community facilities program should include the School Site being determined primarily by the private market. following: General 16 gallons per student Several factors are essential to the County's 1. The Plan update process must empha­ ability to provide adequate public facilities: size the ability of the County to provide facil­ WATER SUPPLY AND DISTRIBUTION 1. The Area Plans set forth desired land ities in growth designated areas. The result is uses based on economic development objec­ the identification of areas for planned and Goals tives, and public facilities to support the pro­ orderly development which is related to the The primary goals of the County's water supply posed uses. While these plans indicate the objectives of reducing unnecessary costs for and distribution program are: location of growth in the County, they also facilities and services and protecting envi­ • to provide the facilities to treat, transmit, and generally address the timing of development. ronmental amenities. distribute a safe and adequate potable water This provides for both a long range projection 2. The Capital Improvement Program must supply; of facility needs and an estimation of the continue to match facilities (according to facility • to schedule and provide water facilities in facilities required to serve the short term standards) to the development areas estab­ relation to development goals and projected growth which is committed and anticipated. lished in the Plan. need. 2. A series of community facility standards 3. Updates of the Plan and the Capital has been prepared to measure adequacy and Improvement Program must recognize growth Standards capacity of existing facilities and the appropri­ estimates and trends to ensure a balance The general guideline for the provision of water ate scheduling of new ones. These standards between development and the provision of is 110 gallons per person per day. A peak factor also assist in assessing the impact of growth facilities. of 1.6 times the estimated average day demand on future facility and service needs. This gives The County has numerous facility providers or is used to determine maximum daily demand. direction to coordinating the timing of develop­ categories including wastewater treatment, water Water supply facilities are provided when ment with the provision of planned public supply, drainage, schools, human services, public development and/or the non-availability of ground facilities. safety, libraries, and parks. Each provider has water indicate the need for a public water supply. 3. The County's Capital Improvement Pro­ underlying goals and standards which defines the Specifically, water supply facilities should be pro­ gram establishes a guide for the development direction and level of services to be provided vided as follows: of public facilities over a five year period. It throughout the County. These are described in • to subdivision lots less than 20,000 square shows the arrangement of projects in a se­ the following. feet when the supply is approved by the quential order based on a schedule of priorities appropriate County agencies; and assigns an estimated cost and anticipated WASTEWATER TREATMENT AND COLLECTION • to subdivisions containing three or more lots method of financing for each project. The Capi­ which are not less than 20,000 square feet tal Improvement Program forms the crucial Goals or greater than 79,999 square feet; foundation necessary to implement plans The major goals of the County's wastewater • in residential developments which contain through adequate public facility requirements. treatment program are: fewer than 20 lots of 20,000 square feet or 4. The County's 456 Review process is a • to provide a system of conveyance and treat­ greater or the nearest boundary is located mechanism for reviewing the compatability of ment facilities that is responsive to and com­ more than 125 feet per lot from the nearest proposed public facilities with the Comprehen­ patible with the development goals of the water main, the water supply requirements sive Plan. Specifically, this process is used to County; may be waived by the County Executive. determine if the general or approximate loca­ • to carry out the necessary renovations and Water supply should be provided to meet the tion, character, and extent of a proposed facil­ improvements that will permit the entire sys­ basic requirements for the fire protection flows ity are in substantial accord with the Plan. By tem to function at a high level of efficiency; described below: using this process the County can ensure that • to extend sewer service to those areas of the facility decisions are in agreement with the County where failed or failing septic systems one and two family 1,000- 2,000 gallons Plan's basic policies and objectives. pose a potential threat to the health of dwellings per minute depending To establish the adequacy of public facilities as County citizens. on separation a requirement for development, Fairfax County townhouses and 2,500 gallons per should pursue the following: Standards multiplex units minute 1. The County must apply its resources to Sanitary sewer facilities are usually provided upgrade areas of current facility deficiencies as where soil conditions or development densities commercial, office, 2,500 gallons per well as to ensure that the supply of facilities prohibit the use of individual drainfield systems. industrial minute and services are closely matched to the new Percolation rates greater than 60 minutes per inch demands generated by growth. To do this the require sewer facilities regardless of lot size and County must apply the full potential of its finan­ lots less than 20,000 square feet must be served cial resources without damaging its fiscal posi­ by public sewers. tion. This 'requires that the Capital Improve­ The expected sewage flow over the life of the ment Program be viewed primarily as both an system is of primary importance to the planning implementation tool of the Plan and as a fiscal of sewer facilities. This flow is based on a com­ document. bination of population and land uses and is deter­ 2. The County must be in a position to con­ mined by the following factors: trol the provision of public facilities required for development. Currently the County does not control transportation, especially highway im­ provements which are financed and imple-

I/C 57 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

DRAINAGE • to focus attention on outpatient care and minimum population of between 25,000 and attendant facilities rather than on patient 50,000 and have a two-mile service area. Mini- Goals hospitalization; libraries including neighborhoods and portables The major drainage goal of the County is: • to establish additional group home facilities should serve a population of 15,000. The nature • to provide a system of drainage facilities that which promote integration within the com­ of the service area should determine the level of prevents or minimizes property damage, traf­ munity for recovering mental patients and library service. fic disruption and stream degradation in an mentally retarded persons. Library sites should be adjacent to or within efficient, cost-effective and environmentally high traffic commercial development, be centrally sound manner. Standards located in terms of service area, population and The basic guidelines for the provision of human distance, and have direct access to an existing or Standards resource facilities largely are determined by the planned arterial highway. The facility size should Storm drainage facilities are designed and pro­ regional and state agencies charged with the provide at least .3 square feet of space per person vided based upon a number of policies and engi­ administration and enforcement of relevant regu­ within the service area. neering criteria. Adequate drainage is determined lations and procedures. The County Zoning Ordi­ to be the maximum expected flow of stormwater nance provides the criteria for the location and PARKS for a given watershed, or portion thereof, for a relationship of proposed facilities. specific duration and intensity of development. Goals Minor drainage systems are to be designed to PUBLIC SAFETY The primary goals related to the provision of accommodate the ten year frequency storm of two parkland are: hours duration. In addition, new building construc­ Goals • to provide the residents of Fairfax County tion must be situated so as to be unaffected by The primary goals of the Public Safety program with a park system that will meet their the storm of 100-year frequency. Drainage are: recreational needs with a variety of activities; improvements in major waterways are planned on • to protect persons and property by providing • to establish full opportunity for all residents the basis of the 100-year frequency storm. facilities that will aid in the enforcement of and visitors to make constructive use of their the laws of the Commonwealth of Virginia leisure time through the provision of recrea­ SCHOOLS and Fairfax County; tional and cultural programs within safe, ac­ • to provide facilities that will aid in the preven­ cessible, and enjoyable parks; Goals tion of fires, control and extinguishment of • to systematically provide for the long-range The primary goals of the County's school pro­ fire incidents and the provision of emergency planning, acquisition and orderly develop­ gram are: rescue service; ment of a quality park system which keeps • to provide adequate and appropriate educa­ • to provide facilities that will aid in the pace with the needs of an expanding tional facilities that will accommodate the development of effective training programs population; instructional program for all Fairfax County for public safety personnel. • to acquire parkland in locations which will students; relieve the facility and locational deficiencies • to provide appropriate support facilities that Standards in local-serving parks among the older parts will permit the school system to operate in The location of fire and rescue stations is deter­ of the County and provide an adequate level an efficient and cost-effective manner; mined primarily by the maximum distance the first of service in the newer, developing areas; • to meet student demands in newly due company must travel in order to suppress a • to urge the preservation of major stream developed areas while defining and pursuing fire. The service area standards established by valleys which provide natural drainage, wild­ alternative uses of surplus classrooms and the Insurance Services Office (ISO) are based on life habitat, parkland linkages, and supple­ recreational use of vacant school sites not varying land use characteristics as follows: mental recreation areas, contribute towards needed for school construction in the older, • high value districts with heavy industrial and flood control, and afford other environmental more stable areas of the County. manufacturing uses and requiring a fire flow benefits; between 4,500 and 9,000 gallons per minute • to emphasize the dedication of land for parks Standards should be within one mile of a station; and recreational facilities associated with Elementary schools should serve kindergarten • high value districts with office buildings, new development, recognizing that purchase through grade six, have a capacity of no more singular commercial uses, warehouses and will be necessary, especially in the older, than 660-990 students depending on land use shopping centers and requiring a fire flow more densely populated areas. densities, and have a basic site of 4 acres with less than 4,500 gallons per minute should be an additional acre for each 100 pupils of ultimate within two miles of a station; Standards enrollment. • residential areas of high-and low-rise apart­ In new residential developments, community- Intermediate schools should serve grades 7 ments, garden apartments and townhouses serving parkland and improvements for recreation and 8, have a maximum capacity of 1,200 stu­ should be within two miles of a station; and open space purposes should be provided by dents, and have a basic site of 10 acres with one • residential areas of single-family detached the developer through dedication either to the additional acre for each 100 pupils of ultimate dwellings should be within three miles of a homeowners association or the County Park enrollment. station. When the distance between homes Authority. Community park requirements will be High schools should serve grades 9 through is more than 100 feet, this mileage require­ determined in the development review process 12, have a maximum capacity of 2,400 students, ment can be increased to four miles. according to the adopted standards and criteria of and have a basic site of 10 acres with one addi­ • a five minute response time is the guideline the Fairfax County Park Authority and the particu­ tional acre for each 100 pupils of ultimate used throughout Fairfax County by the lar needs of the development taking place. enrollment. Department of Fire and Rescue Services to The Fairfax County Park Authority uses the fol­ School boundaries are reviewed annually to define the maximum distance within which lowing classification system: County Parks, Dis­ make the maximum use of capacity consistent adequate rescue service protection can be trict Parks, Community Parks, Stream Valley with institutional objectives as well as existing and provided to an area. Parks, Historical Parks, and Conservation Parks. planned facilities. In establishing school boun­ County parks are normally 200 acres or greater daries, desirable walking distances are strongly LIBRARIES and provide countywide service. District parks are considered as well as the maintenance of high about 100 acres in size and are designed to pro­ school attendance areas. Walking distances Goals vide areawide service to several sections of the should be a maximum of one mile for elementary The primary goals of the County's Library Pro­ County and to support an extended visit such as schools, and 1.5 miles for intermediate and high gram are: an afternoon. Community parks are between 5 schools. • to provide modern library resources and ser­ and 25 acres and designed to serve people living vices necessary to meet the evolving educa­ in their immediate vicinity for short-term visits. HUMAN SERVICES FACILITIES tional, recreational, and informational needs Stream valley parks include land lying in the flood- of the public, thus enhancing individual and plain and associated areas. The acquisition and Goals community life; development of stream valleys for hiking, biking, The major goals of the Human Services • to plan and provide free public library service and equestrian purposes follows the stream valley Facilities program in the County are: to all Fairfax County and City citizens. policy adopted by the Park Authority, the County- • to provide facilities that will enhance the wide Trails Plan, and the concept of Environmen­ general physical and mental health and Standards tal Quality Corridors. Historical parks contain social well-being of County citizens; Regional libraries should serve a population of buildings or areas of historic interest that should • to provide facilities that will assist in the approximately 100,000 and have a variable ser­ be preserved for public use and education. Con­ rehabilitation of individuals suffering from vice area depending on satellite libraries included servation parks are designed to further the protec­ substance abuse; in the region. Community libraries should serve a tion and preservation goals of the Authority.

I/C 58 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

The planning guideline for community-serving COMMUNICATION TOWERS ities may be integral to such developments, parkland is 8.5 acres per 1,000 people. This acre­ and would be appropriate if sited with attention age consists of all types of land which meets the Recent advances in telecommunications and to these guidelines. needs of each community for conveniently located electromagnetic transmissions, and the entry by 3. Aesthetics. Communication towers and recreation and open space including one-half the the County into County-wide cable television, equipment arrays should be designed to be as acreage at school sites and developed private have necessitated the development of communi­ visually nonintrusive as possible. They should recreation land. cation towers of various types throughout the only be as high as technically required to In identifying needs in new development, con­ County. Current technology generally requires the achieve their broadcast/receiving purposes, sideration will be given to such factors as: existing high elevation on towers of antennas and micro­ and tower developers should seek to minimize nearby park and school open space and facilities, wave dishes for effective operation, though it is height by all practicable means. Candlelabra- environmental features and constraints, and the recognized that this technology may change in the type towers and other towers having horizontal needs of existing residential neighborhoods and future and that towers may not always be needed. members or cross bars near the top should be other anticipated development within three- The County, however, acknowledges that there discouraged; a straight tower design is pre­ quarter or one and one-half mile service areas. may continue to be a demand for communication ferred. While applicants are encouraged to fully Applicable recreational facility standards are towers, at least in the near future; therefore, utilize existing structures rather than build new those of the National Recreation and Parks Asso­ future applications for towers will be considered ones, attention should be paid to avoiding mak­ ciation as adopted by the Fairfax County Park with approval to be granted only when they are to ing existing towers inordinately bulky by load­ Authority. These are described below: be sited in appropriate locations and when they ing them with so many dishes, "horns" and are deemed to adequately reflect Comprehensive antennas of such size (e.g., wider than tower ADOPTED RECREATION FACILITY STANDARDS Plan guidelines. These guidelines are intended to face) and number as to create a serious minimize the adverse effects of towers on the adverse visual impact upon the skyline. (For Facility Standard/ visual environment, on local reception, and on the example, the number of dish and horn-type (outdoor) Facilities per Person Comment public health (radiation) and safety (tower fall or antennas might be balanced with much less failure). Baseball Diamonds 1 per 6,000 Regulation 90' obtrusive whip antennas). Lighting should, if 1. Use of Existing Towers. Maximum possible, be directed upward. Among siting Softball Diamonds 1 per 3,000 utilization of existing communication towers for criteria used by applicants, maximum screen­ (and/or youth additional communication equipment is favored ing of surrounding communities and road trav­ diamonds) over the development of new towers. The roofs ellers by vegetation or topography should be of tall buildings should also be considered as sought. Vegetation should be used extensively Tennis Courts 1 per 2,000 (Best in alternatives to erecting new towers. New facili­ at ground level of the tower to help screen the battery of 4) ties are appropriate when the applicant has base of the tower from view. Tall deciduous demonstrated that alternative sites or existing Basketball Courts 1 per 500 and evergreen trees can to some extent help facilities have been explored but that existing screen the view of the tower from immediately facilities cannot accommodate the proposed Swimming Pools— 1 per 10,000 Based on 15 adjacent uses. new equipment, or are unavailable to the 25 meter sq. ft. of water Dishes and horns, whether on roof-tops or applicant. Swimming Pools— 1 per 20,000 for ea. 3% of on the ground, should be hidden from view by 2. Location. In general, industrial and com­ 50 meter pop. an architectural screen which does not prevent mercial land uses are more compatible with the transmission or receipt of the signal. Antennas Skating Rinks 1 per 30,000 siting of towers than residential uses, since the on roof-tops should be placed so that they are (artificial) aesthetics of, and business related activity in the least visible location. Screening of within the former areas are generally more in shorter antennas on roof-tops may also be ad­ Neighborhood Centers 1 per 10,000 line with the public perception of such towers. visable to assure that they are as visually Nevertheless, there may be instances, given Community Centers 1 per 25,000 nonintrusive as possible. the distinctive nature of, for example, a new or It should be noted that to varying degrees, redeveloping commercial/industrial area, or of Outdoor Theaters 1 per 20,000 both the Federal Communications Commission some notable or sensitive adjacent site or area, (non-commercial) (FCC) and the Federal Aviation Administration where such a tower is inappropriate. An exam­ (FAA) may have the ultimate authority over Shooting Ranges 1 per 50,000 Complete ple of the latter might be adjacency to a some of these matters—e.g., coloration and complex incl. County, State, or nationally designated historic lighting. These guidelines are thus applicable high power, site, or direct adjacency to a relatively un­ except as otherwise preempted by Federal law small bore, shielded residential neighborhood. In the case or regulation. trap and where a tower providing a vital public service skeet, field is needed, but industrial and commercial sites 4. Safety. County structural standards and archery, etc. are unavailable or inappropriate, the tower may exacting construction review procedures be sited on residentialiy zoned land. In such an should, as is currently the case, be strictly Golf Courses (18 Hole) 1 per 25,000 instance, existing public utility rights of way followed. As an additional measure of safety, guyed towers should be provided with a fall NOTE: All of the above-mentioned facilities are desirable in small may yield possible locations. When these are radius of at least one third (1/3) their height. communities, even though their population may actually be less unavailable, an applicant proposing to provide (Self-supporting towers do not require any fur­ than the standard. Every effort should be made to light, as appro­ or improve a vital public service and seeking priate, many of the facilities for night use, thus extending their utility. to locate a tower within a residential area ther measures.) should seek to utilize natural topographic, 5. Interference. Blanketing-type interfer­ ence caused by the tower and its equipment, All major stream valleys are to be preserved, vegetative, or man-made screening to the max­ imum extent feasible. The key idea is to reduce with the radio, television, and telecommu­ With dedication being the primary mechanism for nications receivers of the public, should be acquisition. Purchase of stream valley acreage or visual impacts either by placing towers where they are generally perceived as more compati­ avoided. Toward that end, the equipment on a easements should be authorized where acquisi­ communication tower should not exceed the tion through purchase as well as dedication is not ble and less intrusive, or where they impact upon as few people as possible. maximum signal strength level determined by possible, for example, in the case of noncluster the Federal Communications Commission (or, Grouping of towers may be appropriate in in­ development with densities of .5 du/acre or more. if no final determination has been made, that stances where few people would feel impacted This would help preserve the stream valleys and level under consideration) to be the threshold because of: a) the towers' location in a highly ensure public access to them. for this type of interference to receiving equip­ industrialized area, or b) the towers' location in In the case of surplus land, consideration ment of reasonable quality. If this level is to be a remote area. Finally, towers should generally should be given for park usage, or if park acquisi­ exceeded, or the potential for a significant not be located in especially sensitive natural tion is not feasible, for a compatible use which blanketing problem is present, the matter areas or in areas where their presence would advances park objectives for open space and en­ should be referred to the FCC for public hear­ jeopardize achievement of Comprehensive vironmental preservation. Any idle land in the ing and/or rectification. ownership of the Fairfax County Board of Super­ Plan objectives. 6. Radiation. While the best available evi­ visors or the Fairfax County School Board may be The new concept of "teleports"—special of­ dence indicates that excessive or health- subject to interim or long-term use as parkland as fice parks that offer tenants wide access to threatening electromagnetic radiation is not deemed necessary to the provision of adequate telecommunications resources—may well be generally a problem with regard to communica­ park and recreation services in an area, provided appropriate for high technology office park tion towers, all applications for towers should that this use does not interfere with a higher use developments in Fairfax County. Antenna facil­ such as education.

I/C 59 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

continue to be reviewed to assure that their PRIORITIES FOR FACILITIES AREA I RECOMMENDATIONS equipment at least meets all applicable Federal and state standards with regard to microwave Priorities for the acquisition and development Parks, Recreation and Open Space and nonionizing electromagnetic radiation of facilities will be expressed in the short term in The accompanying table summarizes the Area (NEMR). Until or unless a more stringent U.S. the Capital Improvements Program. Generally, I Plan recommendations pertaining to parks, Environmental Protection Agency NEMR stan­ improvements in developed areas and areas of recreation and open space where public action dard is issued, the ultimate load of tower equip­ the highest measurable need as determined by through acquisition and/or development is ment should meet the currently recognized applicable standards and policies, should receive needed. American National Standards Institute (ANSI) the greatest emphasis. standard for NEMR, "#C95-1-1982, Safety Levels with Respect to Human Exposure to Radio Frequency Electromagnetic Fields, 300

kHz to 100 GHZ."

AREA I PARKS AND RECREATION REQUIREMENTS AND RECOMMENDED ACTIONS

Recommended Action Areas Affected Project Description

Acquisition, Development A1 Community Park—East of Gallows Road Development A1 Community Park—Broyhill Crest Development A1 Community Park—Manassas Gap Development A2 District Park—Mason Development A3 Community Park—Between George Mason Library and Terrace Townhouses Development A3 Community Park—Poe Terrace Development A4 Community Park—Deerlick Acquisition, Development A4 Community Park—Indian Springs Area Development A5 Community Park—Flag Run Development A5 Community Park—Leewood Park Complete Development A6 Community Park—Kings Park Complete Development A6 County Park—Lake Accotink Development A7 Community Park—Fairfax Hill Acquisition A7 Community Park—Adjacent to Wakefield Forest Elementary Development A7 Community Park—Oak Hill Complete Development A7 Community Park—Rutherford Development A7 Community Park—Willow Woods Development A7 County Park—Wakefield Development A8 Community Park—Pine Ridge School Site Acquisition A9 Community Park—Within Sector Development A9 Community Park—Annandale Development A10 Community Park—Backlick "Complete Development A10 Community Park—Ossian Hall Development A10 Community Park—Fitzhugh Acquisition, Development B2 Community Park—Munson Hill Development Community Park—Spring Lane B2 Acquisition, Development B3 Community Park—Within Sector Acquisition B4 Community Park—Clark Mansion Development Community Park—Lillian Carey B4 Development Community Park—Glasgow B4 Complete Development Community Park—Dowden Terrace and Parklawn B4 Complete Development Community Park—Jeb Stuart B5 Development Community Park—lames Lee Center J1 Development Community Park—Sleepy Hollow J2 Development Community Park—Roundtree J2 Development Community Park—Westlawn J3 Acquisition, Development Community Park—Within Sector J3 Complete Development Community Park—Pine Springs J7 Acquisition Community Park—Available Site J7 Development Community Park—Tyler J7 Acquisition, Development Community Park—Hollywood Road J8 Acquisition Community Park—East of Shrevewood Elementary J8 Development Community Park—Lee Landing J8 Development District Park—Jefferson J8 Development Community Parks—Devonshire and Greenway Downs J9 Development Community Park—Jefferson Village J9 Development Community Park—Idylwood J10 Acquisition, Development Community Park—Near Marshall High School J10 Acquisition, Development Community Park—Central Portion of Sector L1 Development Historic Park—Green Spring Farm L1 Development Community Park—Pinecrest Gold Course L1 Acquisition, Development Community Park—Within Sector L2 Development L3 Community Park—Bren Mar Development L3 Community Park—Monticello Mews Acquisition Rt. 50/I-495 Public right-of-way through open space from Camp Alger Avenue to Special Study Area Holmes Run Special Study Area Public right-of-way through open space from Pine Springs Elementary School Acquisition

I/C 60 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

AREA I (Cont'd) PARKS AND RECREATION REQUIREMENTS AND RECOMMENDED ACTIONS

Areas Affected Project Description Recommended Action

A1,B4,J2 and the Stream Valley—Holmes Run Acquisition Rt. 50/I-495 Special Study Area A3.A4.L3 Stream Valley- -Indian Run Acquisition A4,A5,A10 Stream Valley- •Backlick Run Acquisition A6.A7 Stream Valley- -Long Branch Acquisition A7.A8 Stream Valley- -Accotink Creek Acquisition A7 Stream Valley- -Turkey Run Acquisition J1.J2 Stream Valley- -Tripps Run Acquisition L1,L2,L3,A2 Stream Valley- -Turkeycock Run Acquisition

OTHER PUBLIC FACILITIES

The accompanying table summarizes the im­ plementation of Plan recommendations as con­ tained in the Capital Improvement Program

AREA I OTHER PUBLIC FACILITY RECOMMENDATIONS

Facility Type Sector Facility Recommended Action

Schools J2 Beech Tree Elementary Renewal J10 Marshall High School Renewal

Public Safety A8 Police Administration Offices Renovation Pine Ridge Elem.

AREA II RECOMMENDATIONS

Parks, Recreation and Open Space The accompanying table summarizes the Area II Plan recommendations pertaining to parks, recreation and open space where public action through acquisition and/or development is needed.

AREA II PARKS AND RECREATION REQUIREMENTS AND RECOMMENDED ACTIONS

Areas Affected Project Description Recommended Action

M1 Tysons Complex Area Community Park—Within Complex Area Acquisition M1 Community Park—Scott Run Community Development M1 Community Park—Tysons/Spring Hill Road Area Acquisition, Development M2 Community Park—Lisle and Fisher Development M2 Community Park—Tysons-Pimmit Development M2 Community Park—Lemon Road Complete Development M2 Community Park—Olney Complete Development M3 Community Park—Bryn Mawr Development M3 Community Park—Lewinsville for at least partial development Development M3 Community Park—Haycock Longfellow Park Development M3 Community Park—Kent Gardens Park Development M3 Community Park—Consider Franklin Sherman Elementary for a tot lot Development M3 Community Park—Leven Preserve: provide a parking lot adjacent to the park Development M3 Community Park—Chesterbrook Woods Park Development M3 Community Park—Franklin Park area off Kirby Road Acquisition, Development M2,West Falls Church Community Park—Mount Royal Development METRO Complex Area M4 Community Park—McLean Central Complete Development M4 Community Park—Churchill Road Complete Development M4 Community Park—Hallcrest Heights (McLean Knolls) Development M4 Community Park—Potential surplus school site: consider theprovision of Development recreation facilities on Dead Run Elementary M5 Community Park—Langley Secondary School area Acquisition M5 District Park—Dranesville Development M5 Community Park—Langley Fork Development M6 Community Park—Potential surplus school site: OldDominion Elementary Acquisition M6 Community Park—Potential surplus school site: Providerecreation facilities on Development Springhill Secondary M6 Community Park—Consider development of Greenway Heightsand McLean Development Hamlet Parks M7 Community Park—Potential surplus school site: AndrewChapel Elementary or Acquisition in area of new development V1 .Vienna METRO Community Parks—Circle Towers and Blake Lane Development Complex Area V1,Dunn Loring Community Park—Belle Forest Area Acquisition V1 Community Park—Between Routes 50 and 29/211 Acquisition

I/C 61 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

AREA II (Cont'd) PARKS AND RECREATION REQUIREMENTS AND RECOMMENDED ACTIONS

Areas Affected Project Description Recommended Action

V2 Community Park—Dunn Loring Complete Development V2 Community Park—Cedar Planning Sector Acquisition V2 Community Park—Tysons Woods Development V3 Community Park—Wolf Trap area through HUD grant Acquisition, Development V3 Community Park—Eudora Park Development V3 Historic Park—Freedom Hill Fort Development V3 Community Park—Tysons-Spring Branch Development V3 Community Park—Wolf Trails Development V3 Community Park—Raglan Road Development V4 Community Parks—In areas of new development Acquisition V4 Community Park—West Vienna area Acquisition, Development V4 District Park—Clarks Crossing Development V4 Community Park—Ashlawn Development V5 District Park—Nottoway Park Acquisition, Development V6 Community Park—Peterson Lane Development F1 Historic Park—Aspen Grove Acquisition F1 Community Park—Fairfax Villa Park Development F1 Community Park—Old Forge Park Development F1 Community Park—University Park and George Mason Park Development F1 Community park—Area of major residential development Acquisition F2 Community Park—Bedford Village area Acquisition, Development F2 Community Park—Eakin Complete Development F2 Community Park—Mantua Area Acquisition, Development F3 Community Park—Villa D'Este Development F3 Community Park—Mosby Woods Development F3 Community Parks—North and South Blake Lane areas Acquisition, Development F3 Community Park—Borge Street Development F4 Community Parks—Foxvale Community Development F4 Community Parks—Oak Marr Development F4 Community Park—East Blake Lane Development 5,Fairfax West Community Parks—In areas of new development Acquisition Complex Area J10,V2,V3,V1,V6 Regional Park—Washington and Old Dominion Right-of-way (NVRPA) Acquisition, Development M1,M4,M5,M6 Stream Valley—Scott Run Acquisition M2,M3,M5 Stream Valley—Pimmit Run Acquisition M5.M6 Stream Valley—Bull Neck Run Acquisition M5 Stream Valley—Turkey Run Acquisition V3 Stream Valley—Old Courthouse Spring Branch from Tysons Corner to the Acquisition Dulles Access Road V-1 ,V5 Stream Valley—Hunters Branch Acquisition V3.M7 Stream Valley—Wolf Trap Creek and Old Court House Spring Branch Acquisition V4 Stream Valley—Piney Branch Acquisition F1 Stream Valley—Long Branch Acquisition F2 Stream Valley—Accotink Creek Acquisition F4,F5,Fairfax Center Area Stream Valley—Difficult Run Acquisition M3 Community Park—Chesterbrook Development

Other Public Facilities The accompanying table summarizes the implementation of plan recommendations as con­ tained in the Capital Improvement Program.

AREA II OTHER PUBLIC FACILITY RECOMMENDATIONS

Facility Type Sector Facility Recommended Action

Schools F1 Woodson High School Renewal

Libraries M2 Tysons-Pimmit Regional Construction M4 Dolley Madison Renovation

Community Development M3 Lewinsville Elderly Day Care Center Renovation Lewinsville Elem. School M4 McLean Community Center Expansion

County Admin. F5 County Center Construction

Public Safety M3 McLean Fire Station Reconstruction M4 McLean Gov't Center Renovation/Addition

I/C 62 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

AREA III RECOMMENDATIONS

Parks, Recreation and Open Space The accompanying table summarizes the Area III Plan recommendations pertaining to parks, recreation and open space where public action through acquisition and/or development is needed.

AREA III PARKS AND RECREATION REQUIREMENTS AND RECOMMENDED ACTIONS

Areas Affected Project Description Recommended Action

UP1 County Park—Riverbend Complete Development UP2 Community Park—North of Dranesville Tavern Acquisition, Development UP2 Community Park—Great Falls Grange Development UP2 Community Park—Windermere Development UP3 Community Park—Great Falls Nike Development, Expansion UP3 Community Park—Lexington Estates Development UP3 Historic Park—Colvin Run Mill Development UP4 Community Park—Stuart Road Acquisition, Development P4 (2,3,5,6) and District Park—Along Sugarland Run east Dranesville Road Acquisition, Development Option Area 1 UP5 (and 8) District Park—Fox Mill Park Development UP5 County Park—Lake Fairfax Park Development UP5 Community Park—Baron Cameron Park (vacant Reston Secondary School Site) Development UP5 Community Park—South Lakes Drive Development UP5 Community Park—Tamarack Development UP5 Community Park—North County Government Center Development UP6 Community Park—Stanton Development UP6 Community Park—Chandon Development UP6 Community Park—Community center Development, Expansion UP6 Community Park—Alabama Drive Development UP7 Historic Park— Sully Plantation Complete Development UP7.8 and Option Area 2 Community Park—Floris Development Option Area 2 and UP8 County Park—Develop Frying Pan Park as a model farm Development UP8 Community Parks—Bennett Road and Greg Roy areas Acquisition, Development UP8 Community Park—Navy-Vale Community area Acquisition, Development UP8 Community Park—Clarke's Landing Development UP9 Community Park—Area of new development Acquisition BR2 Community Park—Friendly Village Development BR3 Community Park—Develop active recreation facilities at Chalet Woods or Development Country Club Elementary school site BR3 County Park—E. C. Lawrence: Provide active recreation facilities Development BR4 Community Park—Greenbriar Complete Development BR5, P5 Regional Park—Expansion of the Bull Run Regional Park to completely link Acquisition all segments (NVRPA) BR5 Regional Park—Bull Run Floodplain Between I-66 and the Loudoun County line Acquisition BR6 and the Centreville Community Park—Arrowhead Development Complex Area BR6 Community Parks—In areas of new development Acquisition BR7 Community Park—Continue development of County landfill site Complete Development BR7 Community Park—Brentwood Development P1 County Park—Twin Lakes Complete Development P1 Community Park—Popes Head Development P1 Community Park—Braddock Complete Development P2 Community Park—County land at Burke Station Square (Section 4) Development P2 Community Park—Country Club View Development P2 Community Parks—In areas of new development Acquisition, Development P2 Community Parks—Royal Lake and Lakeside Development P2 Community Park—Saratoga Development 2,P6 and Option Area 6 Community Park—Rolling Valley West Development P2 Community Park—County land formerly for Montecello Freeway Acquisition, Development P2 Community Park—Pohick Creek and Old Keene Mill Road Acquisition P2 Community Park—Middleridge Development P2 Community Park—Bonnie Brea School Site Development P2 Community Park—Lake Braddock School Site Development P2 Community Park—Silas Burke Development 3,P5 Community Park—Chapel Road Development P4 Community Park—Clifton area Development 5 and Lower Pohick Community Park—Southeastern portion of the sector east of Route 123 Acquisition, Development Complex Area P6 and Option Area 6 Community Parks—In areas of new development Acquisition, Development P6 Community Park—Burke Ridge Development P7 County Park—Land surrounding Dam 1 on South Run for water-oriented Development active recreation P7 County Park—Burke Lake Complete Development P7 Community Parks—Newington Forest and Chapel Acres areas Acquisition, Development Lower Pohick and P7 District Park—South Run Development Burke Complex Areas Burke Complex Area Community Park—Burke Centre Acquisition, Development Lincoln-Lewis-Vannoy Community Park—In the complex area with HUD community block grant funds Acquisition Development Complex Area Acquisition, Development

I/C 63 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

AREA III (Cont'd) PARKS AND RECREATION REQUIREMENTS AND RECOMMENDED ACTIONS

Areas Affected Project Description Recommended Action

UP1, UP3 Stream Valley—Nichols Run, Jefferson Branch Stream Valley—Portion of Acquisition valley south of Colvin Run Mill Acquisition UP3 Stream Valley—Two parcel segments of Difficult Run Stream valley between Acquisition Lei Mill Road and Old Dominion Drive UP3.UP5 Stream Valley—Colvin Run Acquisition UP3,UP5,UP8 Stream Valley—Difficult Run Acquisition UP5 Stream Valley—Difficult Run from Route 7 to Fox Mill Woods District Park Acquisition for a trail UP3 Stream Valley—Captain Hickory Acquisition UP4.UP6 and Option Stream Valley—Sugarland Run, Follyiick Branch, Offut's Branch, Acquisition Area 1 Roseries Branch UP5 Stream Valley—Three-acre portion of Little Difficult Run north Stuart Mill Road Acquisition UP7.UP8 and Option Stream Valley—Horsepen and Frying Pan Acquisition Area 2 UP9,BR2,BR3 Stream Valley—Cub Run, Flatlick Branch, Cain Branch Acquisition BR4.BR5 and Option Elklick, Big Rocky Run, Frog Branch, Horsepen Run Area 3 BR4 Stream Valley—Provide passive recreation facilities in Frog Branch Development stream valley BR6.P3 Stream Valley—Little Rocky Run, Big Rocky Run Acquisition P1,P3,P5 Stream Valley—Popes Head Creek, Castle Creek Acquisition P2.P6 Stream VAlley—Pohick Creek, Sideburn Branch, Rabbit Branch, Peyton Run, Acquisition Middle Run P3 Stream Valley—Johnny Moore Creek Acquisition Stream Valley—Acquire all of South Run and Opposum Branch Wildlife Acquisition P6.P7 Preservation and Critical Environmental Area—North Potomac Shoreline (acquisition by NVRPA) Acquisition, Development UP1 Complete Development

Other Public Facilities The accompanying table summarizes the im­ plementation of Plan recommendations as con­ tained in the Capital Improvement Program.

AREA III OTHER PUBLIC FACILITY RECOMMENDATIONS

Facility Type Sector Facility Recommended Action

Schools UP4.UP5 North Reston/Herndon Elementary School Construction UP9 Navy Elementary School Addition UP9 Floris/Oak Hill Elementary School Construction BR3 Country Club Manor Elementary School Construction BR6 Union Mill Elementary School Construction P6 Sangster Branch Elementary School Construction P7 Silver Brook Elementary School Construction P1 Braddock Park Intermediate School Construction P6 Fairview Elementary School Addition Libraries UP5 Reston Regional Construction P6 Pohick Regional Construction BR6 Centreville Regional Construction

Human Services UP5 North County Community Services Center Construction BR4 Fairfax-Falls Church Alcohol Counseling & Renovation Treatment Services

Public Safety UP5 North County Gov't Center Construction UP7 Frying Pan Fire Station Construction UP9 Navy/Vale Complex Construction BR7 Fire Training Academy Construction BR7 Animal Shelter Expansion P1 Firearms Training Facility Construction P6 Pohick Fire Station Acquisition/Construction

I/C 64 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

AREA IV RECOMMENDATIONS

Parks, Recreation and Open Space The accompanying table summarizes the Area IV Plan recommendations pertaining to parks, recreation and open space where public action through acquisition and/or development is needed.

AREA IV PARKS AND RECREATION REQUIREMENTS AND RECOMMENDED ACTIONS

Areas Affected Project Description Recommended Action

LP1 Community park—potential surplus land: northern Lorton boundary Acquisition LP1 Regional park—acquisition of 398 acres from Lorton reformatory by NVRPA Acquisition LP1 Regional park—potential surplus land: consider acquisitionof remaining portions Acquisition of Lorton reformatory land (possibly by the State) LP1 Stream valley—South Run Acquisition LP3 Community park—Harbor View Acquisition LP3 Community park—Gunston Manor Acquisition LP3 Community Park—Mason Neck Area Acquisition, development LP3 Stream valley—Kane Creek, Thompson Creek, and Potomac shoreline Acquisition LP3.LP4 Stream valley—Pohick Creek Acquisition LP4 Community park—Pohick Estates Complete development LP4 Community park—Southgate Complete development LP4 Community park—where new residential development takes place Acquisition LP4 Community Park—Southgate Development LP4 Community Park—Lorton Development LP4.S5 Stream valley—Accotink Creek Acquisition LP4.LP5 Historic park—surplus land on Belvoir partly for protection of Pohick Church Acquisition LP5 Regional park—potential surplus land: consider acquisition of Fort Belvoir land Acquisition (NVRPA and FCPA) LP5 Stream valley—Accotink Creek, Dogue Creek, Pohick Creek,and Acquisition Potomac shoreline MV1 Community park—Jefferson Manor Complete development MV1 Community park—Mount Eagle Acquisition MV1 Stream valley—Cameron Run Acquisition MV1 Community Park—Huntington Development MV2 Community park—Lenclair Development MV2 Community park—expansion and development of Groveton Heights Acquisition, development MV2 Community park—Hybla Valley subdivision Development MV2 Community park—in southern portion of sector Acquisition MV3 Community park—adjacent to Route 1, consider acquisition Acquisition MV3 Community Park—Belle Haven area Acquisition, Development MV4 Community park—18 acres north of Morningside Lane of Fort Hunt Road Acquisition MV4 Community park—Collingwood Park Complete development MV4 Historic site—Wellington Preservation MV4 Stream valley—Potomac shoreline Acquisition MV5 Community park—Bucknell Manor Development MV5 District park—Mount Vernon Development MV5 Community park—Groveton area Acquisition, development MV5 Community Park—In western portion of Sector Acquisition, development MV5 Historic site—Popkins Farm Acquisition MV5.MV6 Stream valley—Paul Springs Acquisition MV6 Stream valley—Dogue Creek and Little Hunting Creek (include the Coast Acquisition Guard Station property, if declared surplus) MV6 Stream valley—Potomac shoreline Acquisition MV6 Community park—Martin Luther King, Jr. Complete development MV6 Community Park—Fort Hunt Development MV6 Community Park—Hollin Hall School Site Development MV7 Community park—Grist Mill Development MV7 Community park—Mount Vernon Complete development MV7 Community park—Mount Zephyr Development MV7 Community park—Vernon Heights Development MV8 Community park—Muddy Hole Farm Development MV8 Community park—in areas of new development Acquisition MV8 Community park—Mount Vernon Woods Complete development MV8 Community park—Woodlawn Complete development MV8 Community park—northeast of Old Mill Road and west of Route 1 Acquisition, development MV8 Community Park—Fairfield School Site Development MV8 Stream valley—Dogue Creek Acquisition RH1 .Franconia Community park Acquisition RH1,McGuin tract Community park Acquisition RH2 Community park—east side of S. Van Dorn Street Acquisition, development RH2 Community park—Mark Twain Complete development RH2,Van Dorn Community park—Bush Hill Street Metro area Development RH3 Community park—potential site: vacant Clermont high school site Acquisition RH3 Community park—Hill property between Pike Branch and Sommerville Hill Development RH3 Community park—Burgundy Complete development RH3 Stream valley—Cameron Run Acquisition RH4 Community park—Beulah Complete development RH4 Community park—northern portion Acquisition, development

I/C 65 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

AREA IV (Cont'd) PARKS AND RECREATION REQUIREMENTS AND RECOMMENDED ACTIONS

Areas Affected Project Description Recommended Action

RH4,Lehigh tract Community parks—within the Lehigh tract as needed Acquisition, development RH4 County park—Greendale Acquisition, development RH4 Community Park—Tara Village Development RH4 Stream valley—Dogue Creek Acquisition RH6 District park—Lee Complete development RH6 Community park—Northeastern portion Acquisition RH7 Community park—potential surplus land: consider acquisition of Army Reserve Acquisition Center and U. S. Coast Guard property RH7 Community park—Hayfield Development RH7 Regional park—Huntley Meadows: partial development Development RH7 Historic site—Huntley Protection RH7 Stream valley—Dogue Creek Acquisition RH7 Community Park—Stoney Brooke Development RH7 Community Park—Wickford Development S1 Community park—Carrleigh Parkway Development S2,3,4,5,6,7 Stream valley—Accotink Creek Acquisition S2 Community park—Brookfield Complete development S2 Community park—Lynbrook Expansion, development S3 Community park—West Springfield Complete development S4 Community park—Springvale Development S4 Community park—Hunter tract Area Acquisition S4 Community park—expanded Hooes Road Park Development S5 Community park—potential surplus land: consider acquisition of Federal land Acquisition S6 Community park—Newington Park.Amerleigh Development S6 Historic site—Mount Air Protect S7 Community park—Loisdale Acquisition, development S7,Springfield Community park—within the complex area regional center/CBD/Metro Acquisition station area S7 Community park—Springfield Forest Acquisition, development S8 Community park—Franconia Development S8 Community park—Lee High Complete development S9 Community park—Franconia triangle area Acquisition

Other Public Facilities The accompanying table summarizes the imple­ mentation of Plan recommendations as contained in the Capital Improvement Program.

AREA IV OTHER PUBLIC FACILITY RECOMMENDATIONS

Facility Type Sector Facility Recommended Action

Schools MV1 Mount Eagle Elementary Renewal

Libraries LP4 Lorton Community Construction

Public Safety S6 Newington Garage Expansion

Solid Waste Management LP1 I-95 Energy/Resource Recovery Facility Construction

Sanitary Sewage System LP4 Lower Potomac Treatment Plant Expansion LP4 Lower Potomac Treatment Plant Railroad Spur Construction MV6.MV7 Little Hunting Creek Pumpover Construction

CAPITAL FACILITIES PROGRAMMING joint planning and development of facilities where possible. By looking beyond year to year budget­ Capital improvement programming is a guide ing and projecting what, where, when and how toward the efficient and effective provision of pub­ capital investments should be made, capital pro­ lic facilities. The result of this continuing program­ gramming enables public bodies to maintain an ming process is the Capital Improvement Program effective level of service to the present and future (CIP), a document published annually that pro­ population. poses the development, modernization or replace­ ment of physical public projects over a multiyear period. The CIP shows the arrangement of proj­ ects in a sequential order based on a schedule of priorities and assigns an estimated cost and antic­ ipated method of financing for each project. Programming capital facilities over time can promote better use of the County's limited finan­ cial resources and assist in the coordination of public and private development. In addition, the programming process is valuable as a means of coordinating among County agencies to avoid duplication of efforts and to take advantage of

I/C 66 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

COUNTYWIDE TRAILS SYSTEM Trail Locations Trail locations have been suggested by the The countywide trails system is designed to magisterial district trails committees in consul­ provide trails for nonmotorized use throughout tation with County staff. Trail locations are Fairfax County. Trails are generally located along selected according to the following criteria: stream valleys and road rights-of-way. They can be • to provide links to existing trails; used for recreation, or as an alternative mode of ° to link trip origins (i.e., subdivisions) and trip transportation, or both. Trails are available for any destinations (i.e., schools, parks, commer­ type of nonmotorized use, including but not cial districts, transportation center); limited to bicycling, hiking, horseback riding and » to serve the greatest numbers of users; and jogging. A map outlining trail locations was • to link parks. originally adopted in 1976 and has been refined Generally, trails are located within road rights- each year. The map serves as a schematic of-way and along stream valleys. Bicycle routes representation of the proposed County trails may be located within the roadway when system. Several magisterial district trails commit­ reasonably safe travel can be expected. When tees have worked with County staff to identify the bicycle lanes are established within the roadway, sides of roads and stream valleys preferred for the curb lane should be widened and/or striping trails. Where the more specific magisterial district for a bike lane should be provided. trails maps have been adopted by the Board of Supervisors, they will take precedence over the Construction Standards adopted Countywide trails map. Construction standards for trails are included Trails are constructed by the following groups: in the PUD//C Facilities Manual. They range from a • County. Funds are allocated from the simple cleared path to a graded asphalt bikeway. County's general fund for trail acquisition, The trail surface is chosen according to the design and construction. Magisterial district following criteria: trails committees and staff select construc­ • Amount of use. Hardened surfaces will be tion priorities within each district, and used in areas of anticipated heavy use. The recommend them for funding as part of the following areas have been identified as budgetary cycle. generators of heavy trail use: Baileys • Fairfax County "Park Authority. The FCPA Crossroads, Tysons Corner, McLean CBD, builds and maintains trails within public Annandale CBD, Springfield Mall and Seven parks and stream valleys in accordance with Corners. Within a one-mile radius of these park master plans. Priorities are established centers, trails should be asphalt and at least through the trails plan, consultation with six feet in width. district trails committees and public • Expected user groups. When possible, stan­ hearings. dards will be used which accommodate the • Northern Virginia Regional Park Authority. expected type of trail use. The NVRPA acquires and operates a variety • Advice of the local trails committees. of sizeable parks in Fairfax County. Major • Maintenance costs and responsibilities. trail construction is often included in park • Soil type and slope. development. Among the most notable and extensive trails in the County are the trails A Trail Utilizing a Little Used Street within the W&OD Railroad Regional Park and When any street so designated is rezoned for the Bull Run Regional Park. denser development, the County trails planner • Developers. Developers are required to shall designate on which side or sides of the provide trails through the subdivision and street a regular sidewalk or trail shall be required. zoning ordinances. When a trail is The following are included in this defini­ designated on the adopted trails plan, tion—Whann Avenue; Sorrel Street; Mackall developers build trails and dedicate them to Avenue; Benjamin Street; Douglas Drive west of the County. Georgetown Pike; McLean Drive; Brawner Street; • Virginia Department of Highways and Calder Road; Kurtz Road; Brockhaven Drive; Transportation. Trails are constructed in Lowell Avenue; Lynnwood Street; Laughlin Avenue conjunction with a highway improvement except for the 'Not Thru' section where it shall be project by VDH&T. In the primary road a regular trail down the center of the right-of-way; system, a trail will be built at no cost to the Weaver Avenue; Hutchison Street; Reynolds County if it is identified on the trails plan and Street; Romney Street; Grayson Place; Turner requested by the Board of Supervisors. If the Avenue; Greenwich Street from its northern termi­ improvement is part of the secondary road nus to Romney Street, and also an asphalt trail system, the County pays the acquisition connecting the realigned Idylwood Road and costs of the additional right-of-way and one- Greenwich Street; Chain Bridge Road from half of the construction costs. Waverly Way to Georgetown Pike; and Live Oak • Volunteer Groups. Although volunteer Drive with a regular trail continuing to Cabin John groups have not built public trails under Bridge. County auspices, it is anticipated that this will occur in the future. Important liability Braddock Road-Kings Park Area (Annandale issues regarding volunteers have been Planning District) resolved during the 1979 Virginia legislative session. After the widening of Braddock Road, condi­ tions should be evaluated and provisions made for Existing Facilities the safe crossing of pedestrians—such systems to Trails may be located along low-volume roads, consist of pedestrian walks, lights, and/or over­ service drives and sidewalks. However, these passes where the community is in agreement on facilities will be used only when safe and when location and design; safe and convenient access separate trail facilities are not feasible. to old and young alike can be provided; problems of proper placement of ramp-and-stair structures can be solved; and funding can be found.

I/C 67 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

FAIRFAX COUNTY OTHER JURISDICTIONS •T PEDESTRIAN OVERPASS

— SPRINGFIELD BYPASS/BIKE WAY ON ROAD BIKE ROUTE

Countvwide Trails Plan through August 1986.

Revised G/86 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide ENVIRONMENT

Undeveloped land provides visual relief from steep slopes and wetlands cover only a narrow ENVIRONMENT the concentration of urban development and area, a buffer on each side of the stream or water creates opportunities for outdoor recreation and body designed to prevent sedimentation of the Introduction education, while at the same time serving many stream or water body. Protection of the natural environment is a goal ecological functions. Natural features of the land­ The 100-year floodplains are chosen as a basic of land use planning in Fairfax County. County scape such as flat open fields, wooded slopes, component of the sensitive lands EQC since these residents and officials have come to recognize and rolling hills are important to the interrelation­ areas are recognized by County ordinance and by that the environment will suffer as a consequence ships between water quality and quantity, federal regulation as the areas where flooding is of urbanization unless the potential impacts of vegetative resources and wildlife habitats. a significant hazard and where development, growth are predicted and the location and Wooded slopes, for example, while providing which could be damaged by flooding, should not character of new development are carefully cover for animals, also slow the rate of runoff into occur. While some development, such as parking regulated. Our perception of the need to protect streams thereby making the stream, a more suit­ lots, may not be damaged by shallow flooding, the environment has grown in recent decades at able habitat for aquatic species, and decreasing such development can still have adverse impacts the same time that Fairfax County has changed damage from floods. The problems associated on streams since eroded soil during clearing and from a rural, agricultural county of forest and with developing open space, especially those that construction and surface pollutants after construc­ pasture to a suburban community of subdivisions, are environmentally sensitive, are complex. tion, which are washed off during rain storms and industrial parks, and shopping centers. floods, can directly impact stream water quality. Tens of thousands of acres of agricultural and Definition and Preservation of Environmental In addition, the 100-year floodplain is often where forestal lands have been lost to urbanization in the Quality Corridors the rich wet soils are found which promote heavy period of rapid growth that has followed the In order to preserve open space in the County plant growth and provide excellent wildlife habitat. Second World War. This change has been in the form, location, and extent necessary to pro­ The 100-year floodplains are often acquired by the necessary to house and employ a growing popula­ vide protection for ecologically sensitive areas, Fairfax County Park Authority for stream valley tion, but has resulted in a loss of wildlife habitat valuable resource preservation, and visual parks. and a deterioration of air and water quality. It is amenities that are important to County citizens, Floodplain soils, high water table and poor not well understood that some of the environmen­ the environmental quality corridor (EQC) system is bearing strength soils and soils with severe tal impacts of urbanization can be minimized or recommended as the open space system for the development constraints (marine clays) adjacent avoided. County. Adapted from a concept advanced by the to streams are also included in sensitive lands During and after the PLUS program, the noted landscape architect, Professor Philip Lewis EQCs. These soils are poorly suited to develop­ County adopted several policies and ordinances of the University of Wisconsin, the EQCs are ment and include Fairfax County soils numbered to protect the environment. In addition, state and based on stream valleys—streams, their flood- 1, 2, 3, 5, 11, 12, 13, 30, 31, 33, 89, 92, 117, and federal regulations to control air and water quality plains, wetlands, shoreline areas, and steep valley 118, as well as soils numbered 39, 68, 84, 85, 90, and hazardous wastes have had a large impact. slopes. These form a continuous linear network of 110, and 112 when these soils are found within Unfortunately, some unnecessary damage to wild­ open space within each watershed of the County the 100-year floodplain or are found to be ex­ life habitat and water quality has occurred. For ex­ and include most of the ecologically sensitive tremely wet. While other soils in the County have ample, some structures have been built too close areas of the County as well as valued natural and high water table and moderate bearing strength to streams. At times, the rate of growth has out­ visual resources. They also serve to link other im­ problems, these other soils can be developed and paced the construction of public facilities resulting portant open space resources such as prime wild­ problems avoided with relatively inexpensive in such things as air quality "hot spots" at inade­ life habitats, citizen-identified environmental engineering solutions. The soils included in sen­ quate highway intersections, or the discharge of resources, historic features, public and private sitive lands EQCs, on the other hand, impose untreated sewage effluent when stormwater inflow parks, agricultural and forest lands, and other severe problems on development, and there is a overwhelms the capacity of a sewage treatment natural and cultural resources. likelihood that even extensive engineering plant. Some structures have been built on The EQC system has two major components- measures will not adequately solve the wetness slippage-prone clay terraces subjecting them to sensitive lands EQCs and resource protection and bearing strength problems they present. As the danger of structural failure. Other examples of EQCs. The definitions and preservation benefits discussed for the 100-year floodplain, these soils unncessary environmental damage could be of these EQC components differ and are outlined provide a good medium for rich plant growth and listed. below. excellent wildlife habitat. Most environmental hazards can be avoided As part of the implementation of the Fairfax through appropriate land use planning. Likewise, Sensitive Lands EQCs County Wetlands Zoning Ordinance, tidal wet­ many environmental resources and sensitive en­ This component of the EQC system is com­ lands, both vegetated and nonvegetated have vironmental lands can be identified and set aside prised of the lands which are most sensitive to been mapped on the Official Zoning Map. These permanently for the enjoyment of all. The conver­ development and which, at the same time, pre­ wetlands are recognized by the County as "an ir­ sion of forest and field to urban uses will always sent the greatest environmental hazards to replaceable natural resource which, in its natural result in some environmental degradation. How­ development. In Fairfax County these lands are state, is essential to the ecological system of the ever, the most vital elements of the natural en­ found mostly along streams and rivers. Here, in tidal rivers, bays, and estuaries of the Com­ vironment, stream valleys, the floodplains, these ecologically sensitive stream valleys, ero­ monwealth. This resource is essential for the pro­ wetlands and shoreline, can be identified and sion and sedimentation can most directly affect duction of marine and inland wildlife, waterfowl, preserved. In addition, proper planning, the stream water quality. These stream valleys pro­ finfish, shellfish and flora; is valuable as a protec­ development of adequate public facilities, and the vide some of the County's richest and rarest tive barrier against floods, tidal storms and ero­ provision of mitigation measures can restrict air vegetation and wildlife. Prime wildlife habitat is sion of the shores and soil within the Com­ pollutants and water pollutants to acceptable provided here, too, and erosion from cleared monwealth; is important for the absorption of silt limits. steep valley slopes can be severe. Here, too, are and of pollutants; and is important for recreational The following section describes the keystone of found a great many development hazards, such and aesthetic enjoyment of the people for the pro­ the County's environmental planning program, the as flooding, poor soil bearing strength for building motion of tourism, navigation and commerce." environmental quality corridor system. This sec­ support, wetness that can cause wet basements For these reasons, tidal wetlands delineated by tion is followed with a series of short discussions and soggy lawns, and high erosion and landslide the Wetlands Overlay District area included in on the role that air quality, water quality, noise potential on steep slopes. These stream valleys sensitive lands EQCs. pollution and geologic hazards should have in are also visual amenities which can provide buf­ Fresh water marshes in the County are map­ land use planning. fers between conflicting land uses and oppor­ ped on County topographic and soils maps. These tunities for nature-oriented recreational activities wetlands provide the same kinds of environmental OPEN SPACE AND ENVIRONMENTAL QUALITY such as hiking and bird watching. Clearly these benefits as tidal wetlands. They are especially im­ CORRIDORS sensitive lands are appropriate for preservation in portant where they occur next to streams since it Suburbanization in Fairfax County has inade­ open space. is here that they are likely to have the most quately reflected the social and economic costs Lands along streams included in sensitive beneficial impacts in absorbing flood waters and associated with the degradation and loss of the lands EQCs are as follows—all 100-year flood- where development is most likely to have an amenities of open land. Forests and other natural plains, all floodplain soils and soils adjacent to adverse impact on stream water quality. Fresh vegetation, songbirds and other wildlife, open streams which exhibit a high water table and poor water wetlands are included in sensitive lands fields and pastures, and historic homes and bearing strength or some other severe develop­ EQCs where they are found adjacent to streams. scenic roads are of increasing social, economic, ment constraints, wetlands, steep slopes greater Areas with steep slopes, defined as those and psychological value to increasing numbers of than 15 percent adjacent to the above floodplains, greater than 15 percent, are added to the system Fairfax County residents, especially as they soils, steep slopes, and wetlands and, at a whenever they occur along streams. Construction observe the growing scarcity of these resources. minimum, where the above floodplains, soils, on these slopes often involves extensive clearing

I/C 69 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

and grading resulting in soil erosion and the in­ This minimum buffer provides not only protection adequate travel routes for some of the large troduction of sedimentation pollution into the adja­ from sedimentation of streams, it may also preserve species. Such wide corridors should be provided cent stream. Steep slopes are also prone to land enough streamside vegetation to provide the shading between large parks and identified prime wildlife slides. Their preservation in natural vegetation is needed to prevent wide fluctuations in water temp­ habitats. necessary to protect the aesthetic quality of the erature and thereby provide a more healthy environ­ Agricultural and forest lands may also be in­ stream valley. And for this reason, they are often ment for aquatic wildlife. A California study2 of cluded in the resource protection EQCs. Lands included in the Park Authority's stream valley streams in moderately steep sloped areas found that desirable for preservation should be identified. parks. In order to protect stream water quality, a buffer width of approximately 90 feet is necessary These lands provide many benefits to the County prevent erosion and land slide problems during to protect stream aquatic organisms from the in their existing state—benefits such as pleasant and after construction, and provide visual adverse effects of sedimentation and temperature visual open space, the provision of useful pro­ amenities, steep slopes are included in the sen­ changes. An EQC as defined herein including ducts, habitats for wildlife, moderation of flooding sitive lands EQCs. floodplains, poor soils, steep slopes and the and stream bank erosion, beneficial impacts on An EQC system including the above mentioned calculated buffer widths in most cases would provide air quality, and quiet. lands is likely to contribute greatly to the protec­ at least this wide a buffer for perennial streams. tion of the stream water quality, streamside Such a buffer would also provide habitat for many Levels of Protection vegetation, and good habitat for both aquatic and species of terrestrial wildlife, although large species, The two components of the environmental terrestrial wildlife. However, in some areas the such as deer may need wider buffers. quality corridor system merit different levels of 100-year floodplain, poor soils, and steep slopes The sensitive lands EQCs as defined above protection from development and use because of together provide only a very narrow open space form the basic framework for the environmental their differing natures and purposes for buffer along the stream. This buffer may not quality corridor system upon which the resource preservation. always be wide enough to protect the stream from protection EQCs may be added. sedimentation and extreme temperature changes Sensitive Lands EQCs as well as provide a corridor wide enough for ef­ These lands are sensitive to development and fective wildlife habitat. In these areas it is recom­ with few exceptions are to be preserved in un­ mended that some additional land outside the Resource Protection EQCs disturbed natural open space containing only floodplain, poor soil and steep slope area be in­ The resource protection EQCs includes those valu­ recreational trails designed to have a minimal en­ 1 cluded in the EQC. The U.S. Forest Service has able open space resources in the County which are im­ vironmental impact on the land and water. It is developed an empirical formula for computing the portant for protection in their existing states but which, recognized, however, that some intrusions, such naturally vegetated buffer strip width needed to unlike most sensitive lands EQCs, can support some as road and utility crossings and stormwater trap all eroded material before it can reach the appropriate use. These include public parks, private management structures, will have to be allowed stream in areas such as Fairfax County receiving recreation and conservation areas, heritage resources, periodically in these EQCs. These intrusions an average rainfall of twenty inches or more: utility rights-of-way and abandoned railroad beds, should be minimized. Of particular importance is citizen identified environmental resources, wildlife the avoidance of siting roads and utility rights-of- Buffer width = 50 + (4 x percent slope) in feet habitats, agricultural and forest lands, abandoned way parallel to streams since this can have ex­ cemeteries and other open space lands. tremely adverse physical and visual impacts. Public parks in upland areas where they are not a There is also room for some compromise in the part of the sensitive lands EQCs, are an important com­ development of steep slopes and marine clays. PL*N VIEW/NO SCALE ponent of the resource protection EQCs since they pro­ Where steep slopes cover extensive areas and vide recreational opportunities; nodes of more intense are relatively unlikely to slide, some buildings recreational activity connected by the trails in the sen­ could be allowed on those steep slopes farthest sitive lands EQC corridor. Many of the large parks also from the stream if adequate measures are taken provide excellent wildlife habitat and can serve as to minimize grading, clearance of vegetation, and refuges for some of the complement the public park erosion, and if the floodplain, floodplain soils, and system. minimum buffer width calculated from the U.S. Heritage resources are also included in the EQC Forest Service formula are preserved in undis­ system since they will enhance the cultural and turbed open space. Marine clays may also be built aesthetic value of the recreation system within the upon in special cases where the design of the EQCs. development has been approved by the County The Forest Service uses this as a guide to Geotechnical Review Board. It should be noted determine appropriate steam buffer widths to be that protection for tidal wetlands are presently set maintained during logging. The U.S. Department Utility rights-of-way and abandoned railroad forth in Part 9 of Article 7 (Wetlands Overlay of Transportation uses this as well as a guide in beds (such as the Washington and Old Dominion) District) of the Fairfax County Zoning Ordinance. the environmental impact analysis of construction can be used for hiking, biking and riding trails, Tidal wetlands are protected from most develop­ projects. If such a buffer strip is provided on either and, if managed correctly, can provide useful ment by this district. Activities proposed in tidal side of Fairfax County's streams, it is likely that wildlife habitat and wildlife travel corridors. wetlands must be reviewed by the Fairfax County the streams would be provided a great deal of pro­ A study of citizen identified environmental Wetlands Board. tection from sedimentation caused by erosion resources, conducted during the summer of 1974, from nearby clearing and construction. A buffer was helpful in locating specific resources that are Resource Protection EQCs strip according to this formula should always be available to the community. Approximately 75 per­ These EQCs may be more intensely used than provided at a minimum in all sensitive lands cent of these resources fall within or are adjacent the sensitive lands EQCs as long as they remain EQCs. The sensitive lands EQC boundary is thus to the sensitive lands EQCs. Surveys of citizen- in relatively low-intensity open space use which determined by this formula when the land encom­ valued environmental resources should be up­ serves the purpose for which the land is being passing the floodplain, floodplain and poor soils, dated periodically. preserved. Those lands in public ownership or wetlands and steep slopes forms an open space Wildlife is abundant in Fairfax County since under public regulation, such as public parks and strip narrower than the minimum buffer strip there is still a great deal of vacant land. Identifica­ designated historic sites and districts, are pro­ calculated by the formula. Where the floodplain, tion of the prime wildlife habitat remaining is tected by government management programs and floodplain and poor soils, wetlands and steep necessary for the planning of an open space regulations. For example, lands and buildings slope areas extend beyond this minimum buffer system which serves to provide a healthful en­ within historic districts are protected from strip, they should be used to determine the boun­ vironment for wildlife in the County. The sensitive development or redevelopment which would ad­ dary of the sensitive lands EQCs. lands EQCs provide a great deal of wildlife habitat, though they are too narrow in some areas versely affect their historic value through enforce­ to provide good habitat or even travel routes for ment of the provisions of the historic overlay the larger species such as deer. Wildlife districts regulations within the Zoning Ordinance. specialists suggest that corridors 600 feet wide The level of protection for some of the resource protection EQCs will be determined in more detail 1U.S. Forest Service, Forest Land Erosion and Sediment Evaluation, (300 feet on either side of the stream) may provide Forest Service Handbook, NA, FSA 3509. Upper Darby, PA.: U.S. as programs for their protection are developed. Forest Service 1972. Also, Hartung, Robert E. and Kress, James For example, the wide wildlife corridors (600 feet M., Woodlands of the Northeast Erosion and Sediment Control recommended) would be best protected in un­ Guides. Broomall, PA,: U.S. Department of Agriculture, Soil Conser­ 2Erman, Don C; Newsold, J. Davis; and Roby, disturbed open space, though low-density residen­ vation Service, Northeast Technical Service Center, 1977. Also, Kenneth B., Evaluation of Streamside Bufferstrips tial development at .2 unit per acre or lower would U.S. Department of Transportation, Environmental Assessment Notebook Series: Highways, Notebook 4, Physical Impacts. for Protecting Aquatic Organisms. Davis, Califor­ provide fairly good protection of these lands as Washington, D.C: U.S. Government Printing Office, 1975. nia: California Water Resources Center, 1977. wildlife habitat. Agricultural and forest lands would

I/C 70 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

be best protected in agricultural and forest use The law also requires that land use decisions ceeded. Other pollutant sources, such as in­ with no non-farm related residential, commercial, regarding lands surrounding the district take into dustry, have had a minimal effect on County air or industrial development allowed. Such a level of account the existence of the district and its pur­ quality due to relatively light industrial develop­ protection may be difficult to achieve for all poses and restricts the acquisition of land by ment and emission control programs which strictly agricultural and forest lands remaining in the governments or public service corporations for regulate the amount of pollution which may be County. public facilities; the extension of loans, grants, or emitted. other funds by such governments and corpora­ Air quality standards currently being enforced tions for nonfarmer development; and the creation have been set and published by the Environ­ Implementation Techniques of special taxing districts for nonfarmer purposes. mental Protection Agency (EPA). The national The identification of open space lands which The effects of the establishment of a district are standards have been adopted by the Virginia are desirable to preserve is only one step in the specified in Sections 15.1-1511 and 15.1-1512 of State Air Pollution Board as state standards and process. Implementation of the program is the the Code of Virginia. The establishment of by the Fairfax County Board of Supervisors as crucial step. Some implementation techniques are agricultural and forestal districts represents one County standards. being used successfully by the County. Others re­ method for preserving these resource protection Basically, two air quality problems have been quire further study. Some of the tools presently EQCs. identified. One problem, photochemical oxidant used are: Other implementation tools which have re­ formation, is a major regional air quality concern 1. Purchase in fee simple of sensitive lands ceived little use or merit further study include: and is related to the emissions associated with EQCs and parklands by the Fairfax County 1. Expansion of an existing County automobile use. Monitored data from the air qual­ Park Authority. (The Northern Virginia Regional agency's role or the creation of a new County ity sampling stations confirm the existence of Park Authority has also purchased a great deal agency to provide comprehensive protection photochemical oxidant concentrations in violation of parkland in the County. State and federal and management for open space lands. This of air quality standards. The relationship of land parks add to the public park system as well.) agency could become more highly involved in use to oxidant levels has been considered through 2. Acceptance by the Fairfax County Park the acquisition of open space easements, pur­ the planned development centers which will be Authority of the dedication of open space land chase and lease back of agricultural lands, pur­ serviced by mass transit and which will promote within clustered subdivisions and other chase of critical natural areas and wildlife employment and commercial service opportunities development projects. habitats, acceptance of dedication of gifts, and near residences. Lower density land uses are 3. Dedication to homeowners' associations management of the County open space hold­ planned in areas between development centers. by developers of permanent open space land ings as a multi-purpose open space system within cluster subdivision as a result of the The second air quality problem is carbon which provides recreation opportunities, scenic development process. monoxide (CO) buildup caused by congestion on amenities, "Water quality protection, vegetation key roadways operating at or above capacities. 4. Enforcement of the County floodplain or­ and wildlife habitat preservation and enhance­ Queuing, or stop and go traffic operation, gener­ dinance. Under this ordinance some develop­ ment, as well as other benefits. ally results in increased carbon monoxide concen­ ment meeting certain engineering and flood- trations within the immediate vicinity of the road­ proofing standards can occur in the floodplains 2. Establishment of environmental quality way or intersection. Analysis of this potential prob­ if the base flood elevation is not raised. corridor overlay districts to regulate develop­ lem will be incorporated into the review of major However, most or all of the floodplain is usually ment and encourage good management prac­ projects. Possible mitigation actions include retained in undisturbed open space as a result tices within various portions of the EQCs. The modification of proposed land uses, and traffic of the enforcement of this ordinance. regulations in these districts might, for exam­ flow improvements via a number of highway 5. Enforcement of County zoning regula­ ple, provide standards and criteria for the design alterations. However, if the improvement of tions within historic districts. These are further management of homeowners' association open highways and intersections results indirectly in described in the history section of the Plan. space or for the clearing of vegetation and con­ struction of buildings, roads, and parking lots promoting the use of the private automobile, the 6. Acceptance by the County of open space within wildlife corridors. Enabling legislation primary regional pollution problem, photochemical easements (scenic and conservation) from may be needed. oxidants, could become more serious. private homeowners. The County holds several easements for scenic lands, especially along 3. Utilization of available federal and state the Potomac River. funds for open space acquisition, trail construc­ tion, and wildlife habitat restoration, etc. 7. Establishment by the County of Land Use Planning and Air Quality agricultural and forestal districts pursuant to 4. Coordination with private conservation the Agricultural and Forestal Districts Act, as organizations, such as the Nature Conservancy amended, Chapter 36 of Title 15.1 of the Code and the American Farmland Trust, to acquire It has been axiomatic in the field of air quality of Virginia. Lands included in these districts: selected parcels of critical natural areas, control that dispersing sources of pollutants wildlife habitats, and prime farmland. through land use planning will result in lower con­ • are eligible for a deferral of local real centrations of pollutants and generally acceptable estate taxes, pursuant to Chapter 15 of 5. Development of new funding sources for air quality conditions. While this approach has Title 58, Article 1.1 of the Code of open space fee simple and easement acquisi­ merit under some circumstances, it is not appli­ Virginia; tion through such methods as a real estate transfer tax, capital gains tax, etc. Enabling cable to the Washington Metropolitan Area in • are protected from local ordinances, such legislation in many cases will be needed. general or to Fairfax County in particular. The as odor and noise ordinances that, may 6. Strengthening of existing County or­ result of dispersing residential and commercial restrict farm practices; and, dinances, such as the floodplain ordinance. development increases the distance traveled for • may not be developed to a more intense work trips to the employment centers in the use than the existing use while the lands 7. Consideration during the land use plann­ District and its immediate environs. In addition, remain in the district without prior ap­ ing process of land use and development inten­ there is a limited number of feasible through- proval of the Board. sity issues on a watershed basis in order to provide protection of the environmental quality access routes to the urban center, causing high 8. Protection of abandoned cemeteries should be of streams and EQCs. Land uses and use in­ levels of peak hour directional flows of traffic. achieved through the development process by using tensities outside the EQCs can affect the en­ These flows result in unacceptable photochemical the following techniques: 1) On residential property, vironmental quality within EQCs adversely. oxidant levels in the eastern portion of the County. when the cemetery does not have to be moved to ac­ Avoidance or mitigation of these adverse im­ Also, dispersed residential development is more complish the proposed project, the cemetery should pacts is needed to provide the most beneficial difficult to serve by mass transit, resulting in either be conveyed to a homeowner's association, EQC system possible. greater reliance on the private auto than in more which shall be responsible for its maintenance and concentrated developments. upkeep, or it should be included within a lot to be con­ veyed to an individual property owner, and 2) on non­ AIR QUALITY Therefore, while dispersed development may residential property, the owner should be encouraged be a land use planning technique appropriate to to preserve and provide routine maintenance for aban­ Air quality for Fairfax County and the rest of the some areas, the design and control of land use doned cemeteries located on their property. In either Washington Metropolitan Area is primarily the in Fairfax County must take other forms which case, the developer should be encouraged to estab­ result of land use patterns and the resultant demonstrate a greater sensitivity to air quality lish a contingency fund for any future reconstruction transportation system. As the dominant land use issues. or restoration efforts needed to maintain the cemetery pattern evolved from rural to suburban, leap-frog in a proper condition. It is recommended that anyone residential developments promoted heavy WATER QUALITY preparing to undertake such a restoration should con­ dependence on the automobile as the principal sult with the Fairfax County Park Authority Division of form of mobility. Because of the extensive use of Fairfax County's water resources are vitally im­ Historic Preservation or the Heritage Resources Branch the auto, emissions of air pollutants have resulted portant to the residents of Fairfax County and the of the Office of Comprehensive Planning prior to the in recurrent air pollution episodes during which Washington Metropolitan Area. Most County commencement of any restoration activity. health-related air quality standards have been ex­ residents rely upon domestic water supplies that

I/C 71 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

originate in part from rain that falls on the County. and policies affecting the Occoquan Reservoir the dam from the watercourse to eliminate its The Fairfax County Water Authority draws water watershed in Fairfax County is located at the hazard potential. The possibility for downstream from the Potomac River above Great Falls and beginning of the Area III section of the Plan. loss of life and property damage will increase if from the Occoquan Reservoir. The Potomac the dam owner fails to rectify the situation. In ad­ River, the Occoquan Reservoir, and several small Wetlands Protection dition, earthen dams have the potential for failure impoundments like Burke Lake, Lake Fairfax, The County of Fairfax recognizes the unique from internal erosion which can occur any time Lake Barcroft, and the free-flowing streams in character of the wetlands, an irreplaceable natural and is not necessarily related to a storm event. Fairfax County, are important for passive and resource which, in its natural state, is essential to Therefore, development downstream from any ex­ active recreation. The County's surface water the ecological systems of the tidal rivers, bays and isting dam has an increased potential for flood resources are also important for their beauty and estuaries of the Commonwealth. This resource is damage. as the core of the Environmental Quality Corridor essential for the production of marine and inland (EQC) system. The second item concerns the SWCB require­ wildlife, waterfowl, finfish, shellfish and flora; is ment that dam owners prepare an Emergency Ac­ Although there are many sources of pollution valuable as a protective barrier against floods, tion Plan to protect people in the downstream dam that can affect water quality, all sources can be tidal storms and erosion of the shores and soil failure areas in the event of a failure caused by grouped into two general categories; point within the Commonwealth; is important for the either water overtopping the dam or internal ero­ sources and nonpoint sources. Point sources absorption of silt and of pollutants; and is impor­ sion. The County is required to implement the include discharges of industrial effluent, sewage tant for recreational and aesthetic enjoyment of Emergency Action Plans after they are developed treatment plant effluent or any source of water the people for the promotion of tourism, naviga­ by the dam owners. In time of an emergency, pollution that is discharged from a discrete tion and commerce. significant public resources are required to carry number of outfalls such as pipes or ditches. Non- In order to protect the public interest, promote out the notification and possible evacuation. Less point sources include all the other sources, such the public health, safety and the economic and development in the dam failure areas will reduce as pollutants and soil particles carried off the land general welfare of Fairfax County, and to protect the extent of an evacuation that would need to be surfaces in stormwater runoff. Small particles, in­ public and private property, wildlife, marine carried out by the public agencies involved and cluding many pollutants, can also fall out of the fisheries and the natural environment, it is the thereby reduce the amount of required public air directly onto the land surface or are washed policy of Fairfax County to preserve the wetlands resources needed during these emergency out of the atmosphere with rain and snow. and to prevent their despoliation and destruction situations. Of the two kinds of sources of water pollution, and to accommodate necessary economic devel­ More detailed information is available from the nonpoint pollution has a greater impact on Fairfax opment in a manner consistent with wetlands Department of Environmental Management County. This is true because of a lack of point preservation. (DEM), Design Review Division and the Depart­ source dischargers in the County. There is little This policy is embodied in the requirements ment of Public Works, Utilities Planning and heavy industry. Most potentially polluting of the County's Wetlands Zoning Ordinance which Design Division. businesses discharge into the sanitary sewer was adopted pursuant to Virginia's Wetlands Act. system. These dischargers are required to All development proposals which may have an im­ pretreat their waste water to remove or neutralize pact on the County's tidal wetlands must be GEOLOGIC AND SOIL HAZARDS potentially harmful substances in order to protect reviewed for environmental impact. If impacts are the sewage treatment plants. In addition, the anticipated, the County can require a wetlands sewage treatment plants themselves cannot be permit application which shall be conditioned by Earthquakes, sink holes and landslides, the considered major pollution sources. These plants action of the Wetlands Board. kinds of geological catastrophies that make have been upgraded to meet state and federal headlines, are not likely events in Fairfax County. water pollution control requirements. The effluent Nevertheless, there are geologic hazards to discharged from these plants now contribute an Potential Dam Failure Impact Areas development in some areas of the County. The insignificant amount of water pollution compared The issue of dam safety in the United States most significant problems are associated with to nonpoint sources. has recently been highlighted by several dam Potomac Group sediments in the coastal plain failures in which extensive property damage and geologic province. This is generally that part of Land Use Planning and Water Pollution loss of life have occurred. These factors prompted the County east of i-95. Water quality has been perhaps the most im­ the United States Government to enact the portant environmental concern shaping the land National Dam Safety Program during the 1970s. Slope Instability use plan for the County. Planned land use Under this program, all major dams in the United Most of the upland area within the coastal plain categories for the upper reaches of the Difficult States were inspected by the Corps of Engineers province consists of a gravel cap which is relative­ Run watershed and much of the Occoquan water­ and the findings of any deficiencies brought to the ly flat and up to 30 feet thick. This cap is underlain shed area were heavily influenced by the desire attention of the individual state governments. by Potomac Group sediments of great thickness. to protect these water resources. In Virginia, the program was coordinated The clay, clayey silt and clayey sand strata form­ Nonpoint pollution can be reduced by requiring through the State Water Control Board (SWCB) ing these sediments are usually stronger than the new development to construct stormwater and resulted in the inventory of 27 existing dams capping material, but within twenty feet of the sur­ management Best Management Practices in Fairfax County meeting the minimum size re­ face they have been mechanically and chemically (BMPs). These processes are required in the Oc­ quirements for this program. It also led the State weathered in locations than occasionally lead to coquan watershed. They should also be applied of Virginia to establish its own Dam Safety legisla­ slope failure. This is most likely to occur in the above all of the County's impoundments and both tion with corresponding State Water Control steepest upland areas at the contact point be­ fresh and tidal wetlands. Board Regulation -9, "Impounding Structure tween the gravel cap and the Potomac Group The construction of cost effective BMPs in con­ Regulations." Under these regulations, the SWCB sediments. On slopes exceeding 30%, slope junction with a thorough implementation of the has jurisdiction over all the major dams in Fairfax failure is common. On lesser slopes, slope failure EQC system is the most appropriate way to pro­ County. Two requirements of the Virginia Dam occasionally occurs. Construction activity is often tect the County's water resources. Safety Program affect land use planning in Fairfax County. a sufficient catalyst to initiate planar glide blocks or rotational slumps, the two common models of THE OCCOQUAN RESERVOIR The first item concerns the extent of develop­ slope failure. Such significant soil movement can ment downstream from a dam that would be inun­ cause the destruction of homes and other Recent studies have demonstrated that non- dated during a dam failure situation. The SWCB structures. point sources of pollution contribute to regulations require that a large dam with substan­ deteriorating water quality in the Occoquan Reser­ tial development downstream have a spillway Soil Instability voir. This diffuse source of land-use-related pollu­ capacity adequate to pass the Probable Maximum Portions of both the eastern and western sec­ tion has taken new significance with the comple­ Flood (PMF) without overtopping the dam. The tions of Fairfax County have deposits of soils with tion of the Upper Occoquan Sewage Authority PMF is defined as the maximum flood resulting an expansive clay layer. In the coastal plain areas (UOSA) advanced waste water treatment plant. from the most severe combination of meteoro­ of the County, these soils are known as marine The 1978 opening of the UOSA plant mitigates a logical and hydrological conditions that can clays and can be very thick. Once moistened, they major point source of pollution in the Occoquan. reasonably be expected in a given area. lose most of their bearing strength. Alternating Therefore, water quality problems in the future will The land use involvement with this criteria is wet and dry cycles can cause cracked foundations be influenced substantially by pollutant loads that if extensive development occurs downstream, and, if uncorrected, could lead to serious struc­ associated with stormwater runoff. The Occoquan from an existing dam, then the size of the dam's tural damage. Basin Study, completed in March, 1982, ad­ spillway may require enlargement if it cannot pass In the western portion of the County, orange dresses this stormwater related water pollution the PMF without overtopping. If development oc­ group and Iredell group soils also have shrink- problem and makes related recommendations. A curs, then the dam owner is responsible for either swell characteristics, but these soils usually occur synopsis of the study which served as a basis for addressing a solution to upgrade the dam and on nearly level land forms. Foundation failure can many recommendations of the Plan for land uses spillway, or, possible consideration for removal of occur, but lateral movement is unlikely.

I/C 72 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Land Use Planning and Geologic and Soils In addition to these adverse impacts, a recent package. The plan policies and ordinance amend­ Hazards poll conducted by the U. S. Bureau of the Census ments are based upon the federal noise com­ Most of the slope failure prone areas are by revealed that noise is considered to be the most patibility guidelines noted above. Since these definition within Environmental Quality Corridors undesirable neighborhood condition—more irritat­ guidelines can be appropriately applied to all 2 (EQCs). Development should not occur in such ing than crime or deteriorating housing. A recent noise sources, these guidelines have been used areas. On sites where slope failure is possible, at survey of Fairfax County residents determined and will continue to be used to guide decisions the contact point of the gravel cap and Potomac that noise is viewed on par with water pollution about noise compatibility and mitigation measures Group sediments, building may be appropriate if and second only to air pollution as a major for excessive noise levels from all noise sources. the site is not within an EQC and if all the re­ concern. For details about aircraft noise and for further quirements of the Geotechnical Review Board are guidance on noise compatibility, see Land Use met. Likewise, construction projects located on Federal Support to State and Local Activities Planning Within the Dulles Airport Noise Impact shrink-swell clays should be examined by the In the same legislative action that recognized Area in the Area III section of the Plan. Geotechnical Review Board and meet any condi­ noise as a hazard to health, the Environmental tions set in this process. Protection Agency (EPA) was directed to "publish information about the'ievels of noise requisite to ENERGY CONSERVATION MINERAL RESOURCES protect the public health and welfare with an ade­ quate margin of safety." This directive resulted in In recent years, our nation has experienced The Fairfax County Zoning Ordinance was EPA's production of a report entitled Information significant adverse economic and environmental amended by the Board of Supervisors in 1961 to on Levels of Environmental Noise Requisite to impacts resulting from dependence on foreign establish a natural resource overlay district which Protect Public Health and Welfare (1974). Based and domestic nonrenewable energy resources. recognized, protected and authorized the extrac­ upon this report and other research, EPA has pro­ These experiences have served to establish tion of sand and gravel resources. The major em­ posed ambient community noise-level goals which energy conservation as a well-accepted public phasis of the natural resource overlay district was consider protection of the public health and wel­ goal. Energy conservation has popularly come to to allow for the extraction of major sand and fare as well as the cost and technical feasibility mean the reduction of total energy demand gravel resources in the Franconia/Lehigh area. An of achieving reductions of noise levels in the com­ resulting from increased efficiency and greater additional purpose was to reduce the negative im­ munity. These goals have been used directly or use of renewable energy sources. pact of truck traffic, noise, visual and air pollution modified slightly by other federal agencies, such Energy conservation is an important commun­ on neighboring subdivisions and secondary roads. as the Department of Housing and Urban Devel­ opment and the Federal Highway Administration, ity concern in Fairfax County. County efforts in In 197L, the natural resource overlay district in their implementation of agency regulations energy conservation are evidenced in the work of was amended to include crushed stone resources regarding the provision of healthful housing and the 1977 Energy Conservation Task Force, the as well as sand and gravel. Additional changes in­ the prevention of adverse transportation impacts. Citizen's Advisory Committee for Energy, ap­ cluded a five year extension of the Fran­ pointed in 1978, and the continuing efforts of the In June 1980, the Federal Interagency Commit­ conia/Lehigh natural resource overlay zone. Dur­ Offices of Energy and Emergency Services, Com­ tee on Urban Noise, representing five federal ing 1976, all existing and future sand and gravel prehensive Planning, and Transportation. Even agencies (Environmental Protection Agency, extraction permits were terminated. Crushed with these efforts, comprehensive energy conserv­ Department of Housing and Urban Development, stone extraction is still permitted pending the ing goals are yet to be fully incorporated into the Veterans Administration, Department of Defense, rezoning of land to a natural resource overlay planning and development review processes. district and the approval of a Group I special use Department of Transportation) developed plan­ On October 20, 1981, Energy Conscious permit. ning guidelines on the compatibility of land uses Development, Options for Land Use and Site Plan­ with environmental noise levels for use by state The need for construction materials in Fairfax ning Regulations, a report prepared for the County and local governments. These guidelines, incor­ County is increasingly apparent from sharply ris­ under a U. S. Department of Energy contract, was porated into a publication entitled Guidelines for ing construction costs, despite the fact that many accepted by the Board of Supervisors. This study Considering Noise in Land Use Planning and Con­ of the needed rock and mineral resources are examines the energy impacts of County land use trol, represent the most current, best available available within the County. If these resources are and development policies. In addition, it describes information for noise-compatible land use plan­ to be developed with an attendant savings in con­ a program consisting of 15 basic options to pro­ ning. These guidelines can be appropriately ap­ struction costs, there must be both an awareness mote greater energy conservation through plied to all noise sources, especially transporta­ of the extent of environmental disruption accom­ changes in County land use and transportation tion sources, a major contributor to ambient noise panying their development, and a balancing of planning and development regulations. An energy levels in the community. that disruption against the higher costs of imports. use profile was developed which describes total A decision to use or not use an available resource energy consumption by the use and by the type depends on many factors, including the possible Fairfax County Efforts. of energy consumed. This profile confirms the environmental disruption to air, water, the land­ Fairfax County has a history of demonstrated con­ findings of an earlier Burke Centre study which scape and local communities. However, wise cern about excessive noise and its impacts on the found that over two-thirds of total energy con­ planning and regulation in advance of extraction community. For several years, the County has had sumption in the County is for residential and can reduce or avoid anticipated damages. As in effect an ordinance concerned with controlling transportation uses. These findings emphasize urbanization expands into rural or undeveloped both nuisance and stationary source noise impacts the need to direct County efforts toward energy areas, potential mineral deposits may be pre­ on adjoining properties. conservation in land use, transportation and site empted, unless such deposits are recognized and In more recent years and in response to trends planning, and in building design and materials. preserved in the land use planning process. Ex­ of increasing noise levels due to urbanization, Fair­ It is clear that if the County wishes to set traction of rock or sand and gravel may be only fax County has been involved in planning for noise- energy conservation as a high priority, considera­ a temporary stage in efficient land use planning. compatible land use in relationship to transportation tion should be given to the development of more After extraction, the land can be restored to noise sources. Recognizing that the adverse impacts detailed evaluation criteria and a strong incentive agriculture, used for recreational areas, building of transportation noise can be mitigated, the system. sites, or possibly solid waste disposal. County's Plan sets forth policies which speak to planning for noise-compatible land use in the vicinity of highways, railroads, and Dulles Airport and the NOISE POLLUTION need to provide mitigation measures (i.e., acoustical Transmission Pipelines treatment to structures, site layout, noise attenuation The transportation of natural and other gas and Along with air and water pollution, noise pollu­ barrlers/berms, etc.) so that the use can be made petroleum products and other hazardous liquids tion has been recognized as a serious problem in compatible with ambient noise from transportation through the County in high pressure pipelines pre­ urbanizing areas. In the Noise Control Act of sources. sents a potential danger to human life and to the 1982, as amended, the federal government rec­ In addition to general Plan policies, the County natural environment despite rigid federal safety ognized excessive noise as detrimental to the has adopted Plan and zoning amendments to im­ regulations. The County is concerned for the public health and welfare. Some of the adverse plement an airport noise compatibility program as safety of its residents, labor force and visitors, and impacts associated with excessive levels of noise part of the Occoquan Basin Study implementation protection of the environment as may be en­ include both temporary and permanent damage to dangered by the presence of these pipelines and the inner ear and thus to hearing, high blood has adopted guidelines for the location of new pressure, stress to the human body and aggrava­ pipelines and the separation of new development tion of existing disease, possible threats to human from existing pipelines. 1 fetal development, impairment of skill learning in "Noise: A Health Problem," Environmental Protection Agency, Washington, D. C, March 1984. children and task performance in adults, aggrava­ tion of adverse mental health symptoms, and af­ 2"A Balanced Approach to Noise Control," by Douglas Costle, EPA fects on both quantity and quality of sleep.1 Journal, Washington, D. C, October 1979.

I/C 73 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

ENVIRONMENTAL and locations must be sensitive to the impacts are to be further defined in watershed and RECOMMENDATIONS on these two watersheds. other open space preservation studies. 2. Continue the comprehensive water qual­ 2. Protect the environmental quality corridor ity monitoring program, making modifications (EQC) open space system as described below: when new data requirements warrant them. • Sensitive Lands EQCs. These lands are to be 3. Preserve or enhance surface water qual­ AIR QUALITY protected in undisturbed open space, except ity throughout the County through the applica­ provisions may be made for the installation tion of stormwater management best manage­ 1. Develop a comprehensive air quality of recreational trails, necessary road and ment practices (BMPs), point source pollution maintenance plan which addresses the air quality utility crossings, and stormwater manage­ controls, and water quality sensitive land use considerations of timed development, spatial ment structures, and for some development planning. distribution, land use relationships, and mass on steep slopes and marine clay (soil number 4. Recognize the sensitivity and need to transit service needs. 118) soils, subject to the following condi­ protect the integrity of stream valleys by 2. Evaluate land use and transportation plans tions. The number of road and utility cross­ discouraging any development within 100-year within the context of the limiting factor of air ings should be minimized. Alternatives to the floodplains and adjacent steep slopes. quality. installation of utilities parallel to streams 3. Expand rapid transit as an alternative to the should be actively pursued. When trails, road use of the automobile. Residential development OPEN SPACE and utility crossings, and stormwater should be patterned so that it can be served by management structures are placed in EQCs, rapid transit. efforts should be made to mitigate adverse 4. Encourage community-based work 1. The Environmental Quality Corridor (EQC) impacts on streams, wetlands, vegetation, opportunities to reduce automobile commuting System is the centerpiece of the County's open and slopes, impacts such as sedimentation, into Washington. space program. The two components of the EQC excessive clearing of vegetation, and ero­ 5. Reduce reliance on the automobile for work, system are described briefly below. A generalized sion. Generally sensitive lands EQCs should shopping, and social trips by creating develop­ map of the EQCs and a detailed discussion of the not be developed with buildings or parking ment centers or similar land use patterns for policy is located in Section 1: Background and lots. However, in cases where steep slopes future growth. Land use patterns for undeveloped Analysis of this text. The EQCs have been cover an extensive area, some buildings may portions of the County should presume high mapped in limited areas and may be shown on the be allowed on the steep slopes furthest away utilization of mass transit in such high density Comprehensive Plan Map under the appropriate from the stream if grading is minimized, care areas. open space land use category. In large sections is taken to remove as little vegetation as 6. Discourage development which generates of the County, the entire EQC has not been possible, and if the floodplain, floodplain excessive corridor automobile travel through mapped. When determining the open space areas soils, wetlands, and minimum buffer width developed areas of the County already experi­ to be preserved in the development process the remain undisturbed. Marine clays soils may encing air pollution and traffic congestion. Plan map should not be used in lieu of a site be built upon, subject to design and con­ 7. Encourage major new developments to specific delineation of the EQC area based on the struction standards set by the County facilitate the provision of competitive, viable criteria listed below. Geotechnical Review Board. Otherwise, the public transit systems designed to address intra- sensitive lands EQCs as defined in recom­ • Sensitive Lands EQCs. These basic EQCs community mobility needs. mendation 1 represent the limit of clearing of are designed to protect the County's streams 8. Improve traffic flow by engineering timed- natural vegetation along the County streams. and adjacent lands which adversely affect traffic signals and eliminating other factors • Resource Protection EQCs. These lands are and at the same time are most adversely af­ contributing to excessive congestion and air to remain in low-intensity open space use fected by development. They are defined to pollution. through some development may occur to include: all presently mapped 100-year 9. Control any new sources of industrial serve the purpose for which the resource is floodplains and all 100-year floodplains pollutants, especially in the eastern portion of the being preserved from residential, commer­ subsequently mapped during the develop­ County. cial, or industrial development. ment process; all floodplain soils and soils 10. Invoke stringent dust control practices to adjacent to streams which exhibit a high 3. Pursue a variety of implementation tools for prevent violations of the ambient air quality water table and poor bearing strength, or the preservation of open space land including, for standards. other severe development constraint (these example, new zoning categories, additional per­ include Fairfax soils numbered 1, 2, 3, 5, 11, formance standards, open space dedication at 12, 13, 30, 31, 33, 89, 92, 117, 118, and also rezoning and site plan review, fee simple and NOISE soils numbered 39, 68,84,85,90,110, and 112 easement acquisition, tax incentives, and when these latter soils are found within the agricultural and forestal districts. To the extent 1. Pursue a comprehensive highway, railroad 100-year floodplain or are found to be ex­ possible, sensitive lands EQCs should be pro­ and airport noise control effort. Noise attenuation tremely wet); tidal wetlands as delineated by tected through implementation methods which should be an integral and required part of future the Wetlands Overlay District on the Official provide public ownership or control so that transportation system planning, design, and Zoning Map; fresh water wetlands adjacent adverse impacts on these ecologically sensitive development for both surface and air modes. to streams; steep slopes (greater than 15 areas can be minimized. 2. Use the best available and most appropriate percent) adjacent to the above floodplains, 4. Encourage public access and compatible noise impact assessment methods, policies and soils, and wetlands; and at a minimum, forms of recreation within sensitive lands EQCs. guidelines and mitigation measures for planning where the above floodplains, soils, and Where appropriate, relate public facility im­ noise compatible land use and to promote the wetlands cover only a narrow area, a buffer provements such as parks, camp areas, libraries, public health, safety and welfare. on each side of the stream or water body schools and nature centers to the EQC system. 3. Encourage the incorporation of noise calculated from the following formula: However, active recreation must be coordinated mitigation measures in development plans, which with and not compete against the conservation include site layout, acoustical treatment to struc­ Buffer width = 50 + (4 x percent slope) in goals of the EQC system. tures and berms or barriers to provide for noise feet. 5. Develop a land use planning process that is compatible land uses. This EQC definition has been used in sensitive to the natural environmental units such 4. Where attenuation through design mea­ several watershed studies and should be used as watersheds and geologic provinces. Unless en­ sures is not possible, areas of high noise impact in the review of all proposed developments on vironmental resources are considered as an can be considered for a use more compatible with a case-by-case basis to delineate the exact ex­ interdependent system, and EQCs will not be ambient noise levels. tent of the sensitive lands EQCs. adequately protected. 6. Pursue the preservation of resource protec­ • Resource Protection EQCs. These are lands tion EQCs and other important open space land located outside of the sensitive lands EQCs outside the EQC system through a comprehensive WATER QUALITY AND QUANTITY and include important environmental program to identify and propose protection resources which would be desirable to pro­ measures for agricultural land, horticultural land, tect but which can support some use. These forest land, important wildlife habitats, and 1. Place a high priority on protecting the include public parks, private recreation and natural areas harboring unique species. Occoquan and upper Potomac watersheds conservation areas, historic sites, citizen 7. Protect and enhance the features identified from development which causes sedimentation identified environmental resources, stream in the citizen inventory of environmental or chemical contamination of drinking water influence zones, wildlife habitats, resources. Those resources that are located sources. Planning for future land use patterns agricultural and forest lands. These lands within or adjacent to sensitive lands EQCs should

I/C 74 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

receive protection through regulation or acqui­ 2. Provide incentives for attached housing of public assembly, heavy employment concentra­ sition (either fee simple, easement, or dedication). where attached housing is in conformance with tions and high-density residential development, Those resources which are noncontiguous with County plans. and from areas of environmental sensitivity. the sensitive lands EQCs should also be con­ 3. Encourage new business and light industrial 2. Minimize disturbance of environmental sidered highly desirable natural and cultural development, which locates in compact centers, quality corridors (EQCs) by, for example: resources that merit preservation through the site to use shared cogeneration or alternative energy • avoiding the siting of transmission pipelines plan review process. systems where they are technically and parallel to streams; economically feasible. • attempting to cross EQCs at a 90 degree 4. Incorporate, where appropriate, forms of on- angle or as close as possible to such an angle; PHYSICAL HAZARDS site generation in County buildings and public facilities. • siting the line to avoid the disturbance of steep slopes next to streams; 1. Ensure that land use planning is responsive 5. Promote use of mass transportation by pro­ • implementing sedimentation and erosion to the constraints imposed by such factors as viding efficient and convenient access. controls during construction; floodplains, wetlands, slippage soils, steep 6. Promote convenient and efficient mass slopes, erodible soils, septic limitation areas, and transportation service. • limiting off-road vehicle use of the right-of- aquifer recharge zones. 7. Promote nonmotorized transportation as a way by anyone other than maintenance personnel; and 2. Prohibit the filling, draining, or altering of fuel-efficient short distance alternative to the • limiting tree clearing on the right-of-way to floodplains and wetlands. private automobile by providing adequate and only that necessary for safety and proper 3. Require a detailed geologic evaluation of safe facilities. maintenance of the line. areas with slippage and shrink-swell soils prior to 8. Promote guaranteed solar access. development to safeguard against damage to While some of the above recommendations can 3. Encourage the siting or clustering of all new newly installed structures and adjacent existing be implemented in part through development structures on any property, any portion of which is structures. plans, and can be contributory toward satisfying within 220 yards of a transmission pipeline, at the maximum feasible distance from the pipeline con­ 4. Protect steep slopes during the construction residential density criterion 8, the recommenda­ sistent with natural constraints, parcel size, phase of development, especially where they oc­ tions below are site planning and building con­ property holding and other man-made constraints. cur in conjunction with erodible soils. struction and design features which should be A natural and other gas transmission 5. Strengthen sediment control practices provided in some combination in order to satisfy pipeline means a pipeline other than a gathering where erodible soils would adversely affect residential density criterion 8. line that (a) transports gas from a gathering line as wetlands or streams. 1. Maximize the number of units with optimal storage facility to a distribution line or storage 6. Prohibit construction on the floodplain solar access and orientation. Optimal orientation facility; (b) operates at a hoop stress of 20 percent soils such as mixed alluvial, Congaree, occurs when the main interior rooms or special or more of specified minimum yield strength; or (c) Wehadkee, Bermedian, Rowland and Bowman- features are perpendicular to a line running no transports gas within a storage field. A petroleum ville soils which have high water table, poor more than 22-30' from due south, provided site or other hazardous liquid transmission pipeline bearing capacity and flooding hazard. specific topography, structures and vegetation do means all parts of a carrier's physical facilities 7. Require a detailed drainage study of not obstruct access. through which commodities move in transporta­ areas with natural drainage swales and high 2. For sites with south facing slopes, maximize tion including, but not limited to, line pipe, valves, water table soils prior to development to energy efficiency by utilizing this topographic ad­ and other appurtenances connected to line p|pe safeguard against wet basement problems. vantage to provide optimal solar access and orien­ L pumping units, fabricated assemblies associated 8. Avoid building houses with basements on tation for a maximum number of units. with pumping units, metering and delivery sta­ high water table soils which may cause wet 3. Maximize the use of streets which are tions, and fabricated assemblies therein and basement problems. Houses on slabs are more aligned within 25 of a true east west direction as a carrier-controlled breakout tankage. suitable on these soils. means to provide optimal solar orientation and access. 4. Maximize the use of active and passive solar energy systems in combination with optimal solar GENERAL orientation and access. 5. Maximize the use of energy-conscious 1. Concurrent with, but not extending the time for natural and man-made landscaping and topo­ other reviews, all projects proposed for development graphic features. Proper design can be used to in Fairfax County should go through the environmen­ provide winter wind breaks and summer westward tal impact assessment (EIA) process. If impact assess­ shade. ments are significant, appropriate remedial measures 6. Provide greater shading of parking lots and such as: ENERGY CONSERVATION large paved areas. See 5. above. • cluster development; 7. Provide guaranteed solar access through • lot redesign; The Plan contains several major recommenda­ private party easements, covenants and other • structural best management practices; tions which promote County energy conservation means. <• restrictions regarding construction periods goals. In addition to these general recommenda­ 8. Utilize energy conserving building materials and/or land disturbance; tions, more specific recommendations related to which are superior to those required by the • noise attenuation measures; land use, transportation and site planning and Virginia Uniform Statewide Building Code. • restoration of natural habitat; building design are to varying extents within the 9. Utilize, where appropriate, construction • preservation of free natural drainage; and realm of the existing County planning and practices which incorporate earth sheltering and • maintaining extensive vegetative/open space development review processes. Details about berming. buffers these recommendations can be found in the 10. Utilize awnings, roof overhangs and other should be initiated either individually and/or col­ recently Board-accepted report, Energy Con­ shading devices, particularly for east, west and lectively to insure that the proposed development scious Development, Options for Land Use and south exposures with glazing. maintains an ecological balance with the ambient Site Planning Regulations. These recommen­ environment. dations include: PIPELINE SAFETY 2. Natural vegetation, particularly trees shall 1. Concurrent with, but not extending the be preserved, maintained, and utilized as air, 1. Ensure maximum human safety and time for other reviews, all projects proposed for noise and water quality and quantity control environmental protection by excluding insofar as development in Fairfax County should go devices to the maximum extent possible. is feasible, new natural and other gas, petroleum through the environmental impact assessment product and other hazardous liquid transmission process. If impact assessments are significant, pipelines from developed areas, including places appropriate remedial measures such as:

I/C 75 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide HOUSING

GENERAL HOUSING UNITS BY TENURE, FAIRFAX COUNTY, 1950-1976

1 In July 1973, Fairfax County had almost 160,000 1950 1960 1970 1976 2 dwelling units. This represented a 600 percent growth of housing during the past 20-25 years. The % Change % Change % Change % % 1950-60 % 1950-60 growth rate exceeded 150 percent, while No. No. No. 1960-70 No. % 1970-76 in 1960-70, this decreased to slightly below 100 All Dwelling Units 26,558 69,184 161 130,793 89 177,200 35 percent. Housing in Fairfax County has grown at a All Occupied Units 24,317 100.0 65,245 100.0 168 126,516 100.0 94 172,200 100.0 36 faster rate than that of the SMSA (Standard Metro­ Owner-Occupied 15,791 64.9 49,933 76.5 216 81,061 64.1 62 110,200 64.0 36 politan Statistical Area—see glossary for defini­ Renter-Occupied 8,526 35.1 15,312 23.5 80 45,455 35.9 197 62,000 36.0 36 Vacant 1,283 5.0 2,325 3.4 81 tion). Fairfax grew at approximately three times 4,277 3.3 84 5,000 17 the rate of the region in the 1950-60 decade, while Source: Table 24, The Fairfax County Profile 1 1950 County housing includes Fairfax City. in the 1960-70 decade, the County's housing units 2 Estimates prepared by ORS and OCP staff. grew at twice the rate of growth of that for the total SMSA housing supply. HOUSING UNITS BY TYPE OF STRUCTURE FAIRFAX COUNTY, 1950-1976 In terms of housing units added, Fairfax Coun­ 1950 1960 1970 1976 ty's share of total SMSA units was fairly constant % Change % Change % Change during the 1950-60 and 1960-70 decades, which Type of Structure No. % No. % 1950-60 No. % 1960-70 No. % 1970-76 was slightly over 20 percent of the total. Since Single-Family 1970, however, Fairfax County's share of SMSA Detached 19,011 71.6 57,823 83.6 204 89,439 68.4 55 105,700 59.7 18 housing additions has risen to more than 33 per­ Attached 1,185 4.5 2,972 4.3 151 6,427 4.9 116 19,400 10.9 202 cent through 1975. (The next highest contender, Multi-family 5,394 20.3 6,948 10.0 29 33,207 25.4 378 49.700 28.0 50 Montgomery County, claimed only 23 percent of Mobile Homes 968 3.6 1,438 2.1 49 1,695 1.3 18 2,400 1.4 42 the SMSA share in the same period.) TOTAL 26,558 100.0 69,181 100.0 160 130,768 100.0 89 177,200 100.0 35 The housing mix In Fairfax County in 1970 com­ Source: Office of Research and Statistics, The Fpjrfax County Profile pared to that for the SMSA showed that the Coun­ ty predominated in single-family units—73 per­ cent compared to 54 percent for the SMSA, and table shows a 216 percent increase in owner-occu­ The Housing Units by Type of Structure table lagged behind in multifamily units relative to the pied units in Fairfax County during the 1950's, shows unit type for the period from 1950 to 1976. A SMSA (26 percent for the County, compared to 45 only a 62 percent increase during the 1960's and a significant change in the predominance of single- percent for the region). The percentage of units in 36 percent increase during the 1970-76 period. family units has occurred since 1950, as shown in mobile homes or trailers was negligible in both Renter occupied units increased 80 percent in the the housing units. In the 1960-70 decade, the cases. 1950's, 197 percent in the 1960's, and 36 percent single-family percentage share of the total stock In 1970, almost 65 percent of Fairfax County's from 1970 through 1976. dropped 15.2 percentage points from 83.6 percent housing units were owner-occupied, compared to A comparison of the tenure distribution of the to 68.4 percent. In the six-year period of 1970-1976, about 45 percent of the SMSA units. For the 1950-60 SMSA and Fairfax County shows that Fairfax a decline of 8.7 percentage points caused the por­ decade, both Fairfax County and the region showed County's housing stock has been increasing at a tion to drop to 60 percent. a similar rise in the percentage of owner-occupied much faster rate than the SMSA's. During the Single-family attached units showed an in­ units. During the 1960-70 decade, the trend was 1960's, the region's owner-occupied units increas­ crease from 4.3 percent of the stock in 1960 to 4.9 reversed with a more noticeable drop for Fairfax ed 38 percent while Fairfax County's increased 62 percent in 1970, and further very substantial in­ County than was the case for the SMSA as a whole. percent, a considerably lower rate for both than in crease to 10.9 percent in 1976. The single-family Rental units in Fairfax County had risen from about the preceding decade. The renter-occupied units attached classification includes townhouses, du­ 24 percent in 1960 to almost 36 percent by 1970. for the same period increased 57 percent in the plexes, and multiplexes. Comparable figures for the SMSA were about 50 per­ region and 197 percent in Fairfax County, both Multifamily units include all apartments. Such cent in 1960 and 54 percent in 1970. more rapidly than in the preceding decade. units formed 10 percent of the total supply in 1960; The median value of owner-occupied units in Fairfax County's actual percentage share of the share then increased to 25.4 percent in 1970 Fairfax County in 1970 was about 125 percent of the region's housing stock by tenure was: and 28 percent in 1976. that for the SMSA as a whole ($35,400 compared The largest changes in the various types of to $28,200); the median rent in Fairfax County in 1950 1960 1970 structures occurred during the decade of the that year was almost 115 percent of that for SMSA Owner-Occupied 9 17 20 1960's; the increases were largest among multi- ($164 versus $135). Renter-Occupied 4 5 9 family units. Since 1970, there has been only a 35 In 1970, approximately 35 percent of Fairfax Thus, while Fairfax experienced a large in­ percent increase among all units. County's households were paying over 25 percent crease in renter-occupied units during the 1960's, During the 1960's, apartments were the major of their income for gross rent. This is almost the its share of the region increased only four percen­ unit type built, while in the first half of the 1970's, identical percentage as that for the SMSA's renter tage points, still comprising less than 10 percent the townhouse type of structure has shown the households. of the total regional stock. greatest percentage increase. The percentage of overcrowded units (more than 1.01 persons/room) in Fairfax County, dropped from 9 percent to .4 percent between 1960 and 1970; the" comparable rates for the SMSA as a HOUSING COST TREND, 1950 - 1974 whole were 10 percent and 7 percent for 1960 and Value 1950 % 1980 % 1970 % 1974 % 1970. Total Owner- In terms of work/residence relationship, only 35 Occupied 12,900 100.0 46,861 100.0 77,643 100.0 119,000 100.0 percent of the Fairfax County residents were working in their own County in 1970. This was Less Than $5,000 701 6.0 538 1.1 130 0.2 among the lowest percentages for all jurisdictions $5,000-9,999 1,875 16.0 1,590 3.4 389 0.5 $10,000-14,999 3,767 32.1 7,228 15.4 988 1.3 10.0001 8.3 in the region. On the other hand, approximately 65 $15,000-19,999 3,014 25.7 12,972 27.7 4,352 5.6 — percent of all jobs located in Fairfax County in $20,000-24,999 2,376 20.2 11,376 24.3 7,969 10.3 1970 were held by Fairfax County residents. This $25,000-34,999 — — 8,023 17.1 21,329 27.5 4.0002 4.2 was about midway in the spread of SMSA jurisdic­ $35,000 or More — 5,134 11.0 42,486 54.6 105.0003 87.5 Not Reported tions (with a high of about 90 percent of Prince 1,1 67 Median $22,309 $27,208 $40,524 $ 49,594 William County and a low of about 10 percent for Falls Church). Sources: 1950-1970: Based on Table 33, The Fairfax County Profile 1974: Fairfax County, Office of Research and Statistics, Standard Reports, January 1974, Housing Inventory adjusted to constant 1973 dollars. The following text and tables illustrate the Notes: Less than $30,000. various components of the housing inventory in 2$30,000 to $35,000. Fairfax County. 3$35,000 or More. The Housing Units by Tenure table shows the tenure for 1950, 1960, 1970 and 1976. The tenure Data shown in constant 1973 dollars. Percentages for 1950 based on total of reported houses.

I/C 76 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Rental Housing three-bedroom units accounted for 71 percent of all moderate-income units; 20 percent were of effi­ DISTRIBUTION OF RENTAL UNITS The following table shows the distribution of renter-occupied units by contract rent for 1960 and ciency or 1-bedroom size; and only 9 percent con­ tained 4 bedrooms. There were no larger units 1960 1970 Change 1970. The units rented below $100 per month are Contract Rent No. % No. % No. % decreasing in number while those above $100 per than the 4-bedroom units. The Existing Subsidized Housing Units table $0-39 400 2.6 200 0.4 -200 -52 month are increasing. A significant comparison is $40-59 900 5.9 200 0,5 -700 -74 appropriate between these data and regional rent­ shows the number of subsidized units, the percen­ $60-79 1,500 9.7 500 1.2 -1,000 -65 al data. The regional rental units show a 23 per­ tage distribution, and the relationship between $80-99 3,500 23.0 1,200 2.7 -2,300 -66 cent increase in the under $40 rent range, while the subsidized units and the housing stock in $100-119 12,300 27.6 each planning district. $120-149 4,800 31.5 17,000 38.1 24,500 510 Fairfax County shows a 52 percent decrease in $150 or More 3,300 21.5 11,300 25.4 8,000 244 that same range. While the largest increase at the As of November 1976 public housing units in No Cash 900 5.8 1,800 4.1 900 108 regional level is 212 percent at the $120-$150 rent Fairfax County totaled 442 units, of which 294 are range, Fairfax County had a 510 percent increase owned by the Authority and 148 are leased. Fifty- TOTAL: 15,200 100.0 44,500 100.0 29,300 192 at the $100-$150 range. one percent of these units are occupied by fam­ ilies; 39 percent by large families; and 10 percent Median: $142 $192 The Rent Range Distribution table shows the percentage distribution for the major rental com­ by elderly and/or handicapped households. Source: Based on data from US. Census of Housing, 1960, HCI1), Pending public housing resources include 110 an( plexes in Fairfax County. It compares rent to bed­ No. 48 va., f COG Fourth County Tape, Table 122. room size for 1975. (This, however, cannot be com­ new construction units, all of which will be Author­ Note: Data shown in constant 1973dollars. pared to the rental tables for 1970, because the ity owned. Of these units, 89 percent will be for 1975 data do not include renter-occupied units in large families and the remaining 11 percent for ownership projects as do the 1970 figures.) The smaller families. Sales Housing highest percentage of the units (26.1 percent) is in Under various federal programs such as sec­ Fairfax County also has had a drastic increase the $225-250 rent range, and 64.3 percent of those tions 202, 221-d-4 and 236, over 2,000 units have in the cost of home ownership during the past dec­ units have two bedrooms. (The median rent for ef­ been constructed in Fairfax County for moderate- ade. The Housing Cost Trend table shows the dis­ ficiencies is $189, for one bedroom units is $213, income families. Fifty-four percent of these are oc­ tribution of owner-occupied units within Fairfax for two-bedroom units is $243, three-bedroom cupied by small families; 39 percent are occupied County since 1950. units have a median rent of $300, and four-bed­ by large families; .07 percent by elderly persons. It is apparent from the large increases in the room units are above $350.) Almost half (49 per­ An additional 901 units have been proposed for number of units valued above $25,000 that Fairfax cent) of the rental units are two-bedroom units. elderly households. And, a total of eight units contributed a large amount of the higher cost have been built under section 235 in the Gum housing to the region between 1960 and 1970. Housing Condition Springs community for small and large families. While there have been significant shifts to­ Fairfax County's housing deficiencies are A total of 998 units are under construction. In wards the higher housing value categories over shown in the following table. The County had addition, there are 737 additional units with a fed­ the two decades, the most drastic increases have 4,006 overcrowded housing units or 6 percent of eral and/or state mortgage commitment. Once occurred since 1970. In 1970, about 55 percent of the region's overcrowded units, compared to 14 contructed, 70 percent of these units will be for the housing stock was above $35,000 in value and percent of the region's total housing stock. Over elderly households; 13 percent for families; and 16 just four years later, almost 88 percent of the half of such units in the County are renter-occu­ percent for large families. stock is valued above $35,000. pied. Fairfax County has 2,075 units lacking ade­ Estimated Current Housing Need Cooperative and Condominium Housing quate plumbing-12 percent of the total region's The major components utilized to articulate In a cooperative, each household buys a share units lacking adequate plumbing. Fifty-five per­ housing needs are units lacking adequate plumb­ or stock in the development, sharing the responsi­ cent of these units are owner-occupied. ing, overcrowded units, units needed to house bilities for ownership and operation of the devel­ Of the dilapidated units, 41 percent are renter- commuters, and over-burdened renters. Some of opment. In a condominium, each household pur­ occupied; at least one quarter are vacant. Fifty- the figures are taken directly from the 1970 Cen­ chases a housing unit, but jointly owns the com­ one percent of the total deficient units are owner- sus while others are estimated by staff. This es­ mon facilities through a condominium associ­ occupied, 46 percent are renter-occupied, and 3 timation is generally very conservative, and al­ ation which owns the common land, buildings, percent are vacant. The total 6,400 deficient units though the housing need may be substantially and other facilities. Both forms of ownership can constituted less than 5 percent of the 1970 total greater than articulated here, it is felt that it would be utilized with any type of structure; however, housing stock. take considerable effort to meet just these conser­ they are most commonly used in apartments, oc­ vative estimates. casionally in townhouses, and rarely in single- Subsidized Housing family developments. In 1975, the County Redevelopment and Hous­ Units Lacking Adequate Plumbing In Fairfax County, there are 406 cooperative ing Authority owns or leases 320 units in eight lo­ Because of the relative newness of the housing units: 33 percent are townhouses, 6 percent are cations for low-income families. About two-thirds stock in Fairfax County, substandard housing is garden apartments, and 61 percent are high-rise. of these units contained 2 or 3 bedrooms-27 per­ not as major a need as in other jurisdictions. How­ Condominiums are a relatively new phenom­ cent were efficiency or 1-bedroom units, and only ever, there are pockets of substandard housing, as enon to the Washington SMSA. There are no con­ 7 percent contained either 4 or 5 bedrooms. The well as scattered deteriorated housing, along dominiums shown in the 1970 Census, but in 1975, grouping ranged between 10 (leased) units to 97 some of the County backroads. in Fairfax County, there are 11,600 such units. RHA-owned units. Although the 1970 Census did not evaluate sub- Eighty-five percent of the condominiums were Moderate-income housing units constructed standardness of housing, it did enumerate the newly constructed while 15 percent were con­ either under federal 221(d)3 or 236 programs num­ number of units that lacked adequate plumbing. verted from previous rental complexes. Of the bered 2152 units-in thirteen locations. (The range Even though there have been estimates of sub­ total condominiums in the County in 1975, 32 per­ of groupings was from 74 units, as the smallest standard units for this determination of need, the cent are townhouses, 43 percent are garden apart­ concentration, to a high of 300 units.) Two- and number of units lacking plumbing will be suffi- ments, and 25 percent are high-rise apartments. Inventory of Housinq Deficiencies in Fairfax County, 1970

Owner- Renter- All Occupied Occupied Units Units Units Vacant Rent Range Distribution by Unit Size. January 1975 Median Year Structure Built 1961 1960 1963 2-Bedroom 3-Bedroom 4-Bedroom Total % — Rent Range Efficiency 1-Bedroom No. Dilapidated Units 8.4 87

I/C 77 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide EXISTING BELOW MARKET HOUSING (Existing or Under Construction as of December 31, 1S85)

Number of Below Tax Map Magisterial Planning Planning Market Reference District District Sector Units Type of Program AREA I

Evergreen House 60-4((1 ))21 Mason Annandale 6925 Columbia Pike 246 VHDA/Section 8 (elderly)

Heritage Woods 70.2((14))&((17)) Annandale Annandale 4200 Americana Drive 34 32 Public Housing 2MIDS Little River Square 71-1((33)) Annandale Annandale 7456 Little River Turnpike 45 Fairfax County Rental

Seven Corners Apartments 51-3((18))D Mason Baileys 2965 Patrick Henry Drive 61 Section 8 Moderate Rehab.

Villages at Falls Church 51-3((18))A Mason Baileys 6231 Wilson Blvd. 36 Public Housing

Greenwood Apartments 51-3((18))J Mason Baileys 2939 Patrick Henry Drive 138 Public Housing

Rosedale Manor 8t-2((1))B5 Mason Baileys 3417-B Spring Lane 97 Public Housing

Grandview Apts. 62-1((1))9,9A, 9B Mason Bailey's B3 Carlin Springs Rd. a 53 IDB Financing-Rehab. Columbia Pike

Oakview Gardens 61-4((1))91, 91A, 92 Mason Baileys 5836 Oakview 323 Sec. 8 Sub. Rehab.

Kingsley Commons 50-3((12))1, 3, Providence Jefferson 81 IDB Financing 7334 Arlington Blvd. 4, 5, 6, 8, 9, 10

Kingsley Park 50-3((12))2, 7A, 7B Providence Jefferson 7409 Linda Lane 108 Public Housing

Hopkins Gien 60-1((1))17, 18 Providence Jefferson 91 FCRP 221-d-3 BMIR 7602 Broadway Drive 18A, 19

Wexford Manor 50-1((1))23 Providence Jefferson 2802-A Hollywood Rd. 74 Section 236

Arrowhead Apts. 39^t((1))184 Providence Jefferson 2148 Iroquois Lane 69 IDB Financing-Rehab.

Mt. Pleasant Circle 72-1((22))1-12 Mason Lincolnia 13 MIDS 6400 Blk. Holyoke Dr. 72-1((3))20

Strawbridge Square Mason Lincolnia 5128 Lincoln Avenue 72-3((1))40

Edsall Station 6270 Edsall Road 72-4((1))28A

Robinson Square 57-3((1))11A Annandale Fairfax 4500 Blk. University Dr. 46 Public Hearing

Woodburn Village 59-1((29)) Providence Fairfax Woodburn Road

Oak Creek 48-1((22))11 Providence Fairfax 9923 Oak Creek Place

Yorkville Cooperative 48-3((1))9A Providence Fairfax 3146 Draper Drive Section 8

McLean Hills 39-2((1))61 Dranesville McLean 7800 Blk. Enola 25 Fairfax Co. Rental 10 MIDS Tysons Landing 39-2((1))71 Providence McLean 1840-A Tysons Landing Ct. Section 8

The Lewinsville 30-3((1))62 Dranesville McLean 1515 Great Falls Street Section 202/8 (elderly)

Lewinsville Center 30-3((2))42 Dranesville McLean 1609 Great Falls Street Local (elderly)

The Ashby 30-2((1))30B Dranesville McLean 1350 Beverly Rd. Section 8

Circle Woods 48- 3((26))11 Providence Vienna 9400 Lee Highway MIDS

Covington Meed 49- 1((18)) Providence Vienna 8600 Blk. Hilltop Road

Briarcliff I 39-2((1))30E Providence Vienna 2100 Blk. Briarcliff Ct. 39-3|(1))89 Briarcliff II Providence Vienna 8700 Blk. Wolftrap Rd.

I/C 78 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Number of Below Tax Map Magisterial Planning Planning Market Location Reference District District Sector Units Typa of Program

Minerva Fisher Hall 39-2((1})30A Providence Vienna Section 8 (handicapped) 8207 Wolftrap Rd.

Tysons Tower 29-3{(1))16 Centreville Vienna Sectoin 236 (elderly) 8500 Tyspring Ct.

Barros Circle 54-3((12))N, S Springfield Bull Run BR3 Public Housing Barros Drive

Chantilly Mews 34-4((7))2A Providence Bull Run BR4 Section 8 4100 Blk. Meadowland Ct.

Shennandoah Crossing 45-1((1))14 Springfield Bull Run BR4 IDB Financing Rt. 50 & Stringfellow Rd.

Little Rocky Run 54-4((1))96, 97 Springfield Bull Run BR6 Private Sales 13700 Blk Braddock Rd.

Newington Station 98-4((6)) Springfield Pohick P2 Public Housing Matisse Way

Chase Commons 77- 2((1))60 Springfield Pohick P6 IDB Financing—New Burke Commons Rd.

Burke Manor 78- 2((13)) Springfield Pohick P2 MIDS Burke Manor Court

Chatham Towne 77-2((6)) Annandale Pohick P2 20 Proffered/Owner 5500 Blk. LaCrosse Ct. 10 Fairfax Cty Rental

Goins Manor 68-4((13))1-28 Annandale Pohick P2 10300 Blk. Zion Drive

Burke Centre Station 77-2((1))56B Springfield Pohick P6 Burke Commons Road

Burke Lake Gardens 88-1((1))11 Springfield Pohick P6 Sec 202/8 (elderly) 9608 Old Keene Mill Road

Crevenna Oak Cluster 77-1((1))5C Springfield Pohick P6 Crevenna Oak Drive

Summit Oaks 77-2((1))44A Springfield Pohick P6 Summit Oak Way

Newington Forest 97- 2((4)), Mt. Vernon Pohick P7 Newington Forest Ave. 98- 1((4)), 98-3((2)) Westminster Oaks Mt. Vernon Pohick P7 Maple Leaf Court 98-4((1 ))1 A

Waterside 11-3((1))8 Centreville Upper Potomac UP5 55 IDB Financing Bennington Woods Rd.

Cedar Ridge Apts. 18-1((4))13, 14 Centreville Upper Potomac UP5 198 221 -d-3 UMIR 1601 Becontree Lane

Fellowship House 17-2((1))3 Centreville Upper Potomac UP5 240 Section 202/VDHA/Section 236 (Lake Anne) (elderly) 11450 North Shore Drive

Fellowship House 26-1((7))3B Centreville Upper Potomac UP5 224 Section 202/8 (elderly) (Hunters Wood) 2231 Coits Neck Rd.

The Green 16- 4((5))4 Centreville Upper Potomac UP5 50 Public Housing 12465 Glade Drive

Island Watk Cooperative 17- 2((15))41 Centreville Upper Potomac UP5 102 Section 8 1701 Torrey Pines

Laurel Glade Apts. 26-1((10))10 Centreville Upper Potomac UP5 200 Section 236 12265 Laurel Glade Ct.

Shadowood 26-2((7)) Centreville Upper Potomac UP5 16 Public Housing 2200 Blk. Castlerock Square

Stonegate Village 26-1 ((8))2 Centreville Upper Potomac UP5 240 2225 Stonewheel Drive

Chantilly Pines 16-1((2))16B Dranesville Upper Potomac UP6 180 1241 Elden Street

Elden Terrace 16-1((2))11B Dranesville Upper Potomac UP6 184 Dulles Park Court

Lakeview Townhouses 16-1((8))D1 Dranesville Upper Potomac UP7 147 13241 Keach Place

Reflection Lake Co-op. 16-1((8))A, B Dranesville Upper Potomac UP7 84 13200 Springer Drive

I/C 79 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Number of Bolow Tax Map Magisterial Planning Planning Market Reference District District Sector Units Type of Program

Sheffield Square 107- 2((2)) & Mt. Vernon Lower Potomac LP4 11 8 Public Housing Sheffield Village Lane 108- 1((6)) 3 MIDS Woods of Fairfax, Sec. 2 Mt. Vernon Lower Potomac LP4 60 Section 8 Lorton Road & Rt. 1 108-3((1))A

The Atrium Lee Mt. Vernon MV2 37 Public Housing 3429 Holly Hill Rd. 92-4((1))26 , 27

Audubon Apts. Lee Mt. Vernon MV2 46 Public Housing (elderly) 7957 Audubon Ave. 101- 2((1))4A

Belle View Apts. 93- 2«9)), ((11)), Mt. Vernon Mt. Vernon MV4 56 40 Public Housing Belle View Blvd. «12». <(13» 16 Section 202/8

Bryant Towne Court Mt. Vernon Mt. Vernon MV5 2 Bryant Towne Court 93-1((37))

Gabriel Plaza Mt. Vernon Ml. Vernon MV5 28 Joseph Mackell Ct. 102- 1 ((34))

Brosar Park Ml. Vernon Mt. Vernon MV6 37 Nappsr Road 101-2((13))

Hunting Creek Mt. Vernon Mt. Vernon MV6 35 Jackies Lane 101- 2((12))

Mt. Vernon House Mt. Vernon Mt. Vernon MV6 130 Section 8 (elderly) 8199 Tiswell Drive 102- 3((1))46C

Spring Gardens Mt. Vernon Mt. Vernon MV6 209 Section 221-d-3 BMIR 7969 Richmond Hwy. 101-2((1))45

West Ford, Sec. 1 102-1((1))1B, 45, 46 Mt. Vernon Mt. Vernon MV6 24 Public Housing Fordson/Andrus Roads

West Ford, Sec. 2 102-1((1))52, 53, Mt. Vernon Mt. Vernon MV6 22 Public Housing Fordson/Andrus Roads 54, 55

West Ford, Sec. 3 101-2((1))57, 58 Mt. Vernon Mt. Vernon MV6 59 Public Housing Fordson/Andrus Roads 101-1((1))59, 62

Mt. Vernon Apts Lee Mt. Vernon MV8 37 IDB Financing-Rehab. 8263 Russel Rd. 101-4((1))9

Belford Manor Lee Mt. Vernon MVS 204 Section 236 7811 Belford Drive 101-2((6))507A

Buckman Rd. Apartments Lee Mt. Vernon MVS 204 Section 236 3426 Buckman Rd. 101-2((1))19

Janna Lee Apartments Lee Mt. Vernon MV8 100 Section 236 7986 Janna Lee Avenue 101-2((1))17

Mount Vernon Lakes Lee Mt. Vernon MV8 13 MIDS Buckman Rd. & Aspen 101-3((27))

Springvale Gardens 90-1((1))54A Lee Springfield S4 19 7092 Spring Garden Dr.

Greene Hills Estates 99-1((1))2B, 2C Lee Springfield S5 100 7600 Blk. Creedmoor Dr.

The Park 80-4((1))30 Lee Springfield S6 24 Public Hearing 6440-6477 Burwell Street

I/C 80 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

oient. The 1970 Census indicated that 2.075 hous­ • use of manufactured housing; Distribution of Low- and Moderate-Income ing units in Fairfax County lacked adequate • neighborhood conservation; and Households plumbing. That constituted only 1.6 percent of the • new growth areas. The current need for low- and moderate-income total housing stock in 1970. Of the 2,075 housing Existing conditions and trends are generally housing has been estimated at 13,342 units-to al­ units, 1,681 are occupied by households with in­ identified from studies completed by PLUS staff leviate 4,262 overcrowded units, 1,681 units lack­ comes below $15,000 a year. and hearings held with citizens in regard to the ing plumbing, and 7,399 commuters working in PLUS program. Fairfax County and desiring, but unable, to live in Overcrowding the County. If Fairfax County is to meet this need, Approximately 4,592 overcrowded households Exclusion of Below-Market Income Households policies and standards must be established for lo- were listed in the 1970 Census as containing more The most noted characteristic in housing today eating these housing units. Equitable distribution of than 1.01 persons per room. Of this number, 330 is cost. The cost of all housing units has increas­ low- and moderate-income housing units through­ units also lacked adequate plumbing. This leaves ed sharply in recent years. The cost of purchasing out the County contains two major aspects: a net need of 4,262 units to alleviate overcrowding. or renting a housing unit in Fairfax County has be­ • improving the location of low- and moderate- That constituted only 3.3 percent of the housing come a major concern to many citizens, not just income housing units as they are con­ stock in 1970. low- and moderate-income persons. The median structed and house value in 1970 was approximately $35,000; in » linking the development of low and moder­ Commuters 1975 the median sales price was $59,000,68.6 per­ ate income housing with land development A large sector of the housing need is required cent increase. policies, plans, and programs within the by commuters; i.e., persons who live in other juris­ An accepted rule of thumb is that in Fairfax County. dictions but work in Fairfax County. Many of these County, a housing unit can be afforded whose The need for the first of these two aspects ex­ workers provide much needed services for the res­ sales price is two and one-half times the annual plains the importance of the second. If an equit­ idents of the county. The greatest percentage of income of the purchaser. In 1969, the median an­ able distribution of low- and moderate-income incoming commuters are from Prince William nual income for family residents of Fairfax County housing resulted from the land development plans County (21 percent), Alexandria City (18 percent), was $15,707. and programs in the County, low- and moderate- and Arlington County (16 percent), for a total of 55 While the median has undoubtedly increased income housing construction would be raised percent of the commuters. since then, it would require a 65 percent increase from its secondary position in the development The two largest employment jurisdictions for in constant dollars over the four years to match process and would no longer need be regarded as Fairfax County residents are the District of Colum­ the increase in housing costs. Median family in­ a burden to attach to the community development bia (40 percent) and Arlington County (26 percent), come increased by 44 percent from 1959 to 1969, a process. It is toward this end-an integrated com­ for a total of 66 percent of the out commuters. 10-year period. munity development process-that the County Sixty-eight percent of the persons commuting into As a further indication of housing cost difficul­ should direct its housing strategies for improving the County earn under $10,000 annually, and an­ ties, preliminary staff studies project that the me­ the distribution of low- and moderate-income other 20 percent earn between $10-$15,000 annu­ dian cost of sales housing in 1990 will be $106,000 housing opportunities. ally. A total of 88 percent of the incoming com­ (in 1973 dollars), assuming current trends. The muters earn under the 1970 median income level result is a continuing and ever-Increasing barrier for Fairfax County. Sixty-eight percent of the com­ for all households below the median income level. muters are males as opposed to 31 percent fe­ While turnover is different from mobility and male. Fifty-five percent of the commuters are data are difficult to find, it is apparent that this either male or female heads of households. It factor (comprising speculation, upward mobility, would be a conservative estimate to state that ap­ changes in family composition, etc.) is contrib­ proximately fifty percent of the 33,293 commuters uting to the further shrinking of housing economic Housing Need by Area and Planning Districts (16,647) would have a family income below the mix in the County. Every time a unit is sold, the Lacking Over­ Fairfax County median. costs of the transfer as a minimum must be added Adequate crowded Sub­ Since there are no surveys available to indicate to the normal market price. Capital appreciation is Plum'g. Units Commuters total % location preference of potential County residents, generally present. Too, few people will want to AREA I certain assumptions have been made. It is felt take less than the cost of replacement housing. that due to the oil embargo of a year ago, and ris­ Thus units originally selling for $25-$30,000 in a Annandale 152 326 888 1366 10 Baileys 56 406 980 ing gasoline prices, locating close to one's place new development aimed at County employees 518 7 Jefferson 82 566 592 1240 9 were resold within 18 months in the $40,000 range. of employment will become a more viable consid­ Lincolnia 10 100 148 258 2 eration than has been the case in the past. For the In summary, the rapid rise of housing costs, re­ 300 1398 2146 3844 28 sake of this discussion, it is assumed that one- gardless of cause, in the County has contributed third of the commuters would remain outside of to pricing out of the market, large sections of the AREA II the County. 50 percent of the 33,293 commuters potential middle and moderate-income house­ McLean 115 343 1553 2011 15 (16,647) would housing in Fairfax County near holds. If recent trends continue, the County would Vienna 135 270 888 1293 9 Fairfax 80 145 296 521 4 their place of employment. This figure equates to become disproportionately upper-income with 330 758 2737 3825 28 7,399 households, using an average of 1.5 workers consequent social and economic impacts on the per household. County. From another perspective, it also appears AREA III that regardless of slow growth or fast growth, the Upper Potomac 183 143 444 770 6 Past Production necessary supply of low/moderate and even me­ Bull Run 225 94 74 393 3 From 1960 to 1970, 61,603 housing units were dian income housing does not happen under mar­ Pohick 416 102 74 592 4 added to the total stock while 572 of those units or ket conditions. The County must take affirmative 824 339 592 1755 13 steps to ensure that such housing exists. How has 0.9 percent were subsidized for lower income citi­ AREA IV zens. From 1970 to 1975, subsidized housing in­ this growth affected the supply of low- and Mt. Vernon 294 979 666 1939 14 moderate-income type housing? The facts are that creased to almost 5 percent of the housing pro­ Lower Potomac 130 338 148 616 4 duced. such units were a small share of that growth. Springfield 100 208 1036 1344 10 The Alternative Production Schedule illustrates From 1967 to 1974, 2310 units of subsidized low- Rosehili 97 242 74 413 3 the relationship between production and the hous­ and moderate-income units were built in Fairfax 621 1767 1924 4312 31 ing needs that have been identified. If the County County. That is less than 5 percent of the total County Total 2075 4262 7399 13736 100% were to continue to produce subsidized housing housing units built during that same period. units at its past rate of approximately 300 units per year, it would take 45.7 years to produce the 13,736 units identified as needed in 1970. On the other hand, the County would have to produce 1,374 units per year to fulfill the identified needs by the 1990 target date of the Area Plans.

Major Housing Issues Despite substantial growth, evidence shows that a number of issues in the housing system re­ main. The major ones are identified as follows: • exclusion of below-market income house­ holds; • distribution of low- and moderate-income households;

I/C 81 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

County residents, apprehensive about the im­ HOUSING PRODUCTION TREND plications of continued growth and increasing 1960, 1970, 1975 demands on the services and facilities within the 1960 1970 1975 County, are doubly so in their response to locating Total HU's 69,184 130,787 170,526 low- and moderate-income housing within the Increase in Total HU's (+61,603) (39,739) County. While most residents acknowledge con­ Subsidized Units 0 572 2,412 cern over increasing costs of housing and expect Increase in Subsidized HU's (572) (1,840) the County to undertake efforts to reduce the con­ Subsidized as % of Total HU's Produced 0.9% 4.6% tinued rapid rise in housing costs, efforts directed to the distribution of governmentally assisted undertook a study, Countywide Modular and Mo­ fered from nonresidential uses tend to physically housing are received with continued opposition bile Home Study and Development Program at the decline. The one major exception is when the resi­ throughout the County. request of the Fairfax County Planning Commis­ dential uses are integrated into the overall de­ Such opposition heightens the County's diffi­ sion. This study is still in process and the results velopment; but in Fairfax, the major confrontation culties in identifying suitable sites for low- and will be published during 1977. The study ad­ is between single-family units and nonresidential moderate-income housing and makes more diffi­ dresses the financing and economics of devel­ uses. cult the promotion of such housing altogether. opment, location criteria, County policies, ordi­ Some of the older neighborhoods are beginning Moreover, well-known opposition in areas nance and code requirements and alternative to show the first signs of deterioration. These throughout the County discourages developers forms of manufactured housing. areas were developed during the post-war housing and others from pursuing housing development boom and have problems partially due to the de­ there. Neighborhood Conservation velopment practices of that period. The physical The relationship between place of residence The housing stock in Fairfax County is relative­ problems need corrective or preventive mainten­ and place of employment has been a long-stand­ ly new. However, some of the older neighborhoods ance, in addition to a need for coordination of pub­ ing issue in development and planning. From early that were generally built before or during the lic services. company towns to current regulations regrading 1950's are beginning to show deterioration. The The County should begin to place emphasis on the location of and relocation of federal installa­ most critical housing conditions tend to be scat­ development of neighborhood conservation pro­ tions, efforts have been made to match housing tered individual units or pockets of previously grams. and job location. rural, low- and moderate-income communities. To combat the deterioration and inadequate Disparity between place of residence and place The previously rural communities are often in poor public facilities found both in the post-war subdi­ of employment has detrimental effects on the pop­ condition, inadequately served by public facilities, visions and in the previously rural low- and mod­ ulation forced to undertake long commutes, on en­ and are in the path of suburbanization. erate-income housing areas mentioned earlier, the vironmental quality within the County, and on These communities are often housing residents County is participating in the federal community energy conservation programs. who have lived in the County longer than their development block grant program. Neighborhood The development of low- and moderate-income suburban neighbors, but they will be forced to improvement programs, designed to preserve and housing has been an isolated aspect of commun­ move out of the County because they cannot afford upgrade these communities, have been adopted ity development. Such construction consistently to repair their homes and/or they cannot afford the for the Huntington, Baileys and Lincoln-Lewis- either comes after substantial development has taxes resulting from increasing property values. Vannoy neighborhoods. Other neighborhoods are already taken place, as a reaction to overwhelm­ This results in a decrease in home ownership for under study for inclusion in the block grant pro­ ing need, or it is ignored altogether. To achieve the the low/moderate population of the County. gram, including Fairhaven, Woodley Hills/ goal of a truly balanced housing supply, Fairfax Several neighborhoods in various parts of the Nightingale, and Chapel Acres. The County should County must promote the development of low- and County were developed in the post-war boom and continue to support programs and policies that moderate-income housing supply through its plan­ served as starter homes for many new residents protect and enhance the existing supply of low ning and implementation policies. after World War II. Over the years, as affluence in­ and moderate cost housing. The segmentation of such development con­ creased, lower income households found these cerns further reduces the ability of the County to areas a sufficient resource. But during more re­ New Growth Areas provide housing opportunities throughout the cent years, these previously moderate-priced units Fairfax County is a predominantly single-family County to low- and moderate-income households are inflating completely out of reach of low/mod­ community; 85 percent of the existing housing is because prime opportunities for such develop­ erate income families. In some cases, the housing single-family. It is a bedroom community with the ment have been lost. This only serves to increase units have undergone substantial rehabilitation, major employment being in the District of Colum­ the difficulties of providing equitable housing but other units need some remodeling and repair. bia. opportunities. In either case, these starter home neighborhoods Past development patterns and unit mix have no longer sell at moderate prices, thus they are resulted in the classic urban problems of the Use of Manufactured Housing not a low/moderate cost housing resource. Also, 1970's. County residents tend to commute long During 1976 the staff of the Office of Compre­ families of moderate- to middle-income who were distances to work. Reliance on the private auto­ hensive Planning and the Office of Research and hoping to buy up to a newer and perhaps larger mobile generates traffic congestion, air pollution, Statistics and a Countywide Citizens Task Force house are presently finding themselves trapped by and huge expenses of pavement for parking lots, accelerated prices and interest rates. destroying many natural features and environ­ ALTERNATIVE PRODUCTION SCHEDULE These neighborhoods are appreciating in value, mental resources. TO MEET CURRENT HOUSING NEED as opposed to depreciating. The problem of an ap­ The development pattern in Fairfax County, not preciating housing market has to be discussed in unlike other local jurisdictions, has been small two aspects. The first aspect is the control of the subdivisions developed in a piecemeal fashion, (5 years) escalation of rents. The former situation is the and bypassing large areas, creating leapfrog de­ most complex in terms of a solution. Ownership velopment which tends to be expensive for the housing prices cannot be controlled after the first local government. In the past few years, there has resale without major changes in our philosophical been some effort to use planned unit development and legal basis of private ownership. Controlling techniques, but a comprehensive plan for the total rental escalations is feasible by use of subsidy development of the County has been lacking. \ (7 years) programs. The most apparent defect of this trend of devel­ Commercial development in the County seems opment is the inability of the County to provide to begin with a shopping center at the crossroads facilities and services in an economic manner of two or more major roads. Residential subdivi­ within a reasonable time frame. Number of H.U.'s per sions occurred nearby, and as the years pass, The lack of mixed housing types limits the con­ Year commercial uses often expand into the residential sumer selection, thus the low/moderate income areas. There have apparently been no incentives family is not able to partake of the American \» (14 years) for commercial and business development to ex­ dream in suburbia. pand vertically; therefore, it sprawls into trie Low densities and relatively little variation in neighborhoods. There are several major commun­ land use limits urban design flexibility. Mass County Goal ^^x^ (27 years) transportation systems also do not function well 500 ity business areas which include previous residen­ at low densities and the pedestrian is ignored Current Production Level _ tial structures that have been converted or strip 300 commercial developments beginning to move when development patterns are small and frag­ (44.5 years) along the major roads from the core of the district. mented. With the expansion of nonresidential activities YEARS 10 20 into residential areas, neighborhood decline re­ sults. Residential units that are not properly buf­ Current Need Target: 13,342 H.U.'s

I/C 82 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Analysis of Change of Housing Needs housing problem is far more than a production (Dunn Loring), Amanda Place and Seth Williams It is a well-known fact that housing problems in problem; the housing delivery system has become communities. Scattered deteriorating housing Fairfax County are not Improving. Both housing a complex set of processes, trends, regulations, also exists along some of the major routes and suppliers and housing consumers are frustrated and actions that no single program could possible back roads in Area II. not only by increasing demands and needs for alter. It must maximize utilization of every pro­ Gross current housing needs include units housing and by such inconveniences as the grow­ gram available to it and form a coordinated pro­ lacking adequate plumbing facilities, over­ ing separation between place of work and place of gram to impact those processes. crowded units, and estimates of units needed by residence, but also by the exorbitant cost of hous­ The second is that regardless of the growth al­ below-median-income commuters. The following ing. Injustices for lower income and minority ternatives—fast or slow—a balanced result can­ table indicates these needs. households, as well as increasing hardships for not occur unless the County provides a full and moderate- and even middle-income households substantial commitment that is explicit and con­ Units Laek'g tinuing. Both points are highly interrelated, and Adequate Overcrowded United Needed are the result. AREA II Plumbing Units By Commuters Total % in a recent housing market analysis, entitled their implications are explored more fully in the McLean 115 350 1953 2418 15% Housing for People, the County Office of Re­ succeeding discussion of foreseeable trends. Vienna 135 291 1116 1542 10% Fairfax* 80 155 372 607 4% search and Statistics reaches several significant Jefferson North 16 26 + 42 NA conclusions: AREA I Total 346 822 3441 4609 29% 2075 4592 9300 15966 100% 1. Fairfax County's expanding economy car­ County Total ries with it an increase in the diversity of its Existing Conditions 'Excludes the City of Fairfax +Cannot be separated from rest of Jefferson Planning District population. In the past, the County has drawn A countywide survey of housing conditions in­ dicated generally satisfactory housing stock in on the labor force resident outside the County Another area of housing need is the over-bur­ Area I, with the only exception existing in the to supply over one-third of its workers. These dened renter households. These are the house­ Baileys neighborhood analysis area (Sector B4). workers earn lower incomes, and are dispropor­ holds who are paying more than 25 percent of the Some deterioration does exist throughout the tionately black or female. If the County is going family income toward rent. The following table in­ area, but it is generally scattered individual units to supply and provide for its own labor force, it dicates the extent of the burden on Area II fam­ showing signs of decay rather than concentrated will have to provide housing for a more heter­ ilies. ogeneous population. neighborhood deterioration. This is particularly 2. Employment in Fairfax County can be ex­ true of some of the housing in the subdivisions $5,000 families $5-10,000 Families $10-15,000 Families pected to continue to grow more rapidly than dating back to the 1940's and 1950's. In some Over-Paying Over-Paying Over-Paying On Rent On Rent the population because of a continued decline areas under redevelopment pressures, deteriora-' AREA II On Rent McLean 256 481 203 in household size and an increased labor force tion is a result of absentee ownership. Vienna 250 347 118 participation rate among women. A neighborhood improvement program and Fairfax* 278 339 68 Jefferson North 39 172 12 conservation plan has been adopted by the Board 3. Declining household size is the single Total 823 1339 401 ( 25631 most important trend which will have an impact of Supervisors for the Baileys area. This document County Total 5653 6803 1703 (14159) •Excludes Fairfax City. on the housing market. Other important and re­ will protect the residential character of the neigh­ lated trends are increasing income levels, de­ borhood and guide any future development. Com­ Area II has 16.5 percent of the over-burdened clining fertility, rapidly increasing numbers of munity development block grant funds are being renters in the County. elderly, and increasing numbers of elderly, and spent to upgrade public facilities and to provide increasing numbers of young heads of house­ loans for individual home improvements. Existing Housing Costs hold. An Office of Comprehensive Planning study on The following tables show the distribution of 4. Households will continue to grow more low-income communities indicates that there are sales units within the three planning districts of rapidly than the population in Fairfax County. two such areas in Area I—the Baileys neighbor­ Area II. The median values are shown in the follow­ The population is projected to increase 44 per­ hood analysis area and the Rosedale Manor gar­ ing table. cent over the next decade at an average annual den apartment complex. Wexford Manor and Median values were calculated by OCP staff rate of 3.6 percent. The number of households, Hollywood Manor are moderate income, federally from January 1974 data in Standard Reports. however, will increase by 55 percent, or at an subsidized projects. They are located in Sector J8 McLean has the highest median for all housing average annual rate of 4.4 percent. The differ­ of the Jefferson area. The James Lee apartment units in the County. ence in the rates of growth of the two will be complex in Jefferson District was a low- to mod­ twice as great as it was during the decade of erate-income area, but that complex has been con­ the 1960's. verted to a condominium. The current status of AREA II SF TH ALL UNITS 5. The demand for housing will not be of the that complex is unknown at this point. McLean $65,900 $64,500 $65,800 same nature as it has in the past: The following table indicates the present distri­ Vienna 57,300 53,800 56,600 • The demand for multifamily structures for bution of low- and moderate-income housing in Fairfax 64,900 49,400 61,500 Jefferson North 63,000 57,400 62,500 smaller households will increase by 95 per­ Area I. cent-calling for 5,000 such units per year. County Median $57,000 $47,700 $55,100 Subsidized as The need for townhouse units will also in­ Total % of Total Homo- crease rapidly, by 54 percent over the next AREA I Low Moderate Total Homeowners owners In District decade, the need for single-family detached 128 (44%) 0 128 15%) 12,749 1% Jgffurson 6 167 (7%) 167 (7%) 13,280 1.2* Existing Rent Ranges units will be far less, increasing by only 34 Annandale O 0 0 20,340 The rental-sales relationship in each of the Lincolnia O 0 0 3,916 ~ percent over the current inventory. planning districts is shown in the following table. 292(10056! 2420(100%) 2712(100%) 167,541 1.6% • Also as a result of smaller households, County Total smaller units will be in much greater demand. AREA II Rental Units % Sales Units % • Not only will people be unable to continue to As indicated in the above table, Annandale and McLean 1,856 (12%) 13,724 (88%) pay for high-priced housing, but changing life­ Lincolnia have no federally subsidized low/mod­ Vienna 1,551 (13%) 10,827 (87%) styles will greatly reduce the need for oversiz­ erate income housing units. Jefferson has no low- Fairfax 2,056 (25%) 6,122 (75%) ed, energy-consuming housing. income units. Baileys has 128 low, but no mod­ Jefferson North 1,311 (63%) 774 (37%) • The need for housing for the elderly will dou­ erate-income units. The actual percentage of low/ Total 6,774 (18%) 31,447 (82%) ble, while the need for all other housing will moderate units in Area I is below the countywide County Totals 46,277 (28%) 121,264 (72%) only increase by 50 percent. percentage. 6. In the future, the tenure of households Under current criteria, all four planning areas can be expected to shift greatly toward an own­ generally meet the requirements for the location Existing Subsidized Housing ership market. of low/moderate income housing that was devel­ The existing subsidized housing in Area II is 7. Because of rapidly increasing housing oped in the Five Year Plan Vol. Ill, Standards and shown in the following table. costs, it is estimated that by 1985, 41,000 Criteria. All four areas are also primarily devel­ The Fairfax Planning District is the only district households will need some form of public as­ oped and most of the existing vacant land is rela­ that has subsidized housing; however, the moder­ sistance. tively expensive. ate-income project there is in default and has To deal with the issues presented in the hous­ never been occupied. ing market analysis, two major points need to be AREA II stressed. iubsTdized as % Moderate f Total Household The first is that the County has not taken an ef­ Existing Conditions AREA II ,„Lr™ Total Households in District fective coordinative approach to housing, al­ A countywide survey of housing conditions in­ McLean 0 0 0 15938 0 Vienna 0 0 0 13,533 0 though its efforts to develop a broader role began dicated generally satisfactory housing conditions Fairfax 0 300(12%) 300(11%} 9,431 3 % Jefferson N. 0 0 0 2,328 0 as early as 1962, when the Board of Supervisors in Area II, particularly in the new subdivisions. Total 0 300 300 41,230 0.7% appointed a housing committee. The County's There are exceptions such as in the Wolf Trap County Totals 310(100%) 2402(100%) 2712(100%) 167,54! 1.6%

I/C 83 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

AREA III in the high $20,000's. These lower valued units In such an improvement program, adequate tend to be the units that are inadequate. density must be allowed so that the potential de­ Existing Conditions Most new market housing tends to be expen­ velopment would provide a mixed income com­ A countywide survey of housing conditions in­ sive, especially the single-family units that are munity and sufficient units to allow all existing dicated generally satisfactory housing conditions above the county median value. residents of the areas to continue to reside there. in Area III, particularly in the newer subdivisions. Gross current housing needs include units lack­ There are exceptions such as in the Lincoln-Lewis- Existing Rent Ranges ing adequate plumbing facilities, overcrowded Vannoy, Zion Drive, Community Lane, Chapel The rental-sales relationship in each of the units, and estimates of units needed by below- Acres, and Lorfax Heights communities. Scat­ planning districts is shown in the following table. median income commuters. The accompanying tered deteriorating housing also exists along some of the major routes and backroads in Area AREA III Rental Units % Sales Units % III. Units Lacking Units Needed A neighborhood improvement program and con­ Upper Potomac 4054 (29%) 9782 (71%) Adequate Overcrowded By AREA IV Plumbing Units Commuters Total % servation plan has been adopted by the Board of Bull Run 296 {5%} 5656 (95%) Lowor Potomac 130 367 186 683 < 4%) Supervisors for the Lincoln-Lewis-Vannoy area. Pohick 0 (0%) 10,536 (100%) Mt. Vernon 294 1,007 837 2,138 ( 13%) This document will protect the rural-residential TOTAL - 4350 (14%) 25,974 (86%) 30,324 character of the neighborhood and guide any Rose Hill 97 25S 93 445 ( 3%) future developent. Community development block Springfield 100 224 1,302 1,626 [ 10%) grant funds are being spent to upgrade public fa­ TOTALS 621 1,853 2,41S 4,892 (30.6%) cilities and to provide loans for individual home COUNTY COUNTY TOTALS 2,076 4,592 9,300 15,966 (100%)

improvements. Other neighborhoods in Area III are TOTALS = 46,277 (28%) 121,264 (72%) 167,541 Source: U. S. Census, 1970. under study for more extensive participation in the Source: U.D.I.S. Standard Reports Another area of housing need concerns the block grant program, including the Zion Drive and plight of the over-burdened renter householder. Chapel Acres communities. This is the group whose members must pay more If the existing residents in these areas want than 25 percent of the family income toward rent. such an improvement program, adequate density Existing Subsidized Housing An accompanying table indicates the extent of the should be allowed so that the potential develop­ The existing subsidized housing in Area III is burden on Area IV families. ment would provide a mixed income community distributed in the following way: Upper Potomac Area IV has 34.1 percent of the over-burdened and sufficient units to allow all existing residents has the greatest amount of subsidized units (52 renters in the County. of the areas to continue to reside there. percent) in the County, while Bull Run has no sub­ Gross current housing needs include units sidized units and Pohick has less than one per­ cent. The Upper Potomac figures are high because $5,000 Families $5-10,000 Families $10-15,000 Families lacking adequate plumbing facilities, overcrowd­ Overpaying Overpaying Overpay) ng ed units, and estimates of units needed by below- of the inclusion of the Town of Herndon. AREA IV On Rent On Rent On Rent median income commuters. The following table Lower Potomac 239 87 3 Mt. Vernon 1,412 1,619 243 indiates these gross needs. (These figures are Rose Hill 173 246 30 Subsidized taken from the 1970 Census.) Total as % of Tot. Springfield 208 316 259 Low Moderate House­ Homeowners TOTALS 2,032 2,268 535 AREA III Income Income Total holds in District COUNTY TOTALS 5,653 6,803 1,703 14,169 (100% Units Laek'g, Over- Units Needed Upper Potomac 78 1343 1421 13,836 10.3% Adequate Crowded By (25%) (56%) (52% AREA III Plumbing Units Commuters Totals %. Bull Run 0 0 0 6,462 0.0% Pohick 36 0 36 10,537 0.3% Existing Housing Costs Upper Potomac 183 177 558 918 6% (12%) (1%) Bull Run 225 146 93 464 3% The following tables show the distribution of Total 114 1457 30,835 4.7% Pohick 41 e 193 93 702 4% 1343 sales units within the four planning districts of Total 824 516 744 2,084 13% County Total 310 2402 2712 167,541 1.6% Area IV. The median values are shown in the fol­ (100%) (100%) (100%) County Total 2,075 4,592 9,300 15,966 10% lowing table.

AREA IV SF TH ALL UNITS Another area of housing need is the over-bur­ dened renter households. These are the house­ AREA IV Lower Potomac $41,900 $33,900 $41,300 holds who are paying more than 25 percent of the Mt. Vernon 57,500 41,700 54,600 family income toward rent. The following table in­ Existing Conditions 49,700 52,500 49,700 dicates the extent of the burden on Area III A countywide windshield survey of housing Rose Hill families. conditions was conducted by the OCP staff in No­ Springfield 53,900 52,000 52,800 vember and December 1973. This survey indicated $5000 $5-10,000 $10-15,000 COUNTY MEDIANS $57,000 $47,700 $55,100 Families Families Families the degree of deterioration in the total housing Overpaying Overpaying Overpaying stock. The newer subdivisions were in excellent Note: Medians were calculated by OCP staff from AREA III on Rent on Rent on Rent condition, but some of the older residential areas January 1974 data from Standard Reports are showing early signs of deterioration. The most Upper Potomac 287 294 90 Approximately 7 percent or 2,400 of the sales critical areas identified from this survey were: Bull Run 45 50 27 units available in Area IV are below $30,000 in Huntington Road, Fairhaven, Jefferson Manor, Pohick 83 36 65 cost. Total 415 380 182 (9771 Trailer Courts, Gum Springs, and Gunston Manor. Scattered housing deterioration also exists on Existing Rent Ranges County Total 5653 6803 1703(14,159) back roads in Area IV. The rental-to-sales relationship in each of the The Route 1 corridor has been identified by the Area III has 69 percent of the over-burdened planning districts is shown in the following table. Redevelopment and Housing Authority as a target renters in the County. area where efforts to improve housing conditions The rental-to-sales relationship in each of the planning districts is: should be concentrated. Toward this end, several AREA IV Rental Sales (B,i Total (% of Existing Housing Costs i%) W communities in the corridor are taking part in the Units Units Units Area IV) The following table shows the median sales Lower Potomac 114 ( 7) 1,440 (93) 1,554 ( 4%) community development block grant program. A prices for units within the three planning districts Mt. Vernon 8,711 (36) 15,598 (64) 24,309 ( 57%) neighborhood improvement program and conser- Rose Hill 557 ( 8) 6,177 (92) 6,734 ( 16%) within Area III. vaion plan has been adopted by the Board of Springfield 1,687 (17) 8,255 (83) 9,942 ( 23%) '. AREA jll SF TH ALL UNITS Supervisors for the Huntington area to preserve TOTALS 11,069 31,470 42,539 the residential character of the neighborhood. AVERAGES (26) (74) (100%) Upper Potomac $68,300 $48,000 $56,400 COUNTY TOTALS Block grant funds will be used to upgrade public Bull Run $51,900 $39,800 $49,200 facilities and to provide individual loans for home Pohick $60,300 $41,600 $56,800 improvements. Woodley Hills/Nightingale Mobile Home Park, Gum Springs, and Fairhaven are also County Medians $57,000 $47,700 $55,100 participating in different stages of the community development block grant program. Another need Medians were calculated by OCP staff from January in the Route 1 Corridor is for emergency housing. 1974 Data from standard reports. The County, in conjunction with private social ser­ Approximately 8 percent of Bull Run, 13 per­ vice agencies, should pursue means to house cent of Pohick, and 13 percent of Upper Potomac those who are temporarily without a place to live housing stocks are below $30,000, a total of 2979 until a more permanent solution can be found for units. The greatest percentage of these units are them.

I/C 84 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

The rent ranges for the planning districts in Area IV which contain rental units are shown in the following table.

Area IV Rent Bedroom Sizes Ranges E 1 1 &D 2 2 Si D 3 3 & D 4 Total (%i $100 0 0 0 0 0 0 0 0 0 ( - ) $100-150 22 177 0 2 0 0 0 0 201 ( 2) $150-200 240 1,025 65 526 0 0 0 0 1J356 ( 17) $200-250 248 2,660 301 2,936 170 134 0 0 6,449 ( 58) $250-300 0 118 0 1,035 261 436 8 0 1,858 I 17) $300-400 0 0 0 329 4 341 31 0 705 ( 6) $400+ 0 0 0 0 0 0 0 0 0 I - ) TOTALS 510 3,980 366 4,828 435 911 39 11,069 (100)

Existing Subsidized Housing The supply of existing subsidized housing in Area IV is shown in the following table.

HOUSING UNITS Mod. Total Low Income % & Mod.Units

Lows r Potomac 0 (-1 0 (-) 0 (-) 1,669 [Mount Vernon 68 (.2of 1%) 595 (2) 663 (2) 28,779 Hill 0 (-) 0 (-} 0 <-) 6,740 igfield 0 (-) 0 (-) - 0 (-) 10,331

AREA TOTALS

COUNTY TOTALS 310 l.2of 1%) 2,402 (1)

%ot COUNTY TOTALS

The Mount Vernon Planning District has the second greatest number of subsidized units in the County (24 percent) while the other three planning districts in the area have none.

I/C 85 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

POLICY RECOMMENDATIONS 4. improving physical community services HOUSING RECOMMENDATIONS (e.g., streets, sidewalks, lighting) in existing In carrying out the above policies, the County neighborhoods; should aggressively pursue a program for each 5. initiating community development pro­ planning area that includes all available ap­ grams in communities that indicate the need The housing recommendations are organized proaches and funding sources to achieve an ade­ with as little displacement as possible; into summary, policy, program, and implementa­ quate level of public and private resources essen­ 6. providing temporary sewage treatment tion recommendations. The policy recommenda­ tial to meeting low-and moderate-income housing systems where feasible to existing rural tions are organized by the four major issue areas needs. County, state, and federal funding com­ communities that require them; as identified in previous staff reports and papers, mitments administered by the County are the 7. conserving and assure maintenance of but in a more comprehensive and detailed form. basis on which a comprehensive housing program existing low/moderate income neighborhoods; The housing goal and policy objectives are must be built, as follows: 8. preventing excessive concentrations of presented with the idea of providing flexibility. As low-income families in individual future housing issues arise, policy additions and • Development of numerous small scattered neighborhoods; modifications should occur to the structure infill sites within established communities D. The County should create balanced new presented in the Plan. through the construction of low- and moderate-income housing units at similar residential areas in coordination with the Plan by: densities which are harmonious and com­ 1. coordinating housing development with SUMMARY OF RECOMMENDATIONS patible with the residential densities as the provision of adequate public facilities; indicated on the plan. 2. creating high quality housing and A. The County should continue to uphold the neighborhoods; and existing Board of Supervisors' policy for 15 per­ • Encouragement of developers to take advan­ 3. developing guidelines and criteria for cent low- to moderate-income housing in areas of tage of zoning housing incentive provisions new communities based on environmental townhouse densities or greater and in to include a minimum of 15 percent constraints and energy conservation. developments of 50 units or greater. moderately priced housing units of varying sizes with regard to family needs, com­ B. The County should maximize utilization of patibility of design, and types of units in new federal and state housing finance programs for developments. low- and moderate-income families through sup­ STRATEGY RECOMMENDATIONS port of COG's fair share formula as it applies to • Programs for development of sites with a full federal funds, and optional use of state housing range of low- and moderate-income housing Fairfax County has made extensive incremen­ development authority financial capabilities. choices should be continued. Such sites tal housing efforts in the past, as outlined in the should be conveniently located in suitable Countywide Alternatives document. Experience C. The County should maximize coordination living environments composed of all income from past efforts suggests that a comprehensive of all federal, state and local housing and housing levels, ages, and family sizes with the hous­ approach which obtains an incremental cost- assistance programs as they apply to Fairfax ing units for low-income families scattered saving is necessary. Although no panacea exists, County. through the total development. the following discussion outlines some viable D. The County should increase utilization of The following discussion places existing approaches. rehabilitation as a tool to revitalize older County housing policies into a comprehensive neighborhoods. structure. Improved Planning Coordination E. The County should reaffirm and strengthen Improved County coordinating mechanisms are the housing assistance plan on an annual basis. A. The County should provide an adequate supply of housing to meet current and future necessary for a comprehensive housing program. F. The County should finance the housing sup­ needs of persons not able to pay market prices for Too frequently program objectives have been port fund program on an annual basis to reduce housing by: frustrated by fragmented planning and implemen­ housing costs, continue site acquisition at tation processes. As state and federal fundings minimum cost and preserve and stabilize existing 1. providing housing for occupants of become available, developments should be communities. substandard and overcrowded units, young families, elderly residents, and persons packaged by County staff and County funds. The employed in the County whose incomes do not County has taken the first step toward this end by HOUSING GOAL AND OBJECTIVE permit paying market prices for housing; adopting its first housing assistance plan, as 2. ensuring that no family or individual outlined in the Better Communities Act of 1974. In order that all who live or work In Fairfax pays an inordinate proportion of its total The plan should be improved, strengthened, and County can have the opportunity to purchase or income for shelter; readopted on an annual basis. rent safe, decent housing within their means, a The County should support comprehensive broad range of housing types and an adequate 3. increasing opportunities for home planning initiatives to study and make recommen­ supply of housing should be provided within each ownership for those who desire the option; , dations assessing a variety of housing planning area to meet the needs of all ages, family 4. increasing opportunities for alternatives. sizes, and Income levels. low/moderate cost rental housing for those As an initial objective toward this goal, the con­ who desire the option; Increasing Funding Strategies struction, purchase, renting, or rehabilitation of 5. providing housing consistent with the low- and moderate-income housing in each Board's support of the Metropolitan The County should sustain its maintenance-of- planning area should be correlated with the pre­ Washington Council of Government's fair effort for low- and moderate-income housing and sent number of low- and moderate-income share formula; and community development activities through annual families living in substandard or overcrowded 6. maximize utilization of federal housing funding of the Department of Housing and Com­ housing in the area and the number of low- and programs and state housing financing munity Development and continued funding of moderate-income jobs that will be generated as a programs. County housing assistance programs, such as the result of commercial and industrial plans for the B. The County should provide equitable hous­ revolving development, infrastructure, moderate area. Consideration should also be given to ing distribution by: income direct sales (MIDS) and rehabilitation loan meeting the needs of those presently working in 1. providing a diversity of housing types, programs. These funds should also be coor­ the area who cannot afford to live in Fairfax sizes, densities, and prices throughout the dinated with federal community development County. To accomplish this objective for each County in areas suitable for residential uses; block grant and state (VHDA) programs. Tax relief planning area, the specific countywide objective 2. ensuring that all persons employed in is another means of decreasing the cost burden. each year should be to produce a reasonable Fairfax County can live in the County; The County has tax relief legislation for the elderly cumulative increase in low- and moderate-income 3. encouraging housing opportunities to and handicapped and a housing expense relief housing as a proportion of total housing available allow persons employed in the County to live fund for other low-income homeowners. in the County. The County should develop near their jobs; Indirect funding strategies are also recom­ methods and programs for assuring that low- and 4. eliminating discrimination in housing by mended. Encouraging better planned develop­ moderate-income housing is available throughout assuring enforcement of open housing laws ment can contribute to a decrease in cost. One the County. Emphasis should be placed on the and fair housing affirmative action plan in study concluded that a planned community scattering of housing units available to low- and sale/rental of all housing; and development of 10,000 units would save 4 percent moderate-income families in numerous locations 5. dispersing lower cost housing units into of total capital costs, or $15.3 million over an alter­ through the area, thereby creating economically mixed all areas in accordance with their ability to native sprawl development pattern. These communities. absorb housing. 2. eliminating overcrowded conditions in C. The County should improve and/or maintain housing units; housing and neighborhood quality by: 3. preventing older declining structures and 1. upgrading substandard housing; neighborhood from becoming substandard;

I/C 86 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

economies result from land cost savings with con­ maintenance costs and keep quality high. Com­ private use or to make funds available under the tiguous, compact development, and road and util­ pared with other areas where the housmg stock is same circumstance. ity cost savings due to elimination of leap­ older and badly deteriorated, County encourage­ frogging. A decrease in capital cost burden for in­ ment for greater professionalization of both public, Below-Market Housing frastructure will result in a savings for the County. and private housing management can yield The following locations have been proffered or These savings may be passed on to the consumer excellent results. proposed by the Department of Housing and Com­ in the form of lower taxes. Obtaining changes in the state enabling munity Development for below-market housing. Improved housing management systems would legislation will permit greater flexibility in housing Further approvals for some of the sites may be re­ help ensure continuing maintenance of the development, particularly low/moderate-income quired by the Redevelopment and Housing County's still relatively new housing stock. Atten­ housing. For example, current Virginia laws make Authority, the Planning Commission and/or the tion to the stock can reduce long term it extremely difficult to lease public land for Board of Supervisors.

PROPOSED BELOW MARKET HOUSING SITES, AS OF DECEMBER 31, 1985

Number of Below Tax Map Magisterial Planning Planning Total Market Location Reference District District Sector Units Units Type of Program

Area I

Knights of Columbus 71-2((1))27 Mason Annandale A3 45 45 40 Local Elderly 5 Public Housing 6729 Little River Tpke

Local Elderly Long Elderly 58-4((1 ))39-45 Annandale Annandale A7 120 120 Little River Tpk. & Olley Lane

70 Authorized 32 Public Housing— Heritage Woods 70-2((14))&((17)) Annandale Annandale A10 1,129 34 Occupied Occupied 4200 Americana Dr. 12 Proposed 12 Public Housing—Proposed 2 MIDS

Misty Woods 50-l((l))14,15 Providence Jefferson J8 50 10 MIDS (Murray-Gaskins) 2830 & 2834 Hollywood Rd.

Lincolnia Elderly 72-2((1))43 Mason Lincolnia L1 84 beds 84 beds Local Elderly 4710 N. Chambliss St.

Area II

Unknown Flint Hill 47-3((1))29 Providence Fairfax F4 168 34 3200 Blk Jermantown Rd.

Penderbrook 46-3((1))35 Providence Fairfax F4 1,800 92 Unknown W. Ox Rd. & Rte. 50 46-3((3))1, 1A 2, 3, 4, 5, 6, 7, 8, 9, 10, 10B, 10C, 13, 14, 4B, 4C, 9A, 11C

Marriott-Hooper 48-4<(1 ))1 Providence Vienna V1 Unknown 35 Unknown Lee Hwy. & Nutley St.

Unknown Country Creek 48-1 ((1)) Providence Vienna V5 Unknown 33 2900 Blk. Sutton Rd. Part of 88 or 89

Unknown DeLuca 48-1,48-2((1 ))1 A Providence Vienna V5 Unknown 150 Between Sutton Rd. Nutley & 66

Area III

Unknown Fair Ridge 46-3((1))17 Providence Bull Run BR4 571 16 12300 Blk. Lee-Jackson Hwy. 19, 21, 22

Fair Lakes 45-4<(1 ))24, Providence Bull Run BR4 1,321 50-250 Unknown West Ox Rd. bet. pt. 25, 30; Rt. 50 a 66 45-5«2))15; 55-1 ((7)) 20, 21; 55- 2((2)) pt.17,18; 56- 1((17))1A, pt. 2A 56-1 ((8))2, 3

Unknown Bacas 54-3((3))1 Springfield Bull Run BR5 40 14700 Blk Lee Hwy

Chart continued on next page.

I/C 87 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Number of Below Tax Map Magisterial Planning Planning Total Marital Location Reference District District Sector Units Units Type of Program

Little Rocky Run 54-4((1))96, 97 Springfield Bull Run BR6 681 136 Private Sales 13700 Blk Braddock Rd 109 Occupied

Newgate 54-3((1))4,5,8 Springfield Bull Run Centre- Unknown 27 Unknown Braddock Rd. & 54-1((1))17, 19 ville Aubrey Patent Dr. Complex Area

Virginia Suburban 66-1((1))4, 15 Springfield Bull Run BRS 442 25 Unknown Braddock & Union Mill Rds.

Chase Commons 77-2((1))60 Springfield Pohick P6 260 72 IDB Financing Burke Commons Rd.

Reston Interfaith Unknown Centreville Upper UP5 108 22 Unknown North Reston Potomac

Area IV

Washington Square 108-1 ((8)) Mt. Vernon Lower LP4 Unknown 10 Unknown 7600 Blk. Pohick Rd. Potomac

Huntington Gateway 83-3((1))72, 73, Mt. Vernon Mt. Vernon MV1 445 89 108 Financing-New Huntington Ave. & Rte. 1 74, 75, 76, 77, 78

Colchester Towne 101-2((11)) Lee Mt. Vernon MV2 200 24 FCRP 7995 Audubon Ave.

Belle View 93-2((7)) Mt. Vernon Mt. Vernon MV4 979 50 Authorized Public Housing Belle View Blvd. 40 Occupied

Woodley Hills Estates 92-4((1 ))82A, 84 Mt. Vernon Mt. Vernon MV5 328 218 Mobile Redevelopment 7301 Richmond Highway 93-3((1))34A,35A Mobile Home Pads Local Funding Home Pads CD8G (Current)

Paul Spring Retire­ 93-4((1))1 Mt. Vernon Mt. Vernon MV5 144 29 IDB Financing-Rehab. ment Center 7116 Ft. Hunt Rd.

Katzen 81-4((1))15C&24 Lee Rose Hill RH1 Unknown 44 Unknown Franconia Rd. & St. John Drive

Kingstowne/Landsdowne Pt. of 91 -1, Lee Rose Hill RH4 Unknown 425 Unknown Telegraph Road 91-2, 91-3, 91-4, 99-2 a 100-1

Manchester Lakes 91-1((1))74,74A Lee Rose Hill RH4 Unknown 100 (elderly) Unknown Beulah Street & Hayfield Road

Daventry 89-4((1))22 Springfield Springfield S3 Unknown 160 Unknown Rolling Rd. & Hooes Rd.

IMPLEMENTATION RECOMMENDATIONS The County has authorized its Department of an aggressive program to increase the supply of Housing and Community Development to file a such housing. Consideration should be given to The methods of implementing the housing community development block grant application the character of such housing in relation to sur­ components are discussed in terms of the general with the federal government. This program will rounding uses and the need for housing for low- governmental level of funding; the County must fund the provision of community improvements in and moderate-income families in the County as coordinate the state, federal, and local programs, several designated lower income neighborhoods set forth in the County adopted housing to maximize effectiveness. in the County. The improvements could eventually assistance plan. include parks and recreation facilities, sewer and Federal Programs water service, road improvements, and housing State Programs The County should do everything possible to rehabilitation. The section 8 housing program will The County should maximize the utilization of implement the following federal programs that provide housing units for lower income families housing funds from the Virginia Housing Develop­ provide housing and housing-related resources: throughout the County, in accordance with the ment Authority. This state-enabled agency can community development block grant program, County's adopted housing assistance plan. provide low interest loans to the County, private housing assistance program, section 8—leasing The objective of providing decent housing for developers, or nonprofit agencies, for use in con­ housing, section 202—elderly housing, section all people and adequate sites for an increased structing housing for lower income families. The 8—new construction and substantial rehabili­ amount of low- and moderate-income housing is state monies can be combined with the section 8 tation, section 203(b)/235—single-family housing, strongly endorsed. To accomplish this, provide program to provide a wide range of housing and public housing. housing for low- and moderate-income families by opportunities.

I/C 88 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Local Programs Community improvement efforts must be state and federally-subsidized programs for hous­ The County should increase locally funded pro­ initiated by citizens in participating ing construction and private sector proposals grams and coordinate them with federal and state neighborhoods. Citizens must draw up a com­ would be evaluated for their impact on housing programs and funds. munity plan specifying the type and location of needs. This evaluation would consider adequacy The rehabilitation loan program could be ex­ needed improvements. The Board of Supervisors of public transportation, proximity to public ser­ panded and coordinated with an expanded in­ will hold a public hearing on the community pian vices, access to private services and shopping, frastructure fund to do rehabilitation on a and then consider adoption of the plan. If funds impact on existing developments and neighborhood scale as opposed to just single- are available, design.and construction can begin. neighborhood patterns, and the home-ownership structure rehabilitation. The rehab-loan program Certain local improvements will be made in patterns in nearby communities. could provide the repair loans and the infrastruc­ neighborhoods that participate in the program. ture would provide the public facilities im­ The eligible improvements include sidewalks and provements such as streets, utilities, parks and trails, curbs and gutters, driveway entrances, recreation. At the present time, these funds are storm drainage systems, roads (paving and widen­ not sufficient to carry on such a scale of activity. ing, street lights, and streetscape improvements The County's tax relief program has recently (landscaping, street tree planting, street been expanded and is another means of furniture). assistance for homeowners. This program could The cost of sidewalks, curbs and gutters, and be more broadly publicized so that citizens are driveway entrances will be shared by the County aware of its availability. and the homeowners in participating The County also provides funds for housing neighborhoods. The portion of these costs to be development programs through its revolving borne by the homeowners will vary, depending development and infrastructure programs. These upon the average assessed value of homes in the funds are utilized to provide preliminary develop­ neighborhood. Areas with a lower average ment expense, such as site control planning, etc., assessed value will pay a lower portion of the and to defray sewer and water tap fees and related costs. The cost of all other improvements, such as development costs. These programs should con­ streets and storm sewers, will be financed totally tinue to be coordinated with state (VHDA) funding with public funds. mechanisms jind federal housing programs. The County Zoning Ordinance has been ap­ Housing Programs proved with a significant section on moderate Some of the housing programs which have priced housing units. This ordinance provides for applicability to the issues of production and hous­ an optional density bonus of 25 percent for ing cost include the proposed housing and en­ developments which provide a percentage of vironmental development corporation (PLUS moderately-priced units. The County's moderate Working Paper 4), the housing assistance plan, income direct sales (MIDS) second trust program and community development revenue sharing. is a means of assuring the financing of these Other existing County programs that are ap­ moderately priced units by reducing or deferring plicable for housing development and improve­ mortgagable costs. ment include the revolving development infra­ Where existing housing for persons of low- to structure and rehabilitation loan funds. moderate-incomes is removed from a residential There are a number of housing actions that can parcel because of a change in zoning which per­ be taken: mits higher density development of that parcel, • neighborhood conservation and stabili­ the number of units removed must be replaced by zation; a similar number of units of the same economic • neighborhood improvement programs; level, as part of the redevelopment. • planned development centers; • project impact evaluation system (PIES); and The Community Improvement Program • maximizing use of federal/state housing The Fairfax County Board of Supervisors programs adopted the community improvement program in An important housing objective is the conser­ April 1978, to eliminate the causes of urban decay vation of the existing moderate-income housing at the neighborhood level. The purpose of the pro­ stock. This conservation policy can take the form gram is to revitalize older neighborhoods of preventing commercial encroachment into ex­ threatened by deterioration by providing public isting stable residential areas. A clear County improvements such as sidewalk, curb and gutter. policy aimed at conserving existing low-moderate Financing of the necessary improvements will be income communities and discouraging develop­ shared by homeowners in participating ment that threatens the existence of the present neighborhoods, the County and the state. residents must be included in the plan. A Any individual or neighborhood may apply for cooperative land swap arrangement might have the benefits of the program, but priority will be some applicability in some of the more given to those neighborhoods that meet the delapidated existing low- and moderate-income criteria listed below. Neighborhoods within the communities. three towns of the County are eligible to apply for Priority should be extended to moderate cost participation in the program. Besides a sincere rental complexes which may be candidates for willingness to take part in the program, a condominium conversion. The County should neighborhood must have the following features: make every effort to preserve and maintain as • The neighborhood must be residential in many of these units as possible through the use of character, and the citizens must be willing to federal, state and local programs. retain this character. Another possibility for increasing the low- and • Although basically stable, the neighborhood moderate-income housing stock would be the pro­ must have certain public facility deficiencies vision of such housing the planned development which contribute to its deterioration. centers. These units could be scattered • Residents must be willing to prepare a com­ throughout the developments rather than munity plan for approval by the Board of identified at the low/moderate-income housing Supervisors. portion of the planned development center. The • Residents must be willing to share the costs middle income family should also be included in of improvements, and to dedicate the these centers, by providing for the development of necessary rights-of-way or easements for the moderate-priced units throughout the area. The improvements. ultimate result would be planned development • The neighborhood must be represented by an centers with housing for all income levels, both existing civic organization, or a new one market housing and below-market housing. which can be formed for this purpose. Another tool for increasing the supply of low- • The neighborhood must contain one or more and moderate-income housing is the project im­ contiguous areas of at least 20 homes. pact evaluation system. Under this system, both

I/C 89 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide HISTORY AND ARCHAEOLOGY

In 1742, the County of Fairfax was created by RESOURCE MANAGEMENT AND • that are associated with events that have the colonial legislature from the northern portion PRESERVATION made a significant contribution to the broad of Prince William County. At the time of its forma­ patterns of our history; or tion, Fairfax included all of what is now Fairfax, The quantity and quality of our heritage • that are associated with the lives of persons Loudoun, and Arlington counties, and the cities of resources are increasingly being reduced as a significant in our past; or Alexandria, Falls Church, and Fairfax. In 1791, result of the tremendous rate of development in • that embody the distinctive characteristics of the Virginia General Assembly ceded what is now the county. In recognition of the importance of a type, period, or method of construction, or Arlington County and Alexandria City to the preserving these resources, the Board of Super­ that represent a significant and distinguish­ Federal Government as part of the District of Col­ visors in 1967 passed a zoning amendment de­ able entity whose components may lack indi­ umbia. This was returned to Virginia, although not signed to protect and enhance the County's his­ vidual distinction; or to Fairfax County, in 1846. toric structures through the creation of historic • that have yielded, or may be likely to yield, The earliest known residents came to what was districts. The Board also established an Architec­ information important in prehistory or later to become Fairfax County at the end of the tural Review Board which, in consultation with the history." last Ice Age when the area looked much different Board of Supervisors, has control over construc­ There are, however, historic structures and than it does today. These people, whom we call tion of and improvement to all buildings, the exter­ archaeological sites which may not meet these Indians, brought with them a hunting and gather­ nal appearance of individual properties, and criteria, but which are still worthy of study and ing way of life based on the use of stone toohs. demolition of historic buildings within a historic preservation because of their value to county citi­ From that time until Captain John Smith explored district. zens. If a heritage resource meets the following the Potomac River in 1608, these people grew in The Fairfax County History Commission has criteria, it is considered publicly significant: numbers and prospered. They eventually reached established an official Fairfax County Inventory of « The resource possesses characteristics that a stage of development characterized by sizeable, Historic Sites. It is an open-ended list and con­ are potentially useful in educating the public agriculturally based villages and hamlets. Captain tains over 200 sites and structures. A short about our past and how it is studied; or Smith's 1608 map records the Powhatan sub- research report has been complied on each of the • The resource possess characteristics suit­ chief village of Tauxenent located in the vicinity of sites. The Plan contains a map indicating these able for the exhibit and display of objects, what we now know as Colchester. This village, sites, and several are discussed in the following ruins, or stabilized or restored structures for which probably controlled hamlets and farmsteads pages. public enjoyment; or along the Fairfax County shore of the Potomac Many monographs have been prepared and • The resource possesses the potential to and Occoquan Rivers, is the first recorded politi­ published on various aspects of the history of Fair­ serve or already serves) as a focus of cal center in the County. The village remained fax County. The earliest were studies of historic community identity and pride. until approximately 1660, when its occupants structures, commissioned as part of an effort to moved away, never to return. determine whether a certain historic district Preservation Alternatives During the colonial period, the county was should be created. The emphasis is now more Those heritage resources that have been primarily agricultural. Its landowners raised tobac­ topical and focuses on the study of various topics evaluated as significant are eligible for preserva­ co on large plantations with slave labor. The city and communities within Fairfax County in an effort tion by the application of a number of tools. Im­ of Alexandria, the county seat between 1752 and to assist in long-range planning. plementation of any preservation tool will be 1800, served as an important colonial port. Recognizing the value of archaeological undertaken only in consultation with all parties Subsequent to 1800, the commercial impor­ resources in obtaining a full understanding of the concerned. tance of Alexandria declined, as business shifted County's heritage, the Board of Supervisors (at National Register of Historic Places. The Na­ to Baltimore and other ports. In addition, an the request of the Fairfax County History Commis­ tional Register of Historic Places is the official list economic and population decline began in Fairfax sion) established the Fairfax County Archaeologi­ of the national cultural resources worthy of due to soil exhaustion and westward expansion. cal Survey in I978. The major responsibility of the preservation. This trend began to reverse itself about 1840, County archaeologists is to manage the archaeo­ There are several advantages to having a pro­ when Northern farmers began to move to Fairfax logical resources of the County. Through preser­ perty listed on the National Register: with improved agricultural methods, including the vation and study, the goal is to ensure that these • The property owner is eligible to be con­ use of animal fertilizer. During the Civil War much buried manifestations of human culture can be sidered for federal historic preservation military activity occurred in Fairfax County, with considered in planning and development and grants, when such funds are available; Union and Confederate soldiers occupying interpreted to provide insight into the County's • The property owners who follow specific various parts of the County. cultural heritage. rehabilitation guidelines can be eligible for After 1865, agriculture continued to diversity, federal tax benefits; as Fairfax became a supplier of grain, fruits, vege­ Heritage Resource Management Plan • The property is protected by requiring that tables, and dairy products for the nation's capital. The ultimate aim of heritage resource manage­ the effects of federally assisted projects on In 1925, Fairfax had the highest standing of all ment is to preserve our heritage resources for the the property be fully evaluated. 100 Virginia counties in value of dairy products. study and enjoyment of county citizens. Since in­ There are over twenty Fairfax County sites Suburban development began to be important, as creasing development in the County is putting listed on the National Register, including the the roads and railroads which had provided the pressure on these resources, the Fairfax County Belvoir Ruins, Colvin Run Mill, Cornwell Farm, means for reaching the Washington markets Heritage Resource Management Plan was devel­ Dranesville Tavern, Fairfax Arms, Fairfax County began to be used by Fairfax County residents to oped to create an optimum balance between the Courthouse and Jail, Gunston Hall, Herndon Rail­ commute to jobs in Washington, D. C. A great im­ often conflicting interests of economic growth and road Station, Hope Park Mill Complex, Huntley, petus to this development was provided by the the preservation of the County's heritage Langley Fork, Moorefield, Mount Vernon, Mount rapid growth of the federal government during and resources. The Heritage Resource Management Vernon Memorial Parkway, Pohick Church, Pope- after World War II. Fairfax County is now the most Plan sets forth general policies and guidelines for Leighey House, St. Mary's Church, Salona, Sully, populous political subdivision in the Common­ identifying, evaluating, and making decisions on Wolf Trap Farm Park for the Performing Arts, and wealth of Virginia, although two-thirds of its land the preservation of our heritage resources. Woodlawn Plantation. An up-to-date listing of area is still undeveloped. Since it is not practical or even desirable to County National Register properties is maintained Numerous archaeological sites and historic preserve every historic structure or archaeological on file in the Heritage Resources Branch offices. structures remain as evidence of the County's rich site, decisions must be made on which resources and varied past. Through their study and preser­ are worthy of study and preservation. These deci­ Historic District. Creation of an historic district vation, these heritage resources can help us sions are made on the basis of whether or not the is a tool which may be utilized when a structure understand and enjoy that past. Historic struc­ resources meet certain criteria, as outlined in the or site is threatened by developmental pressure. tures serve as visual reminders of earlier built en­ Heritage Resource Management Plan. Since the This can include development which could have vironments as well as representing certain historic National Register of Historic Places serves as the an adverse visual impact on the property. In an events and individuals. Archaeological resources legal basis for the majority of preservation activ­ historic district, all alterations to the exterior of a represent the entire 11,000 years of cultural heri­ ities on national, state, and local levels, its criteria building or proposed demolition of a historic build­ tage in the County. Since the Indians were not lit­ are used in evaluating county resources: ing are under the control of the Architectural erate, insight into their culture history can only be "The quality of significance in American Review Board. acquired through archaeological investigation. history, architecture, archaeology, and culture is Easements. Negotiated historic easements are Archaeological investigation also provides the present in districts, sites, buildings, structures, legal agreements whereby the owner of a historic means to examine historical phenomena which and objects that possess integrity of location, property agrees to such terms as not tearing down were not recorded or for which records no longer design setting, materials, workmanship, feeling, the structure, maintaining its exterior, refraining exist. and association, and:

I/C 90 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

from dividing and selling the property for develop­ landscapes that are visually important for county ARCHAEOLOGICAL SURVEY ment, or similar provisions. In return, the owner citizens. Heritage resources are included in the is paid a fixed sum of money or is taxed at the EQCs because they enhance the cultural and The archaeological resources of Fairfax Coun­ rate that would apply if his land were not other­ aesthetic value of the recreation system within the ty represent more than 10,000 years of cultural wise developable. An example of the negotiated EQCs. The inclusion of heritage resources within heritage, the entire span of human occupation of easement in Fairfax County is the one with the the EQCs also serves to protect these resources eastern North America. Since the Indians of the owner of Salona, an early nineteenth-century by maintaining the EQC in a relatively United States were not literate, insight into their structure near Dolley Madision Boulevard in undeveloped state. culture history can only be acquired through the McLean. The house, outbuildings, and some sur­ Agricultural and Forestal District. The establish­ archaeological record. Archaeology also provides rounding acreage were included in a permanent ment of Agricultural and Forestal Districts helps the means to examine historical phenomena which easement, and a large parcel fronting directly on preserve agricultural, horticultural, forested, and were not recorded or for which the records have Dolley Madison Boulevard is included in a 10-year open space lands in the County. In doing so, the been lost or destroyed. easement, guaranteeing that the property will re­ county retains some of its historic rural character, North American archaeology is currently di­ main undeveloped for that period of time. This as well as providing tax benefits to owners of vided into two categories, prehistoric and historic, devaluation of development potential is reflected property within the districts. Heritage resources both of which are presented on the Fairfax County in the owner's property taxes. located within such a district are protected form archaeological survey. Prehistoric archaeologists This technique ensures the protection of the developmental pressures. are primarily concerned with extinct Indian civili­ property and is much less expensive than acquisi­ zations. They attempt to trace the development Dafa Recovery. In situations where the applica­ tion. It does not, however, ensure that a historic and changes in these cultures from the earliest tion of any of these preservation tools is not prac­ structure will be restored. inhabitants of the continent of roughly 10,000 tical or achievable, the information possessed by Acquisition, Restoration, and Operation of years ago, to the tribes that resided in the area the heritage resource can be recovered so that it Historic Properties. The Fairfax County Park when the first Europeans arrived. The purpose is is not lost entirely. This data recovery can take the Authority has acquired such properties as Dranes­ to study the development of human civilization in form of photographing and documenting the ville Tavern, Colvin Run Mill, and has a 99-year its more primitive forms. physical appearance of a standing historic struc­ lease on Sully Plantation. It has restored or plans Historic archaeologists begin their study with ture, retrieving architectural elements and details to restore these properties and open them to the the arrival of the first Europeans. Usually, prob­ for possible study and display, and archaeological public. This is the most expensive means of pres­ lems are addressed which have been traditionally testing and excavation. ervation since the County pays the cost of pur­ ignored by historians or for which there is no his­ chase and restoration as well as the loss from torical record. Through the cooperation of a vari­ Ongoing Preservation Goals having the property removed from the tax rolls. A ety of disciplines a valid analysis of the lifestyles portion of the operational cost is offset by en­ • Heritage resources will be taken into con­ of our ancestors can be accomplished. trance fees. This technique, however, is the only sideration at the earliest planning stages of The drastic changes from an aboriginal, stone one that will assure that the historic site will be development, and as appropriate thereafter. age culture, to a broadly scattered plantation- restored and well maintained. In allowing public • Eligible sites, properties, and districts will be based culture with worldwide trade ties, to a diver­ access to and special events on the property, it nominated for inclusion in the county Inven­ sified agricultural community, and finally to the also serves as a valuable educational tool for all tory of Historic Sites, and the State and Na­ dense urban and suburban culture of today have those who visit, as well as a pleasant recreational tional Registers. produced a tremendous wealth of archaeological experience for the citizens. • Significant sites, properties, and districts will information. This information is important to the Fairfax County is fortunate in having several be preserved through the application of ap­ full understanding of the County's heritage and structures of national importance which have propriate preservation tools. the sociological and cultural factors that have been saved and maintained by private organiza­ • Architectural and archaeological field gone into creating our modern society. tions. Woodlawn Plantation, owned by the Na­ surveys will be conducted in those areas and This resource and information base is increas­ tional Trust for Historic Preservation, is protected for those resources about which little is ingly being reduced as a result of the tremendous by inclusion in a historic district, as is the Pohick known, and in areas where development rate of development in the County. In recognition Church. Mount Vernon and Gunston Hall have may have an adverse impact. of the importance of the preservation of these re­ long since been restored by private societies and • The Heritage Resource Management Plan sources, the Board of Supervisors (at the request certainly merit historic district protection. will be reviewed annually to assess the need of the Fairfax County History Commission) estab­ for revisions in preservation goals and lished the Fairfax County Archaeological Survey Purchase and Lease-Back. This preservation priorities. in July 1978. tool can be used by government to ensure that a • Dialogue will continue with interested and historic property is protected by certain legal concerned county citizens, and public par­ Archaeological Resources Management covenants. The County could purchase such a ticipation in heritage resource preservation The major responsibility of the Survey is to property, and then lease it for a sum to a citizen, programs will be encouraged. manage the historic and prehistoric resources of company, or organization which would agree to in­ the County. The Survey has adopted a program of clude in the lease restriction on the possible uses preservation and study which is intended to en­ of the property and/or regulations concerning the sure that these buried manifestations of human appearance of the exterior of the building. A varia­ Historic District culture can be considered in planning and devel- tion on the technique is the revolving fund. Under pment, and interpreted to provide as much insight Creation of a historic district is a tool which this system, a building is acquired, restored, put into the local and American cultural heritage as may be utilized when a structure or site is of major under restrictive covenant and resold, with the possible. architectural and/or historic significance and is sale money serving as capital for further A major goal of the Survey is to create an opti­ threatened, by pressures of development. This can investment. mum balance between the conflicting interests of include the threat of adverse visual impact from The first technique assures preservation but economic growth and the preservation of the proposed development within the quarter mile not restoration. Also, much time must elapse for County's archaeological resources. Recognizing radius of the boundaries of the property. In a his­ an initial investment to be repaid. The latter tech­ the legitimacy of both of these interests, the Sur­ toric district, all alterations to the exterior of a nique assures both preservation and restoration vey is attempting to maximize preservation while building or proposed demolition of a historic but requires a large initial capital investment. It simultaneously minimizing its impact on eco­ building are under the control of the Board of does, however, return the property to the tax rolls. nomic growth. To do this it is important for the Supervisors with the advice of the Architectural Historic Roads Protection. The Commonwealth Survey to identify and evaluate the archaeological Review Board. of Virginia has established a category of roads of resources of Fairfax County; to establish a system special historic or scenic interest called "Scenic for early reconciliation of potential conflicts be­ Historic Roads Protection Highways and Virginia Byways". Old Georgetown tween economic and preservation interests, and Pike, Route 193, was named a historic byway and The Commonwealth of Virginia has established to raise the level of public awareness of the value was the first road in the state to qualify under this a category of roads of special historic or scenic in­ of archaeological resources. program. The designation means that special care terest called scenic highways and historic by­ The Survey has implemented a series of proj­ will be taken to conserve the unique resources of ways. Old Georgetown Pike, Route 193, was re­ ects, foremost among which is the compilation of the road and act as a deterrent to major road cently named a historic byway and is the first road an inventory of archaeological sites in the County. reconstruction. in the state to qualify under this new program. The The significance of these sites is being assessed Environmental Quality Corridors (EQCs). The designation means that special care will be taken so that decisions regarding preservation actions Environmental Quality Corridor is a tool used to to conserve the unique resources of the road and can be made. In conjunction with this .project, the preserve open space in the county. EQCs provide acts as a deterrent to major widening or improve­ Survey is constantly reviewing zoning change re­ protection for ecologically sensitive areas, for ment. quests, preliminary development plan submis­ valuable environmental resources, and for natural sions, and conducting field survey and literature

I/C 91 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

reviews of Fairfax County parks. All surveys and The District of Columbia Boundary Stones Virginia Byway. It originated as a buffalo trail, was reviews involve the examination of historic maps There are four District of Columbia boundary later a familiar trail for the Susquehannahs and and literature, and comparison of plat maps with a stones in Area II. (See description under the listing Iroquois, served as a road for the transport of agri­ theoretical model of potential prehistoric Indian for historic sites in Area I.) cultural produce toward Georgetown and Alex­ settlements. Surveys include the on-site examina­ andria, and from the early 1800's to 1932, it was a tion of project areas by staff archaeologists. The Fairfax County Courthouse toll road. It is one of the few roads in this area Completed in 1800 according to plans by which retains its beauty, character, and historic SELECTED HERITAGE RESOURCES James Wren. This is the third courthouse built flavor. The extraordinarily rugged topography of since the organization of Fairfax County in 1742. It this northern edge of Fairfax County bordering the Area I is a two-story brick building topped by an octa­ Potomac River gives this road an unusual scenic gonal cupola. As the county has grown, several quality. The heritage resources described below are additions have been made to the original structure some of the more notable ones in Area I. which was restored during the 1960's. The court­ Area III house is on the Virginia Landmarks Register and The District of Columbia Boundary Stones the National Register of Historic Places. Area III contains seven historic districts. These are sandstone markers erected in 1791 when the site of Washington was first determined. Langley Ordinary The original area of the District of Columbia was The Langley name in this area dates from its Saint Mary's Church Historic District ten miles square and the forty stones were placed eighteenth century ownership by Thomas Lee who Saint Mary's Church Historic District was cre­ at one-mile intervals along the boundary lines. The named it for an ancestral estate in England. The ated in November, 1972. Its purpose is to protect remains of the stones have all been recovered and Langley hamlet at the intersection of Georgetown the environs of this church, the oldest Catholic are under the protection of the Daughters of the Pike and the Old Chain Bridge Road contained a Church within the present boundaries of Fairfax American Revolution. There are three boundary drover's rest, a toll house, a blacksmith shop, a County. Saint Mary's Church was constructed in stones in Area I. store, and this mid-19th century building, once 1858 to serve the needs of the Irish immigrants used as a tavern, and during the Civil War, as a who came to Fairfax County to work on construc­ Fountain of Faith hospital and headquarters for Union General Mc- tion of the Orange and Alexandria Railroad. The On the grounds of the National Memorial Park Call. church is a rectangular white frame structure, cemetery is the Fountain of Faith designed by the topped by a spire with eleven Gothic arched win­ Swedish sculptor, Carl Milles. A juxtaposition of Moorefield dows, one on each side being filled with stained 38 bronze figures and flowing water, the fountain Was the house of Jeremiah Moore, an influen­ glass. During the Civil War Second Battle of Bull has as its theme, the joy of reunion after death. tial early Baptist leader in Fairfax County. Built Run, Clara Barton nursed wounded soldiers in the about 1790, the frame and clapboard structure is area around the church and the nearby railroad Green Spring Farm now covered with brick. The structure is adjacent station, and the American Red Cross has erected A Fairfax County park, Green Spring Farm's to land programmed for a Metro Station. Efforts a marker in the area. The church is listed on both grounds are open to the public. The brick house, are being made to keep the house in its current lo­ the Virginia Landmarks Register and the National dating from the mid-eighteenth century, is the cation and make a suitable use for it. Register of Historic Places. headquarters for the Fairfax County Council of the Recommendations for development within the Arts. Salona historic district can be found in Sectors P1 and P2 Built about 1805, Salona was named for an of the Area III Plan. The Mount Italian castle. The name means a place of great This house was built in 1745 by Colonel Robert hospitality. Salona is the house in which Presi­ Colvin Run Mill Historic District Lindsay, whose family had emigrated from Scot­ dent James Madison took shelter the night in 1814 Created in March of 1973, this district is lo­ land in the 1600s. It was originally constructed of when the British burned the Capitol and the White cated around the intersection of Colvin Run Road log and stone and has been covered with stucco. House. The house is a two-story brick structure and Route 7. The Colvin Run Mill was a custom or and originally had two wings. Both were destroyed merchant mill which ground grain commercially Oak Hill during the Civil War; only one has been rebuilt. and stored both grain and flour. It was built some This historic landmark was built about 1780. The owners of Salona have given the county an time between 1811 and 1830. Part of the west wall Located off Wakefield Chapel Road it is one of the easement on the house, the outbuildings, and part is stone and could be a remnant of an earlier mill. few remaining eighteenth-century structures in of the grounds. The miller's house, built about 1815, can be placed this heavily developed section of the county. A lengthy research monograph which will pro­ in the transitional period between Federal and vide the information needed to consider the crea­ Greek Revival styles. The mill and miller's house tion of an historic district encompassing Salona is have been reconstructed by the Fairfax County Area II in preparation. Park Authority and a small general store has been moved to the property. Colvin Run Mill is listed on One historic district is located within Area II. both the Virginia Landmarks Register and the Na­ Windover Heights tional Register of Historic Places. Recommenda­ Built in 1869, is Fairfax County's best example tions for development within the historic district Langley Fork Historic District of the Italian Villa style of building, very popular in can be found in Sector UP3 of the Area III Plan. The Langley Fork Historic District was adopted this country after the Civil War. The asymmetrical by the Board of Supervisors in 1980 to protect character of the design has allowed for harmon­ Dranesville Tavern Historic District seven historic sites clustered around the intersec­ ious additions in many directions. The house is Created in March of 1973, this district is lo­ tion of Old Chain Bridge Road and the George­ topped by a square glazed cupola or belvedere. cated around five acres of land owned by the Park town Pike. They include the Langley Ordinary, Authority along the south side of Route 7, one mile Langley Toll House, Gunnell's Chapel, the Langley Wolf Trap Farm east of the Loudoun-Fairfax County line. The tav­ Friends Meeting House, the Mackall House and A log, clapboard and stone structure of one and ern was built about 1830. It consists of two two- Hickory Hill. The cluster is listed on both the Vir­ a half stories, was purchased as a country retreat story log cabins which were connected and had a ginia and National Register of Historic Places. in 1930 by Jouett Shouse. A meeting at Wolf Trap Recommendations for development are listed in chimney on each end, as well as a connected one- precipitated the initial discussion which led to the Sectors M3 and M4 of the Area II Plan. story log kitchen with a chimney. Clapboarding, a creation of the United Nations. In 1966, Mrs. new window sash, and plastering were added Other important sites in Area II are described Shouse gave 95 acres of Wolf Trap Farm land and about 1850, when several other improvements below. funds for design and construction of an amphithe­ were made. Dranesville Tavern served as a drov­ ater to the Department of the Interior which desig­ ers' rest for the busy thoroughfare of Leesburg Ash Grove nated the land America's "first national park for Pike. It is one of a few remaining examples of the Was built about 1790 on what until 1850 was the performing arts." An outdoor pavilion and rural Virginia inn or ordinary which served the Fairfax family land. It is one of only two Fairfax stage designed by John Mac Fayden with a caac- traveling public of the eighteenth and nineeenth family houses still standing in Fairfax County. ity of 3,500 persons was completed in 1971. It is centuries. The tavern was purchased by the Fair­ (The other, Towlston Grange, is also in Area II.) called the Filene Center for the Performing Arts. fax County Park Authority in 1968 and has recently The house is T shaped and covered with white been restored. The Park Authority hopes to lease clapboard. The outbuildings include an exterior Old Georgetown Pike the building as a working tavern. The Dranesville brick kitchen and a clapboard smokehouse. Route 193, between Route 123 in Langley and Tavern is listed on both the Virginia Landmarks Route 7 in Dranesville, was designated by the Vir­ Register and the National Register of Historic ginia Department of Highways as the state's first Places.

I/C 92 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Recommendations for development within the • Cabell's Mill was built around 1800, was Pohick Church Historic District historic district can be found in Sector UP4 and donated to the Park Authority in 1969. The Adopted in September, 1969, readopted in 1972 Option 1 of the Area III Plan. mill and miller's house are set aside for the and revised in 1977, this district is located at the lifetime use of the occupants. A fine pair of intersection of Route 1 and Pohick Road, adjacent Bull Run Stone Bridge Historic District buhr stones is set on end at the rear steps of to Fort Belvoir. Adopted in November of 1972, this district is the mill and a coarse pair is set at the front. Pohick Church, a small brick edifice of the located along Route 29 near the Prince William » Dr. Alfred Leigh House was built around Georgian style, was designed by James Wren and County line. The stone bridge over Bull Run was 1890 and included two rooms for the constructed between 1769 and 1774 under the di­ built in the 1820's. Following the Civil War Second doctor's office. The house has dormers, ga­ rection of Daniel French and George Mason. It Battle of Bull Run in August of 1862, General John bles with cut-work barge boards and fish- was the second church by the name of Pohick Pope's federal troops retreated to Centreville over scale shingles, diamond-shape windows and built for Truro Parish. The building has an orderly, the bridge and then destroyed it. After the Civil two bay windows, turned posts with brack­ symmetrical appearance, being built on a rectang­ War the bridge was rebuilt and was in use until ets on the porches, and unique wooden trim ular plan with a hipped roof. During the Civil War, 1926, at which time Lee Highway was realigned on the major corners in imitation of quoins both Confederate and Union troops used the and a wider bridge was constructed. In 1960 a usually found in older brick and stone build­ church intermittently as a picket post or an out­ local stone mason restored the bridge to its ap­ ings. post. In the 1870's the interior was restored in the pearance as photographed early in the Civil War. « Mount Gilead built before 1750, is an ex­ Victorian Gothic style. In the 1890's the superin­ Recommendations for development within the cellent example of Potomac River Valley tendent of nearby Mount Vernon began directing Bull Run Stone Bridge Historic District can be architecture. It has porches along both the restoration work which was completed in 1924. A found in Sector BR5 of the Area III Plan. back and the front of the house, a sloping vestry and parish house were added more roof line with dormers, and chimneys at both recently. Sully Historic District ends. Pohick Church is listed on both the Virginia Adopted in November of 1972, this district is • The Frying Pan Farm Park is a 1920s farm Historic Landmarks Register and the National located along Route 28 near Dulles International typical of the small dairy farms that once Register of Historic Places. Airport. Sully was built in 1794 as a home for characterized much of Fairfax County. Recommendations for development within the Richard Bland Lee, the younger brother of General Within a very small area are the farm, a large Pohick Church Historic District can be found in "Light Horse Harry" Lee, and the uncle of Robert eighteenth-century Methodist Church, and a Sector LP4 of the Area IV Plan. E. Lee. He is credited with a major influence in the 1791 Baptist Church, now under the protec­ establishment of the nation's capital in the George­ tion of the Fairfax County Park Authority. Huntley Historic District town-Alexandria section of the Potomac River. Sully This area is an important resource and Adopted in May, 1976, this district is located is a 21/2 story house with beaded siding over brick should be considered for inclusion in a north of Lockheed Boulevard, south of South nogging, gable roof without dormers, and exterior historic district. Kings Highway and partially east and west of Har­ brick chimneys. The east wing was added about • Brimstone Hill built in the early 1800's, was known rison Lane. 1800. The house was recently restored by the Park as Arundel's Farm during the Civil War and may Huntley was constructed about 1820 for Thom­ Authority to its pre-1859 appearance. Sully's out­ have been used as a tavern. The Arundel family son F. Mason, a grandson of George Mason of buildings include a hewn log yard kitchen built were Union sympathizers who were instrumental in Gunston Hall. The main house was probably used before 1794 and now covered with clapboard, a enabling Union forces to launch a surprise attack as a secondary country dwelling for the family. Its stone house built around 1803, and a smokehouse on a squadron on Mosby's Rangers. architecture contains elements of the Roman and office dating from 1794. There is a log Revival style, a popular style during the Federal schoolhouse on the property which was moved to era. The Huntley property contains a remarkable this site from a farm in Prince William County. Sully Area IV collection of outbuildings which are valuable is listed on both the Virginia Landmarks Register architecturally and give a good picture of planta­ and the National Register of Historic Places. tion life in this area during the nineteenth century. Recommendations for development within the Area IV contains four historic districts. The complex also has great potential for archeo- historic district can be found in Sector UP7 of the logical investigation. Huntley is on both the Vir­ Area III Plan. Woodlawn Historic District ginia Historic Landmarks Register and the Na­ Adopted in May 1971 and readopted in Septem­ tional Register of Historic Places. Robey's Mill Historic District ber, 1972, this district is located in the area of the Recommendations for development within the Adopted in 1981, this district is located along intersection of Route 619 and U.S. 1. The historic Huntley Historic District can be found in Sectors Pope's Head Road at Piney Branch. The complex district is based on two landmarks: Woodlawn RH7 and MV2 of the Area IV Plan. consists of a mill, miller's house, tenant house, Plantation, owned by the National Trust for His­ toric Preservation, and George Washington's Grist dairy and smokehouse. It is a rare example of the Mount Air Historic District survival of so many buildings associated with a Mill, owned by the Virginia State Division of Parks. The Mount Air Historic District was created by rural mill site. The buildings date from the early Although they are protected from alteration or the Board of Supervisors in I984 in recognition of 1800's when they were built as part of the large demolition by virtue of their ownership, historic both the architectural significance of the structure, Hope Park plantation of Dr. David Stuart. Follow­ districting was necessary to protect them from its long history, and the role of its inhabitants. ing the Civil War ownership of Hope Park and the possible adverse visual impact from commercial Recommendations for development within the mill complex was divided. The mill's greatest development along the Route 1 corridor. historic district can be found in the S6 Section of period of prosperity was under the early-twentieth Woodlawn was built between 1800 and 1805 on the Area IV Plan. century ownership of Frank Robey, whose name is land willed by George Washington to his favorite still associated with the property.. Robey's Mill is nephew, Lawrence Lewis and his wife, Nelly Cus- Other Heritage Resources listed on both the Virginia Landmarks Register tis Lewis. The architect was Dr. William Thornton, and the National Register of Historic Places. first architect of the U.S. Capitol. Woodlawn is a The Fairfax County History Commission main­ brick structure of Georgian style with five-part tains an inventory of County sites and structures construction-a central portion with flanking wings Lake Anne Village Center of historic and architectural significance. The list and connecting hyphens. Beyond them are a The Lake Anne Village Center was made a now contains over two hundred entries. Some of smokehouse and a dairy, linked to the wings with historic district in I983, in recognition of its the most representative sites in Area IV are listed brick walls penetrated by solid doors. Woodlawn significance as an outstanding national and inter­ below. is on both the Virginia Landmarks Register and national example of the planned town movement « Belvoir (Ruins). It was built about 1741 and the National Register of Historic Places. of the 1960s. Recommendation for development destroyed by fire in 1783. It served at one Several other noteworthy structures are in the within the historic district can be found in the UP5 time as the residence of Thomas, Sixth Lord Woodlawn District. These include Grand View, a Sector of the Area III Plan. Fairfax, Proprietor of the Northern Neck of simple clapboard structure dating from the mid- Virginia. Belvoir was a spacious mansion nineteenth century when a Quaker company built of brick. The grounds had many out­ Other Heritage Resources owned Woodlawn, the Woodlawn Baptist Church, buildings, a large garden, an orchard, and There are numerous other heritage resources completed in 1872 after the land was sold to John fisheries. Belvoir is on the Virginia Land­ Mason, and the Mason house itself. Of special in­ in Area III: marks Register and National Register of His­ terest is the Pope-Leighey house, a Frank Lloyd • A. Smith Bowman Bourbon Distillery sur­ toric Places. Wright structure which was moved to the Wood­ vives from the days of the town of Wiehle, • Colchester Town Archeological Site. Crea­ lawn property in 1964. planned in 1890. The first distillery was tion of the Town of Colchester was autho­ located in an old soapstone mill. This is the Recommendations for development within the rized by an act of the Virginia Assembly in only licensed bourbon distillery in Virginia. historic district can be found in Sectors MV7 and 1753. On the Occoquan Creek, Colchester MV8 of the Area IV Plan. enjoyed a brief period of prosperity as a port

I/C 93 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

I/C 94 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

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I/C 95 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

town, but was eclipsed by Alexandria and Landmarks Register and the National RECOMMENDATIONS FOR never recovered from a devastating fire. By Register of Historic Places, HISTORY AND ARCHAEOLOGY 1820, the town was almost gone. the Hollin Hall property to his son Thomas Fairfax Arms (Colchester Inn). Built about Mason, although he was also building a 1760, this is one of two early structures still large house for him very close to this site. Fairfax County is blessed with a rich and varied standing on the site of the old port town of Thomson Mason and his wife moved to the past, which is reflected in our archaeological sites Colchester. The one and a half story frame new house, but it was destroyed by fire and historic structures. The Fairfax County and clapboard structure may have been the about 1812, and they returned to the original Heritage Resource Management Plan sets forth Colchester Inn, a popular ordinary where the house. It was then known as the spinning general policies and guidelines for the identifica­ Truro Parish Vestry is thought to have met house because of the Scottish and Irish tion, study, and preservation of these heritage on occasion. spinners who had worked in it. resources. These policies and guidelines are Gunston Hall. A brick house of the Georgian • Mount Vernon. Originally a small cottage discussed in Section I: Background and Analysis, style, was built between 1755 and 1758 as built in 1742 for Lawrence Washington, it under the heading of History and Archaeology. Ef­ the home of George Mason. It is a simple was enlarged by George Washington be­ fective management of our heritage resources for one and a half story structure, rectangular in tween 1757 and 1787 to its present size of the education and enjoyment of the public shape with massive chimneys at each end. two and a half stories with nine bays on the depends upon several factors: front. It is a frame structure with rusticated Gunston Hall is owned by the Common­ « an ongoing program of field survey to iden­ sheathing and is of Georgian style. Since wealth of Virginia and is on the Virginia tify archaeological sites and historic struc­ 1858, under the ownership of the Mount Ver­ Landmarks Register and the National Reg­ tures for the purpose of planning and study; non Ladies Association, the house has been ister of Historic Places. • consideration of known and potential restored and, wherever possible, furnished Mount Air. A two-story frame unit, was built heritage resources in the earliest planning to conform to its appearance as Washington about 1830. The main portion of the house stages of development, and as appropriate knew it. Mount Vernon is on the Virginia dated from 1859. Many additions and altera­ thereafter; tions were made in the late 19th and 20th • Pope-Leighey House. Designed in the 1940's • evaluation of resource significance based on centuries, thus showing the evolution of a by Frank Lloyd Wright, has numerous fea­ explicit criteria; house tailored to meet the needs of its oc­ tures that have been influential in contempo­ • preservation of significant resources, when cupants over a hundred years. rary architecture. Among these are the car­ appropriate and feasible, using any of a Collingwood. Formerly a restaurant, it port, cantilevered flat roof, radiant heating, variety of tools, and in consultation with all stands on land which was once part of and spatial and light concepts. In 1964, the parties concerned; George Washington's River Farm, one of the house was donated to the National Trust for • continued dialogue with citizens, govern­ five farms which made up the Mount Vernon Historic Preservation and moved from Falls ment agencies, and other groups that have complex. Washington purchased the land Church to Woodlawn Plantation. It is on the expressed interest in our heritage resources. about 1760 from a William Clifton, and a Virginia Landmarks Register and the Na­ Recommendations based on these factors are 1937 Work Projects Administration report on tional Register of Historic Places. identified in the Area and District Plans. Those the structure states that property was first • Walnut Tree Farm. Also called Wellington, is who are planning construction projects, large or called Clifton's Terrace. The name Colling­ a two and a half story frame, stucco, and small, should consult with Heritage Resources wood was not connected with the property brick house, built before 1760. In 1760, it was Branch staff, who will provide assessments of until sometime during the nineteenth cen­ sold to George Washington and became part heritage resources and examine preservation tury. One theory is that the place was named of River Farm, one of the five farms which alternatives when appropriate. in honor of Admiral Collingwood of the Brit­ comprised the Mount Vernon Estate. In 1971, So that the Heritage Resource Management ish Navy; the other Is that it was named in the property gained national attention when Plan can continue to serve the preservation and honor of the Quaker meeting in Collingwood, the United States State Department refused planning needs of the public, the developer com­ New Jersey. to allow its sale to the Soviet Union. It Is now munity, and county agencies, the Heritage Sherwood Hall. The house on Sherwood the headquarters of the American Horticul­ Resource Management Plan will be reviewed an­ Farm was built in 1859 on Mason family land tural Society. nually to assess the need for revisions in preser­ purchased from the owner of Hollin Hall. The • Union Farm. The Union Farm property was vation goals and priorities. structure has some elements of the Italian so named by George Washington, who in Villa style. The present owner stated that 1769 joined several pieces of property and very little alteration has taken place since created the Union Farm of his Mount Vernon the house was built. Work has been limited Estate. The property on which the house mainly to the installation of modern plumb­ stands was part of Washington's family in­ ing and heating facilities and to shoring up heritance and has been traced back to Char­ the structure by replacing the original hand- les ll's grant to Thomas Lord Culpeper. hewn beams in the basement with steel Washington's 1798 map of his lands indi­ beams. cates a smaller house on the site of the pres­ Little Hollin Hall. The name Hollin Hall was ent one. The current owner believes that the first applied to a Thomson family estate in present house, built in 1857, incorporated Yorkshire, England. George Mason, III, mar­ the foundations of this old 16 x 18-foot ried Ann Thomson, and this house was house. The original owner of the house was named for her family home, though it is not John Ballinger, one of the group of Quakers certain when this happened. George Mason, who settled in the Woodlawn-Mount Vernon V, who built Gunston Hall, by 1779 had given area between 1846 and 1856.

Walney, an 18th Century farmhouse situated in the Ellanor C. Lawrence Park is owned by the Fairfax County Park Authority.

I/C 96 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide FISCAL AND FINANCIAL

GENERAL As can be seen from the data in the following Comparison of Assessed Valuation table, the total assessed value of taxable property With Net Debt, 1962-1975 As development alternatives are evaluated and in Fairfax County has grown from $709 million in decisions made regarding future growth in Fairfax 1962 to more than $3.5 billion in FY 1975. Total Ratio of Assessed County, special attention must be given to the fis­ Fiscal Assessed Net Valuation to Period Valuation Debt Net Debt cal impact of these decisions. The purpose of this Total Asse ssed Value, 1962-1976 section is to examine the fiscal implications of the 1962 709,789,496 64,948,050 9.15% Plan, considering recent fiscal trends in Fairfax Fiscal Period Total Assessed 1963 725,761,562 68,023,920 9.37 Valuation 1964 809,713,034 73,764,790 9.10 and other local jurisdictions which are experienc­ 1965 932,197,088 80,680,460 8.65 1962 709,789,496 ing growth similar to that of Fairfax. This informa­ 1966 1,071,084,022 99,133,580 9.25 1963 725,761,562 tion will form a basis for ongoing research Into the 1967 1,153,857,711 118,256,850 10.24 1964 809,713,034 1968 1,302,165,492 140,927,620 10.82 effects of various growth strategies on the pattern 932,197,088 1965 1969 1,543,724,600 163,015,140 10.55 of County revenues and expenditures. The fiscal 1,071,084,022 1966 1970 1,713,296,109 170,626,485 935 analysis of alternatives must be considered in 1967 1,153,857,711 1971 1,973,746,124 215,661,680 10.91 light of population pressures, employment oppor­ 1968 1,302,165,492 1972 2,219,787,119 250,072,650 11.26 1969 1,543,724,600 tunities and environmental and public facilities 1973 2,604,063,572 264,908,455 10.17 1970 1,713,296,109 constraints. 1974 3,027,647,058 303,225,435 10.01 1971 1,973,746,124 1975 3,452,709,910 314,225,415 9.10 Fairfax County has grown from a rural com­ 1972 2,219,787,119 munity in the early 1950's to a highly urbanized 1973 2,604,063,572 Source: Office of Comprehensive Planning and Office of 1974 3,027,647,058 County of today. During this period, the County Research and Statistics, Fairfax County. 1975 3,452,709,910 has maintained fiscal stability while expanding rapidly to meet the ever increasing needs of a Source: Office of Comprehensive Planning, and Office of market position. This is particularly remarkable more sophisticated citizenry and a more complex, Research & Statistics, Fairfax County. considering the general economic condition of the urbanized environment. At the same time property country and large cities like New York which is on assessments have gone up with inflation of prop­ In the table below, a comparison of effective the brink of financial disaster. As in the above erty values, as required by law. However, the real property tax rates (actual rate times assessment table, the County's current ratio of net debt to as­ property tax rate in this County has gone down to ratio) is shown for Fairfax County and several sessed value is the lowest it's been since 1965 make it one of the lowest effective rates of major neighboring jurisdictions for FY 1974. It is notable when it was 8.65 percent. The County can main­ jurisdictions in the Washington metropolitan area. that five of the nine jurisdictions shown had effec­ tain this low ratio If it continues to follow its fiscal In addition, restrained fiscal management has im­ tive rates higher than Fairfax County. For the fis­ policies of maximizing pay-as-you-go capital con­ proved the County's bond rating from "baa" to cal years 1975 and 1976, Fairfax County's effec­ struction and utilizing revenue sharing funds for "AA," thus saving current and future taxpayers tive tax rates have been reduced to $1.64 and capital construction as much as possible. substantial interest costs on sales over what $1.54, respectively. would have been paid at the old "Baa" rating. SOUND FISCAL GROWTH AND THE- Fairfax County has experienced tremendous PRELIMINARY PLANS Real Property Tax Rate population growth during the past two decades. Fairfax County Primarily due to rapid growth of the regional econ­ 1960-1976 In preparing the preliminary area plans for Fair­ omy, Fairfax County's population was 4.5 times fax County, a key objective was to show types of greater in 1970 than in 1950. About 26.5 percent of Real Property development that would maximize financial and Fiscal Year Tax Rata* the Washington metropolitan growth during the fiscal stability and minimize harmful environ­ 1960 past decades has occurred in Fairfax County. The 3.75 mental and transportation impacts. In this re­ 1961 3.75 spect, several assumptions were made: recent growth experience of Fairfax County and 1962 3.00 the Washington Standard Metropolitan Statistical 1963 3.35 • The types of housing needed will be dictated Area (excluding the recent addition of Charles 1964 3.75 basically by the market according to future County, Maryland) are shown in the following 1965 3.75 population characteristics. 1966 4.05 table. • Costs of services will increase, while land 1967 4.05 In addition to the residential construction 1968 4.05 values and income of the County will grow which has taken place to house this population, 1969 4.30 and most likely offset service costs. the County has also experienced significant com­ 1970 4.30 • Changing service levels within individual mercial and industrial development to provide ser­ 1971 4.30 functional areas will undoubtedly change 1972 4.30 the pattern of expenditures. vices and jobs for its citizens. This has brought 1973 4.30 about significant growth in the County's asses­ 1974 4.30 Several recent studies have examined the im­ sable tax base. 1975 4.10 pacts of various growth patterns. Perhaps the With the tremendous growth in population and 1976 3.85 most notable is The Costs of Sprawl prepared by assessable tax base, the County has been able to the Real Estate Research Corporation for HUD.* It Source: Accountants' Report, County of Fairfax, Virginia maintain a very stable real estate tax. In fact, dur­ (1960-1972), Approved Fiscal Plans, Fairfax County, is a study of prototype development patterns, ana­ ing the last two years the County has been able to Virginia (1962-1975), Office of Management and lyzing the costs (advantages and disadvantages) reduce its real estate tax rate by 55$ by $100 of as­ Budget, Fairfax County. of a variety of mixes ranging from total single- sessed value. The current tax rate of $3.85/$100 is "States in dollars per $100 of assessed value. family sprawl up to predominantly high density only 10

Population Growth of Fairfax Share Comparison of Real Estate Taxes in Metropolitan Area, 1973-1974 Population Fairfax Growth of Fairfax of WSMSA Year WSMSA County WSMSA % County % Growth Jurisdiction Tax Rate ' Assessment Ratio Effective Rate 1940 1,006,014 40,9291 Fairfax County $4.30 per $100 40% of market 1.72%/ 1950 1,507,848 96,611 501,834 50% 55,682 136% 11.1% City of Alexandria $4.00 per $100 50% of market 2.00 Arlington County $3.83 per $100 40% of market 1.53 1960 2,076,848 248,897 568,762 38% 152,286 157% 26.3% Fairfax City $3.98 per $100 50% of market 1.99 1970 2,861,123 455,021 784,513 38% 206,124 83% 26.3% Prince William County $4.70 per $100 33% of market 1.56 1975 538.0002 City of Falls Church $3.00 per $100 50% of market 1.50 District of Columbia $3.32 per $100 55% of market 1.83 Montgomery County, Md. $3.52 per $100 60% of market 2.11 Note: 1. Contains Fairfax City, now independent Prince Georges County, Md. $4.05 per $100 60% of market 2.43 2. Estimate from Fairfax County Office of Research and Statistics Source: U.S. Census of Population, 1940, 1950, 1960, 1970. Source: Office of Management and Budget, Fairfax County,

I/C 97 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Housing Unit Distribution by Type

developments appear to offer advantages over 1990 Projections low-density detached housing patterns. Existing Mix Added 1990 Mix The major conclusion of this study is that "for a Units % Units % Units % fixed number of households," low-density detach­ Single-family 101,733 62% 30,534 27% 132,267 48% ed housing patterns are "the most expensive form Townhouses 17,936 11% 35,114 31% 53,050 19% of residential development in terms of economic Multi-family costs, environmental costs, natural resource con­ (Apartments) 43,563 27% 46,842 42% 90,305 38% sumption and many types of personal costs. . . . TOTAL 163,232 100% 112.490 100% 275.622 100% These cost differences are particularly significant Source: OCP, taken from the four Preliminary Area Plans. in terms of those costs borne by local govern­ ments." The study further states: • Economic and environmental costs (as well Fiscal Implications of the Countywide Plan distribution estimates of population projections as resource consumption) are likely to be Fiscal assessment of the countywide plan was for 1980 and 1990 outlined in the economic base significantly less at higher densities to made based on the range of planned development study. Average per-pupil operating costs are aver­ house and service a given population. Some proposals envisioned in the preliminary area age countywide school costs for each grade level personal costs, however, may increase with plans. These plans presented projected growth in and include administrative, overhead, transporta­ increasing density. population, land use and economic activity, and tion, and special education costs. School debt 8 While planning results in cost savings, den­ the related growth in pubic facilities and other ser­ was calculated from the debt service schedule for sity is a much more influential cost determi­ vices required to serve County residents ade­ existing school debt, utilizing a ten percent capi­ nant. Clearly, the greatest cost advantages quately now and during the next 15 years. From tal recovery factor based on a 20-year amortiza­ occur when higher density planned develop­ these projections, estimates were made of ex­ tion period. ments are contrasted with low-density pected revenues generated by such growth and Parks. Total park and recreation costs are a sprawl. the expenditures required for County govern­ combination of the operating costs of the Fairfax • Planned development is likely to decrease mental services. By examining these revenues and County Park Authority and the County's share of the total capital cost burden to local govern­ expenditures over time, the fiscal implications of the costs of the Northern Virginia Regional Park ment by as much as one-third because a land use proposals made in the area plans can be Authority. Operating costs were assumed to be a larger proportion of land and facilities for assessed. function of the different types of parkland the pop­ open space, roads, and utilities is likely to be The following table outlines the preliminary es­ ulation they serve. Where specific recommenda­ provided by the developers. timates of anticipated revenues and expenditures tions for acquisition were combination of the op­ Regarding commercial development, the study for fiscal years 1975, 1980, and 1990 based on the erating costs of the Fairfax County Park Authority states: growth presented in the preliminary plans. The fol­ and the County's share of the costs of the North­ • Given a constant amount of floor space, lowing assumptions were used to make the pro­ ern Virginia Regional Park Authority. Operating shopping center commercial areas will be 20 jections shown. costs were assumed to be a function of the differ­ percent less costly to build and service with Education. Overhead and administrative costs ent types of parkland the population they serve. roads and utilities than a strip commercial for education were apportioned among grade Where specific recommendations for acquisition area. Savings are largely due to lower land levels. A constant per-pupil cost was used for the were identified in the preliminary area plans, per prices per acre in shopping centers than are period of ensure consistency and comparability. unit cost for each type of parkland was used. The found for commercial strips. Smaller savings The constant per-pupil cost encompasses the as­ bond cost for acquiring the parkland is included in are found for off-site utility and road costs. sumption of a constant level of educational ser­ the countywide debt service cost. Environmentally, the strip compares poorly vices. Police. Due to the stabilizing growth in the with the shopping center. School enrollments were based on projected County's population and income forecasted for Studies prepared by the Urban Institute and school requirements for each planning area in 1985, the recent trend of rapidly rising per capita others tend to support these findings. A study re­ 1990 outlined in each of the area plans, and age expenditures for police protection were not pro- cently completed for Arlington County indicates that growth alternatives which encourage higher densities appear to be more fiscally sound than Expenditures and Revenue Forecasts for FY 1975, 1980, and 1990 other alternatives which were considered.** (In Millions of 1975 Dollars) Based on the foregoing studies, the planning staff has recommended in the area plans a pattern Expenditures FY 1975 FY 1980 FY 1990 of residential development that will achieve a Education $ 95.3 $ 110.5 $ 128.1 basic fiscal objective of reducing costs. The Library 4.3 5.7 6.7 preliminary plans show a higher proportion of Parks & Recreation 4.6 6.4 7.5 townhouse and multifamily dwellings than pres­ Administration of Justice 18.9 28.2 49.1 ently exist, and make recommendations that en­ Fire 9.6 14.7 17.6 111 courage clustering. Health & Social Service 11.5 16.6 20.8 Public Works 5.5 8.1 9.9 The preliminary plans for Fairfax County, in Subtotal 149.7 190.2 239.7 recognition of the findings of these studies, have Ganeral Administrative 32.0 42.6 48.6 been designed to encourage: Total Operating 12) 181.7 232.8 288.3 8 growth centers with a variety of housing Debt Service 24.9 36.8 54.4 Total Expenditures 206.6 269.6 342.7 types; • concentration of commercial growth in cen­ Revenues ters rather than in strip-commercial devel­ Real Property Tax $ 119.8 $ 165.7 $ 229.2 opment; Personal Property 21.3 32.0 41.7 • development of urban densities in areas Sales Tax 12.7 14.5 18.1 clost to centers of commercial and employ­ Utility Tax 17.6 22.0 27.5 ment activity and rapid transit stations; and BPOL 5.5 7.3 9.0 Land Use 2.4 4.8 7.2 • the provision of public facilities at ap­ Auto License 4.3 7.5 9.6 propriate locations to meet the needs of Misc. (Exclusive of carryover) 16.7 17.5 17.5 growth. Total Revenues 200.3 271.3 359.8 These recommendations are expected to pro­ Total Expenditures 206.6 269.6 342.7 duce the following beneficial effects: (1) Estimates of FY 75 and projections of FY 80 and FY 85 are net Fairfax County expenditures • reduction of transportation needs relative to for Education and Health and Social Services. those required by continued low-density de­ {2} Turnover and retirement are assumed to offset merit increments. tached housing patterns; • reduction of environmental pollution costs; Notes: The estimates are made for individual fiscal years. and Growth for the period 76-80 and 81 through 90 is assumed to occur in 1980 and 1990;' • reduction of future school needs, relative to respectively, and therefore expenditures for debt.service are over-estimates. those which would be required by continuing Debt Service estimates are based on the repayment of principal and interest estimated predominance of single-family development. capital facility expenditures (including Metro expenditures) as of March 1975. Revenue estimates are based on recent trends in the individual revenue accounts. Refinement of these projections will be made later this year in the Capital Improvements "Transit Station Impact Analysis, Arlington County Program and in an update of this table, following publication of the CIP. Growth Patterns, December. 1974. Prepared for Ar­ lington County by Peat, Marwick and Mitchell. Source - Office of Comprehensive Planning

I/C 98 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

jected to continue. Through 1980, the average an­ « The County's CIP (Capital Improvement Pro­ are needed or desired can be constructed or ac­ nual increase was estimated to be equal to the in­ gram) is critical to the long-range fiscal plan­ quired. The CIP, once adopted, keeps the public crease in per capita expenditures since 1965, ten ning of the County and must receive continu­ informed about future capital investment plans percent per annum. Thereafter, the growth was es­ ing analysis in conjunction with the overall of the County, and public- involvement in the timated at about one-half the increase in the previ­ objectives of the countywide plan. CIP process can provide a mechanism through ous five-year period, five percent annually. Budget balances are not shown in these fig­ which previously unidentified needs can be ad­ Health and Social Services. Expenditure levels ures. Deficits and surpluses and their carryovers dressed. In addition, knowledge of future cap­ have been estimated to be equal to the rate at in intervening years have not been projected. The ital projects and the financial ability of the which the elderly population, people aged 55 and importance of this table is to show that cash County to fund these projects can be a valuable over, is expected to grow, since, usually, it is the revenues are projected to come in line with pro­ indicator to the private deelopment sector. elderly who are the major recipients of County jected expenditures in FY 1980 and FY 1985. 3. It will encourage more efficient govern­ social welfare services. ment administration. Coordination of capital Fire. Fire protection costs per dwelling unit are CAPITAL PROGRAMMING improvements programming by County agen­ assumed to remain constant and therefore the cies can reduce scheduling problems, conflic­ growth in expenditures for this category was as­ In order to achieve the fiscal balance discussed in ting and overlapping goals, and over-emphasis sumed to be equal to the growth in the number of the previous section, the County must utilize not of any governmental function. Work can be households. only the short-term budget review process but more effectively scheduled and available per­ Public Works. The growth and expansion of also the Capital Improvement Program process. sonnel and equipment better utilized when it is these activities are related to the development of The process involves the identification of neces­ known in advance what, where, and when proj­ land. Expenditures are projected to rise at the rate sary capital projects and identifies their associ­ ects are to be undertaken. Furthermore, ad­ at which undeveloped acreage is committed or an­ ated costs. vance programming can assist in avoiding the ticipated to develop. The CIP process was created on July 23, 1973, possibility of costly mistakes due to improper General Administration. The rise in the cost of when the Fairfax County Board of Supervisors project scheduling. general administrative work for County govern­ adopted a Proposal for Implementing An Improved 4. It will foster a sound and stable financial ment in the preceding decade was between two Planning and Land Use Control System In Fairfax program. Sharp changes in the tax structure and four times as high as the real growth in total County. The Planning and Land Use System and bonded indebtedness may be avoided County expenditures. Real increases in County ex­ (PLUS), which evolved from the Board-adopted when projects to be constructed are staged penditures tied to specific functions was some­ framework, directs that a CIP be prepared to guide over a number of years. Where there is suffi­ what less than four percent per year. Based on County growth by staging public facilities over a cient time for planning, the most economical these two factors, the growth rate in the costs of 5-year period. means for financing each project can be se­ general County administrative and operating ex­ The stated objective of the CIP was: lected in advance. The CIP can facilitate penditures was estimated to be seven to eight per­ ...to plan for an adequate level of public reliable capital expenditure and revenue esti­ cent. utilities and facilities in accordance with mates and reasonable bond programs by look­ Based on the projections shown in the adjacent adopted land use plans specifying time and ing ahead to minimize the impact of capital im­ table, facilities required to support the preliminary distribution of growth. The Capital Improve­ provement projects. The CIP becomes an in­ area plans can be provided while still maintaining ment Program will be the primary implementa­ tegral element of the County's budgetary pro­ a fiscal balance in the County budget. For 1980 tion tool of the adopted County plans.. .(and) cess. When a CIP is adopted, the first year of and 1985, total revenues of $271.3 and $359.8 mil­ the adopted land use plans play a key role in the program becomes the capital budget which, lion exceed total expenditures of $269.6 and the development of the Capital Improvement along with the operating budget, will constitute $342.7 million, respectively. The above estimates Program. The Plans identify for each planning the County's financial program for the current come from projected residential growth that will district those areas suitable for residential and fiscal year. require less per capita County expenditures than commercial development and the Capital Im­ growth in the past. For example, education ex­ provement Program translates these goals into penditures for new growth are expected to in­ public facilities. crease more slowly as family size and the percent Fairfax County can derive considerable ben­ of school-age children to total population decline. efits from a systematic approach to planning and However, the statement of fiscal balance requires financing capital projects. These benefits, of the following caveats: course, are not an automatic result of instituting a • The revenue estimates were based on the ex­ capital programming process. They depend upon isting tax rates (i.e., $3.85/$100 for real prop­ legislative commitment to the program and execu­ erty). If the tax rates are changed, the results tive leadership in the formulation and implementa­ could change drastically, and it may be as­ tion of the program. Some of the more imortant sumed that there always will be pressure to benefits to be derived from a capital programming reduce tax rates rather than build surpluses. process include the following: • It is implicit in the assumptions that inflated 1. It will assist in the implementation of the costs of government services approximate Comprehensive Plan. The primary function of inflation in revenue producing tax bases. In the CIP is to serve as a mechanism for imple­ the short run, temporary inflation in service mentation of the comprehensive plan. By out­ costs may force tax rates to rise (or service lining the facilities needed to serve the popula­ levels to drop) if corresponding inflation in tion and land uses called for in the plan and by the tax bases which provide revenues does scheduling them over time, it thus guides the not occur. public construction program for the future. The • Estimates of costs were based on the ex­ investment of funds in public facilities clearly isting level of services and programs. If has an impact on the pattern of community de­ County residents demand new or expanded velopment. This can be most clearly seen in the levels of services, which is typical of grow­ extension of water and sewer lines and trans­ ing communities, increased revenues will be portation networks, but also carries over in required. terms of schools, parks, fire and police facil­ • Changes in the preliminary area plans as ities, and the like. Planning for such public fa­ presented by the staff may affect the fiscal cilities and the public announcement of inten­ balance of the plan. The fiscal component of tions to acquire property or schedule construc­ the plan must be reconsidered as the area tion of new facilities can do much to influence plans are finalized by the Planning Commis­ private development decisions. The CIP is a sion and Board of Supervisors. means of implementing certain aspects of the • The complex issue of operating costs of the comprehensive plan, as are zoning and subdi­ County must receive intensive ongoing vision controls. analysis. The fiscal estimates of the recom­ 2. It will focus attention on community mended plans must be further evaluated in goals, needs, and capabilities. Capital projects light of the impacts that changing national can be brought into line with community objec­ economic conditions have on the local econ­ tives, anticipated growth, and financial capabil­ omy. ities. By planning ahead for projects, those that

I/C 99 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

BOARD OF SUPERVISORS POLICIES

On October 22, 1975, the Board of Supervisors endorsed a set of policies designed to maintain the "AAA" bond rating awarded to the County on that date by Moody's Investor Service, Inc. The policies were reinforced in October of 1978 when the County was awarded an "AAA" bond rating by Standard and Poor, Inc. The policies stress the close relationship between the planning and bud­ getary process. Based on a commitment to reex­ amine the policies every five years in light of changing financial conditions, the Board, on May 5, 1980, revised certain portions of the policies. As such, these policies are used as a framework in formulating the Capital Improvement Program (CIP). Key among the current policies applicable to Fiscal planning are the following: 1. The comprehensive land use planning system must continue as a dynamic annual process which is synchronized with the capital improvement program, capital bud­ get, and operating budget. 2. The County's ratio of net debt as a percent­ age of estimated market value of taxable property must remain less than three percent. 3. The ratio of debt service expenditures (payments of both principal and interest) as a percentage of General Fund expenditures must be reduced to ten percent as soon as possible, with a long-range goal of remain­ ing under a ten percent ceiling. 4. Bond sales must be limited to an average of $60 million a year or $300 million for the next five years to meet policies #2 and #3 above. 5. The County should continue the emphasis on pay-as-you-go financing of capital facili­ ties. Maintaining a high level of General Fund support of capital expenditures will reduce debt service obligations. 6. Efforts must continue to eliminate duplica­ tion of functions within the County govern­ ment and the autonomous and semiautono- mous agencies. 7. "Underlying" debt (contracted by towns within the County and by sanitary districts) must not expand beyond what is now con­ templated, and new sanitary districts for the purpose of incurring bonded indebtedness should not be created. Any new bonds car­ rying the name of the County must be secured by extremely tight covenants. 8. The County must continue to diversify its economic base so as to increase employ­ ment in the private sector, particularly industrial employment.

I/C 100 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

III. IMPLEMENTATION Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide IMPLEMENTATION

Implementation of the Comprehensive Plan is Overlay zoning districts impose regulations for on the satisfactory resolution of development achieved through a variety of methods, the major specific purposes in addition to those of under­ issues identified through analysis of the develop­ ones being the Zoning and Subdivision Ordi­ lying zoning districts. These overlay districts ment proposal. nances and the Capital Improvement Program. include: The responsibility for demonstrating that a pro­ These basic methods are supplemented by num­ • HD (Historic)—to protect certain areas posed development merits approval at a density erous other elements that address critical areas through use and architectural controls within above the low end of the comprehensive plan den­ such as fiscal policy, encouragement of economic the district; sity range rests with the applicant. Justification development and the preservation of agricultural, • AN (Airport Noise Impact)—to designate can be demonstrated by proffer of: (1) a develop­ historic and environmental assets. areas in which soundproofing of residential, ment plan which graphically portrays in sufficient commercial, and industrial structures may detail a quality of development which exceeds SUBDIVISION ORDINANCE be required in order to minimize the impact minimum development standards through fulfill­ of aircraft noise; ment of the development criteria below, of (2) The Subdivision Ordinance is the basic means • SC (Sign Control)—to impose special con­ finite development conditions which fulfill those for controlling the subdivision of land. It contains trols on freestanding signs within intensely criteria, or (3) a combination of (1) and (2). the regulations for dividing parcels of land into lots developed commercial and industrial areas; In all cases, evaluation of the fulfillment of of any size less than five acres and for the provi­ • HC (Highway Corridor)—to control certain development criteria will weigh the number of sion of public facilities, if required, to serve the highway oriented uses along certain criteria credited through proffered conditions lots so formed. While this ordinance provides the segments of major highways; and against the number of criteria which are feasible means to subdivide land, the resulting lots and • WL (Wetlands)—to place strict limitations on for the specific rezoning application being con­ uses thereon must also conform to the zoning on all uses within shoreline and marsh areas. sidered. As a general guide, at least two-thirds of the property. Another feature of the Zoning Ordinance which applicable criteria should be satisfied for approval contributes toward implementation of the Com­ of density at the high end of a one-unit density ZONING ORDINANCE prehensive Plan is the regulation of land uses by range. As a general guide for multi-unit density special permit and special exception. The purpose ranges, approximately one-half of the criteria The Zoning Ordinance prescribes both the size of special permits and special exceptions is to should be satisfied for approval of mid-range den­ of lots into which land may be subdivided and the control uses such as service stations, private sities and three-fourths satisfied for approval of uses which may be pursued on the property. If an schools, churches and public utility uses which high end of the density range. owner wishes to change either the lot size or uses have an impact upon or are incompatible with Criteria need not be equally weighted. In permitted on his property, he must apply for other uses of land. In addition, special exceptions exceptional instances, a single criterion may be rezoning to a district in which the desired lot size provide for modifications of standards and regula­ overriding in evaluating the merits of a develop­ or uses are permitted. The Zoning Ordinance, tions specified for certain uses within a given ment proposal. therefore, is a primary means by which the land district; i.e., allowing greater height for structures use recommendations of the Comprehensive Plan than provided for by right within a district. Use of Development Criteria are implemented. Evaluation of development proposals shall All property in Fairfax County falls into one or DEVELOPMENT CRITERIA FOR include a comparison of the proposed land use more of five general zoning district categories: RESIDENTIAL DENSITY RANGES with the land use(s) recommended in the compre­ residential, commercial, industrial, planned devel­ hensive pian. The comprehensive plan considered opment, and overlay. Each category is broken Residential density ranges recommended in the following land use determinants when it was down into a number of specific districts which are the plan and shown on the planning area maps prepared. detailed in the County's Zoning Ordinance. are defined in terms of units per acre. Where the 1. Existing zoning patterns Residential zoning districts refer to land which plan map and text differ, the text governs. 2. Existing and planned land use may be developed with some type of housing. Only the lower end of the density range is 3. Trends of growth or change They are indicated by the code letter "R" followed planned as a presumptive appropriate density 4. Density/intensity of development in the by a number or letter which further describes contingent upon satisfactory conformance with immediate vicinity density of residential use permitted, for example, applicable ordinances, policies, regulations and 5. Existing and proposed transportation the R-P (Residential Preservation) district desig­ standards and assurance of the protection of the facilities nates that one dwelling unit is allowed on ten health, safety, and general welfare of the public. 6. Encouragement of economic development acres, the R-3 district allows three dwelling units Except where review of the development proposal activities per acre, and the R-30 district allows multiple and the comprehensive plan with regard to the 7. Need to provide a variety of housing family units such as apartment buildings, with 30 preceding land use determinants clearly justifies opportunities dwelling units per acre. There are 15 different approval above the low end of the planned density 8. Impact on existing environmental features. residential districts. range, approval of such densities shall be based When staff review and analysis confirm that the Commercial zoning districts permit land uses such as offices, banks, stores, and shopping malls. There are eight commercial district designations. The C-1 through C-4 districts are primarily for offices, with the largest concentration of floor space allowed in a C-4 district. Retail uses, in addition to offices, are allowed in the C-5 through C-8 districts. For example, the C-7 district (Regional Retail) permits large shopping malls and offices. Industrial zoning districts permit research and development establishments, offices and, in some cases, storage and manufacturing uses. The seven industrial districts range from l-l (Industrial Institutional) to I-6 (Heavy Industrial). Planned development zoning districts may be PDH (Planned Development Housing) for residen­ tial subdivision with secondary commercial uses such as neighborhood retail stores, PDC (Planned Development Commercial) for commercial cen­ ters, such as Skyline at Baileys Crossroads, which also may include housing as a secondary use; or PRC (Planned Residential Community) for com­ plete communities, such as Reston and Burke Centre covering at least 750 acres and allowing all types of residential and commercial use.

Westgate Research Park at Tysons Corner

I/C 101 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

proposal is in accordance with the comprehensive sidered only when: (1) proposed construe-, stores, fast food restaurants, and other auto- plan and reveals no unfavorable development tion avoids the marine clay; (2) the oriented eating establishments. The following issues affecting the proposed development of ad­ development proposal requests apartment \ design guidelines should be considered in review jacent properties, the above factors may serve as development on the marine clay and the of commercial clusters: a basis for decision on the development proposal. Comprehensive Plan permits such devel­ 1. Clustered commercial uses should be devel­ When review confirms that the proposal is in opment either explicitly or by recommend­ oped as an integrated complex of buildings and accord with comprehensive plan, but staff ing a density of at least 8-12 dwelling units supporting structures. There should be overall analysis reveals development issues affecting the per acre; or (3) a planned development dis­ compatibility and similarity in architectural proposed development or adjacent properties, a trict application, which is compatible with (' character, design detail, materials, and color more detailed evaluation using the development the comprehensive plan, proposes apart- / within a cluster. criteria described below should be used to deter­ ment development on marine clay portions- 2. Vehicular access should be consolidated in mine an appropriate intensity of development. of the site. order to improve vehicular safety and traffic flow. 12. Where appropriate, land assembly and/or A maximum of two ingress/egress points should development plan integration which facili­ be allowed where there is only one street front­ Development Criteria for Residential tates achievement of plan objectives. age. Where more than one street frontage occurs Evaluation 13. Where appropriate, preservation and/or a maximum of three access points may be con­ Development criteria include, but need not be restoration of buildings, structures or other sidered. Vehicular access to physically separate limited to the following: features of architectural, historic or envi­ structures within the complex shall be by means 1. Proffer of a development plan incor­ ronmental significance to preserve our of interior driveways or common service roads. porating design layout and features deter­ heritage. 3. To allow for a more efficient clustering of mined through staff analysis to merit uses, shared buildings or structures should be recognition for good design and amenities ZONING DISTRICTS GENERALLY ASSOCIATED encouraged. for the property in the application. WITH COMPREHENSIVE PLAN 4. To encourage the use of this type of 2. Provision of supporting public facilities RESIDENTIAL DENSITIES development technique, a reduction in minimum beyond minimal ordinance, regulations lot size should be considered. and standards to alleviate the impact of the .1-.2 R-P R-A or R-C 5. To provide adequate yet efficient space for proposed development on the community. .2-.5 R-A or R-C R-E parking, sharing of parking between uses should 3. Accessibility to existing public facilities, .5-1 R-E R-1 be encouraged. Reduction of the required number and/or phasing of development completion 1-2 R-1 R-2 of spaces per use, should be allowed to achieve to coincide with the programmed provision 2-3 R-2 R-3 this goal. of public facilities shown in the current 3-4 R-3 R-4 6. To eliminate visual clutter along street fron­ Capital Improvement Program (CIP) to 4-5 R-4 R-5 tages, all street-oriented pole signs should be con­ reduce interim adverse impacts of the pro­ 5-8 R-5 R-8 solidated onto one pole sign per street frontage. posed development on the community. 8-12 R-8 R-12 This sign can identify all uses within the cluster. 4. Provision of public road improvements 12-16 R-12 R-16 7. The identification of uses within each struc­ and/or commitment to a reduction in traffic 16-20 R-16 R-20 ture shall be limited to one sign per use on the volume in order to reduce development exterior of the structure. traffic impact. Development Criteria for Commercial and 8. On-site service signs indicating entrances, 5. Provision of developed recreational areas Industrial Evaluation deliveries, parking, etc. should be alike in size, which meet adopted standards, other While the comprehensive plan has no equiva­ material, color, and finish. amenities, or common or publicly owned lent to the residential density range in areas 9. To reduce the visual impact of service and open space for passive recreation create a planned for commercial and industrial uses, each trash collection areas, they should be consoli­ more attractive environment within the new such rezoning application will be evaluated using dated where possible. These areas should be residential area. At least ten percent of pertinent development criteria as a basis for such located in a way that they can be screened vis­ such recreation and/or open space area evaluation. The pertinent development criteria will ually from public roads, shared access drives, should be provided outside of any flood- be those set forth in the list of residential develop­ parking, and adjacent parcels. Such screening plain area as defined in the Zoning ment criteria numbered as 1, 2, 3, 4, 6, 7, 8, 9, can be achieved using plant materials, walls or Ordinance. 11, 12, and 13. fencing which is compatible with the architectural 6. Compatibility in architecture and site style and materials used in the cluster, and by the design with existing and other planned use of berms. development within the community to CLUSTERING OF AUTOMOBILE-ORIENTED 10. Drive-through windows should be dis­ reduce the impact of new development. COMMERCIAL USES couraged in these clusters, unless the windows 7. Design sensitivity and exceptional conser­ can be consolidated. vation measures to preserve and/or protect Consideration should be given during the environmental resources associated with development review process to encourage the the application site. clustering of automobile-oriented commercial "LOCATIONAL GUIDELINES FOR MULTIFAMILY 8. Innovative design to incorporate energy- uses. By allowing such clusters the following RESIDENTIAL DEVELOPMENT conserving features or design features of goals can be achieved: higher quality design; particular value to future residents of the increased landscaping and buffering; increased All multifamily residential development should meet development. vehicular safety; and increased energy efficiency. the following guidelines. Application of these guidelines 9. Incorporation of noise attenuation mea­ Uses that should be considered for this type of can assist in planning acreage for multifamily use that sures which will significantly reduce air­ development include, but should not be limited to, is compatible with existing uses and located in accord­ craft, railroad, or highway noise impact automobile sales and service, banks, convenience ance with sound land use principles. that otherwise would be determined an ob­ trusive nuisance to persons living or work­ ing on the application property. 10. Provision of moderately-priced housing to make housing available over a broad cost range in order to serve better the needs of the entire population. Guideline: all hous­ ing developments, except single-family detached, in excess of 150 units should be approved for the upper end of the density range only if a proportion of the units, usually 15 percent, is provided for low- and moderate-income families or the applicant proves to the satisfaction of the Board that provision of low- and moderate-income housing is technically or economically infeasible. j 11. On tracts containing soils locally described \ as marine clay, approval above the low \ end of the density range should be con­ Small section from Fairfax County Zoning Map

1IC 102 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

These guidelines should be used in the initial 3. Multifamily land use should be compatible with and recreational amenities to be provided, and build­ screening of sites proposed for multifamily develop­ surrounding and/or adjacent residential communities. ing height. These factors will tend to determine mini­ ment. They can also be used by the development com­ mum site size. Generally, in areas of the County which munity when considering sites for such uses. Although 4. Multifamily residential development should be have a reasonable supply of vacant land, project size all prospective multifamily sites should be screened on located within walking distance of public transportation, should be kept above that necessary to meet Zoning the basis of these guidelines, it is not intended that sites available either at the time of development, or in the Ordinance requirements and allow a development that identified as meeting these guidelines are appropriate foreseeable future. Multifamily residential development could economically support a private amenity package, for multifamily use. Following the initial screening should also be located within a reasonable distance e.g. swimming pool, tennis courts, clubhpuse, etc. (a process, additional site-specific impact analysis should (one and one-half miles) of regional serving transpor­ minimum of 200 units). If projects contain more than be applied to determine the suitability of the site for tation facilities, i.e., Metrorail, frequent Metrobus 600 units, diversity in architectural style, layout and multifamily residential development. service, or interstate roadways. To ensure that the transition should be encouraged. transportation system is capable of accommodating in­ 6. Environmental concerns should be considered The lack of homogeneity in a county the size of Fair­ creased traffic flow that might result from new multi- in site selection. Stream valley floodplains and steep fax prohibits the application of a single set of locational family development, the site should have adequate slopes, marine clays and other slide-prone areas, and criteria for multifamily residential development. For access to an arterial or a collector street. A detailed areas subject to noise greater than 70dBA Ldn should example, the mature, developed areas of the County, transportation analysis should be performed in conjunc­ generally be avoided, if possible. predominantly inside or in close proximity to the Belt­ tion with any significant development proposal, and the way, generally have less land available and land values development made contingent on the satisfactory reso­ GROUP C: THE ELDERLY that are higher than those in the western portions of lution of transportation issues thus identified. the County. Also, the economics associated with the Locational guidelines for housing for the elderly must redevelopment of existing obsolete uses, which may 5. The configuration of the site should allow for im­ recognize both the needs of the elderly and site charac­ represent some of the best opportunities for new multi- aginative design techniques and layouts, and efficient teristics. This combination should consider the needs family development, are entirely different from the eco­ and safe internal circulation. Frontage along roadways of the specific elderly market the development is in­ nomics associated with developing raw land. Therefore, should be sufficient to allow for adequate in­ tended to serve. For example, a multifamily residen­ locational guidelines should recognize the disparity be­ gress/egress and site visibility (usually 500 feet). tial development designed for residents who are very tween different areas of the County. active and mobile, and in good health, should be 6. High-density multifamily residential development located according to those guidelines applied to multi- These guidelines are organized in a way that ad­ may be more appropriate on smaller parcels of land family residential development in general. dresses the economics, evolution of development, site in the County's mature, developed areas than in other size and probable densities for different parts of the areas where there is a reasonable supply of land. For those residents in the age group for whom health County. The guidelines are organized into three group­ and mobility have become a concern, the guidelines ings: Group A: Mature, Developed Areas*; Group B: 7. Multifamily residential development should be listed for both Groups A and B are applicable with cer­ Developing Areas, and; Group C: Housing for Elderly. encouraged in particular areas of the County that pro­ tain additions: vide unique opportunities for new residential construc­ A logical and comprehensive approach to selecting tion. Those areas which should be considered include, 1. It is desirable to have the elderly be part of the appropriate sites for multifamily residential develop­ but should not be limited to: community. Therefore, multifamily residential develop­ ment involves not only specific site concerns, but also • re-emerging areas in which certain commercial ment intended for the elderly should be located on land neighborhood and community characteristics. There­ uses may no longer be viable (e.g., revitalization convenient to public transportation and/or community fore, the guidelines described below, for each of the areas); services, especially full service shopping, health care above mentioned groups, includes both site specific facilities, social services, activity/recreation centers, and neighborhood/community considerations. These • sites where multifamily residential development and parks. guidelines support the County's policy of encouraging may serve to stabilize or stop neighborhood de­ multifamily development near Metro stations, along em­ terioration (e.g., adjacent to commercial areas), 2. Public transportation and/or community services ployment corridors, and in development centers and and; should be located within a reasonable walking distance, revitalization areas. and should be accessible via paved walkways that are • sites that provide the opportunity for adaptive re­ lighted, secure, and well maintained. Crosswalks use of existing structures (e.g., surplus schools). should be delineated, and adequate provisions (i.e., GROUP A: MATURE, DEVELOPED AREAS walk signals) made for crossing heavy traffic. GROUP B: DEVELOPING AREAS Locational Guidelines 3. If neither public transportation nor community Locational Guidelines services are located within a short walking distance of 1. Most community services (e.g. medical facilities, a site, the elderly housing development will need to pro­ grocery stores/other retail, libraries, houses of worship, 1. Community services should be currently avail­ vide shuttle bus service which will offer residents com­ park/recreational facilities, public transportation, and able, or planned for development in the near future, parable access to community services. schools) should generally be available within walking within approximately a one and one-half mile radius. distance (approximately one-half mile), or via public Good multifamily sites should have adequate access 4. The topography not only of the site itself, but also transportation. to medical facilities, public transportation, and grocery between the site and nearby destinations, should be stores/other retail. Other desired, but not critical, serv­ taken into consideration when siting residential de­ 2. The fact that community services are nearby is ices include libraries, houses of worship, park/recrea­ velopment for the elderly. Pedestrian facilities should not sufficient to ensure accessibility for residents. The tional facilities, and schools. not be located on slopes greater than 5-8%; such maxi­ area should have in place, or have the potential for, mum slopes should not run farther than 75 feet. a safe and convenient system of sidewalks and desig­ 2. Sites for multifamily residential development nated crosswalks to permit safe movement of pedes­ should be located where it is County policy to provide 5. Safety and security are of particular concern to trians to and from these services. public water and sewer service. the elderly. The vicinity of the site should be a safe area where elderly pedestrians would be reasonably free 3. Multifamily land use should be compatible with from potential harm. * Those areas of the County which are considered as surrounding/adjacent residential communities. mature and developed generally have several or all Residential facilities, such as congregate housing of the following characteristics: 4. Multifamily residential development should be and nursing homes, designed to serve that portion of located within a reasonable distance (one and one-half the elderly population in need of medical/nursing care a. The area is fully served by retail shopping; miles) of regional serving transportation facilities, i.e., and a heavy service package, are less location sensi­ Metrorail, frequent Metrobus service or interstate road­ tive than other elderly residential developments. Typi­ b. Major residential construction has generally not ways. To ensure that the transportation system is cap­ cally, meals and housekeeping services are provided. occurred in the past 3-5 years; able of accommodating the increased traffic flow, the Therefore, proximity to services is no longer a concern. site should have adequate access to an arterial or a The impact of such a development on the transporta­ c. An area which has been losing population in the collector street. A detailed transportation analysis tion system would be nominal. In reviewing such devel­ last decade and may have begun to gain popu­ should be performed in conjunction with any significant opments, neighborhood suitability and compatibility lation and generally exhibit the following charac­ development proposal, and the development made con­ would be the major concerns. Only site location guide­ teristics: (1) increases in older population groups, tingent on the satisfactory resolution of transportation lines 3, 5, 6 and 7 for Group A, and criteria 2, 3 and (2) decline in school age children; issues thus identified 5 for Group B would be applicable for these types of developments. d. The area has, for the most part, a fully developed 5. The required site size is dependent upon den­ road network. sity, setback requirements, open space, parking, social

I/C 103 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

CIP, once adopted, keeps the public informed Local commissions to prepare and submit CAPITAL FACILITIES PROGRAMMING about future capital investment plans of the annually capital improvement programs to govern­ County, and public involvement in the CIP pro­ ing body or official charged with preparation of Capital improvement programming is a guide cess can provide a mechanism through which budget.—A local commission may, and at the toward the efficient and effective provision of pub­ a previously unidentified need can be surfaced direction of the governing body shall, prepare and lic facilities. The result of this continuing program­ and addressed, placing its priority within a revise annually a capital improvement program ming process is the Capital Improvement Program framework of identified Countywide needs. In based on the comprehensive plan of the county (CIP), a document published annually that pro­ addition, knowledge of future capital projects or municipality for a period not to exceed the en­ poses the development, modernization or replace­ and the financial ability of the County to fund suing five years. The commission shall submit the ment of physical public projects over a multiyear these projects can be a valuable indicator to the same annually to the governing body, or to the period. The CIP shows the arrangement of proj­ private development sector. chief administrative officer or other official ects in a sequential order based on a schedule of charged with preparation of the budget for the priorities and assigns an estimated cost and antic­ • Encourages more efficient government municipality or county, at such time as it or he ipated method of financing for each project. administration. The CIP promotes coordination shall direct. Such capital improvement program Programming capital facilities over time can among government agencies and provides a shall include the commission's recommendations promote better use of the County's limited finan­ check on potential overlapping or conflicting and estimates of cost of such facilities and the cial resources and assist in the coordination of programs. Coordination of capital improvement means of financing them, to be undertaken in the public and private development. In addition, the programming by County agencies can reduce ensuing fiscal year and in a period not to exceed programming process is valuable as a means of scheduling problems and overemphasis of any the next four years, as the basis of the capital coordinating among County agencies to avoid governmental function. Work can be more ef­ budget for the county or municipality. In the prep­ duplication of efforts and to take advantage of fectively scheduled and available personnel aration of its capital budget recommendations, the joint planning and development of facilities where and equipment better utilized when it is known commission shall consult with the chief adminis­ possible. By looking beyond year to year budget­ in advance what, where and when projects are trative officer or other executive head of the ing and projecting what, where, when and how to be undertaken. Furthermore, advance pro­ government of the county or municipality, the capital investments should be made, capital pro­ gramming can assist in avoiding the possibility heads of departments, and interested citizens and gramming enables public bodies to maintain an of costly mistakes due to improper project organizations, and shall hold such public hearings effective level of service to the present and future scheduling. as it deems necessary unless otherwise required. population. The program can guide local officials in mak­ ing sound annual budget decisions. In addition, Basis for Planning the CIP will indicate where sites tor projects are The CIP and the Comprehensive Plan are Benefits of Capital Programming needed and advance acquisition may be mutually supportive; the Plan identifies those A long term capital improvement program has necessary to insure the availability of land in areas suitable for development and the public many obvious benefits that derive from its system­ the areas of anticipated development. investment they will require. The CIP translates atic approach to planning and financing public • Fosters a sound and stable financial pro­ these requirements into capital projects designed agency projects. These benefits will not occur, gram. Through capital facilities planning, re­ to support the goals and policies of the Compre­ however, simply with the annual production of the quired bond issues or the need for other reve­ hensive Plan. In this way, necessary public facili­ document and its subsequent adoption by the nue production measures can be foreseen and ties are available, or at least planned, in a concur­ local government. Its usefulness will depend on action taken before the need becomes so criti­ rent time frame with private development. By pro­ continuing legislative support of the program and cal as to require emergency financing mea­ viding a realistic timetable for the provision of firm executive commitment in carrying out pro­ sures. In addition, sharp changes in the tax facilities, orderly development, in the best interest gram recommendations on a daily basis. Some of structure and bonded indebtedness may be of the citizens of Fairfax County, can be achieved. the more important benefits to be derived from a avoided when the projects to be constructed Recommendations for public improvements viable capital programming process include the are staged over a number of years. Where made in the Comprehensive Plan have been following: there is sufficient time for planning, the most reviewed for inclusion in the CIP. Since the Plan • Assists in the implementation of the Com­ economical means for financing each project deals with a longer time frame than the CIP, many prehensive Plan. The primary function of the can be selected in advance. The CIP can facili­ projects recommended for implementation in the CIP is to serve as a mechanism for implementa­ tate reliable capital expenditure and revenue Plan are not included in this five-year program. tion of the comprehensive plan. By outlining the estimates and reasonable bond programs by Many projects not included at this time will be in­ facilities needed to serve the population and looking ahead to minimize the impact of capital corporated into the CIP as existing needs are met land uses called for in the plan and by schedul­ improvement projects. Keeping planned proj­ and additional growth occurs. To the extent that ing them over time, the CIP guides the public ects within the financial capacity of the County growth does or does not occur in a given area will construction program for the future. helps to preserve its credit rating and makes it influence both the timing and scope of capital The investment of funds in public facilities more attractive to business and industry. Thus, projects. While it is a desired goal to minimize clearly has an impact on the pattern of com­ the CIP becomes an integral element of the public facility deficiencies, it is equally desired munity development. This can be most clearly County's budgetary process. that only those projects with an identified need will seen in the extension ofwater and sewer lines be constructed. and transportation networks, but carries over in Legal Basis for Capital Programming terms of schools, parks, fire and police facilities The Fairfax County Capital Improvement Pro­ Basis tor Budgeting and the like. Planning for such public facilities gram (CIP) is prepared pursuant to Section The CIP and the Capital Budget are linked in and the public announcement of intentions to 15.1-464 of the Code of Virginia, as amended, two areas. The first year of the Advertised CIP is acquire property or schedule construction of which states that: the Advertised Capital Budget. Action by the new facilities can do much to influence private development decisions. Likewise private devel­ opment plans can have an effect in the formula­ tion and priority ranking of projects proposed in the CIP. Thus, the CIP is intended to provide an important element in the strategy to achieve the goals and policies established in the com­ prehensive plan. However, the CIP cannot func­ tion alone. Working in concert with the zoning ordinance, subdivision regulations and other regulating legislation as well as being cognizant of current economic conditions and private mar­ ket decisions the CIP is one means of imple­ menting certain aspects of the comprehensive plan. • Focuses attention on community goals and needs. Capital projects can be brought into line with community objectives, anticipated growth and the government's ability to pay. By plan­ ning ahead for projects, those that are needed or desired the most can be constructed or ac­ quired first. Maximum satisfaction can thereby be gained from the public money invested. The Curb and Gutter Construction

I/C 104 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Board of Supervisors to adopt the Capital Budget Federal Parking Management Program January 1, 1975, follows the federal guidelines. alters the CIP as well. Additionally, the adopted The parking management program is defined The state's parking management planning pro­ CIP provides guidance for development of the as a part of the transportation control plans gram is distinct from the federal program in that Capital Budget for the following year. designed to provide the necessary control of the state program would be used where a major Thus, an orderly cycle of project identification, photochemical oxidants (smog) and carbon development management of parking supply. The evaluation, financing and construction is monoxide as required under the Clean Air Act for federal program is directed toward much larger achieved. The Capital Budget, however, is not attainment of national air quality standards. The scale geographic areas such as metropolitan merely the first year of the multi-year capital pro­ management of parking supply regulation areas. However, the state plan, like the federal gram. While the CIP is a proposed expenditure requires explicit consideration of air quality im­ plan, may establish limits to development based plan, the budget process, through the approval of pact before construction of certain specified new on air quality criteria. This state planning program fiscal resolutions by the Board of Supervisors, parking facilities can proceed. would be used where a major development center provides the mechanism for the legal authoriza­ The specific purpose of parking management is proposed requiring a number of indirect source tion to appropriate and spend County funds. regulations is to reduce the area-wide growth in permits. vehicle miles traveled (VMT) to achieve The air quality maintenance plan, presently photochemical oxidant and carbon monoxide under development by the state, is the format ADEQUATE PUBLIC FACILITIES ORDINANCE standards; and to assure that congestion within which overall growth management associated with operation of a new parking facil­ parameters are set. Slated for completion in 1977, An implementation concept of great interest to ity does not cause or exacerbate a violation of the maintenance plan will specify the permissable many jurisdictions throughout the United States carbon monoxide standards. increase in pollutant emissions (a surrogate for is a system of relating the adequacy of public growth and development), emission control pro­ facilities to new development. As an implementa­ grams, and land use planning and control Federal Parking Management Plan tion concept, an adequate public facilities ordi­ strategies which are required for the maintenance The parking management plan is a device nance, in any form, would of necessity be tied to of air quality through 1990. whereby local jurisdictions can get away from the capital improvement programming and to criteria In the aggregate, these regulations will be in­ facility-by-facility review of projects which fall for adequacy of public facilities. strumental in enabling a community to plan its within the scope of regulations covered by parking Capital improvement programming is the land use and direct growth and development management regulations. The August 22, 1974, scheduling of public facility improvements over pressures while assuring the maintenance of issue of the Federal Register speaks to the ques­ time, with consideration given to the priority of clean air. The air quality maintenance planning tion of parking management plan versus facility improvements and financial capability of the process with parking management and indirect source review on an individual basis. The EPA jurisdiction to provide those facilities. Such a source regulations will provide communities with Administrator discusses the issue of Parking system would tie new development to public area-wide growth controlling strategies and small- Management Plans as follows: facilities in a manner commensurate with sound area and site-specific air quality management The Federal Government can directly imple­ fiscal and growth policies. An ordinance of this capability. type would deny new development in those areas ment facility-by-facility review of applicable In summary, air quality standards and planning in which public facilities were lacking and not parking structures. Due to the nature of the systems will probably become one of the essential programmed. planning process, however, only the State or land use planning tools of the coming decade. local area can adequately develop a compre­ Fairfax County is actively engaged in an in­ Fairfax County, through significant investments in hensive parking management plan. Such a plan vestigation of this concept. The investigation thus monitoring equipment, air quality modeling, and can interrelate future parking growth with the far has turned up legal complexities which restrict technical staff, is establishing the basis for air transit and land use plans and other unique implementation of such an ordinance in Virginia. quality planning procedures which may have needs of the community. In addition, it is logical that the first steps toward significant land use implications in the coming The Administrator believes that the ultimate establishing an adequate public facilities ordi­ months. nance are formulation of the Comprehensive Plan result of these regulations should be the and development of the CIP. Once these are in development by local areas of parking manage­ place and part of an established planning pro­ ment plans to replace the Federal Regulations. LAND BANKING cess, implementation of an adequate public It is, therefore, this Agency's policy that facilities process becomes a logical extension of Federal Regulations on new parking facilities A land banking program could achieve a the Plan. Therefore, the goal of an adequate public shall be applicable only until such time as ap- number of objectives such as current acquisition facilities ordinance can best be reached through provable local parking management plans are of land at current market rates before zoning. The systematic planning which establishes clear developed and implemented. Accordingly, program can be used to acquire land for such development objectives, capital improvements Appendix B sets forth a clear explanation of future uses as housing sites, parks and open programs and evaluation methodologies. current requirements and alternative ap­ space land, and sites for schools, police and fire proaches for facility-by-facility review which stations. Such acquisition would avoid additional can be used until such plans are developed as expenditures in the future from inflated property well as guidelines for formulation of these local AIR QUALITY LAND USE REVIEW values and would also insure land uses compat­ Parking Management Plans. EPA Regional Of­ ible with the plan. fices will encourage and assist local area The federal Environmental Protection Agency In an expanded form, a program such as this governments in development of these plans. (EPA) has promulgated regulations which will be could also help direct future growth patterns by Perhaps the most valuable land use tool which significant for future nationwide implementation using programmed capital facility sites acquired the federal government can give to local jurisdic­ of land use plans. The two sets of regulations through a land banking system as an element in tions is the ability to develop a parking manage­ which result from the 1970 Clean Air Act are in­ an adequate public facilities ordinance. Benefits ment pian. This plan and process can give needed direct source and parking management regula­ would be maximized if such an ordinance could federal support to local jurisdictions in their com­ tions. These regulations specify review powers of preclude development in areas where existing prehensive planning process. The parking the EPA and can be delegated to state and local public facilities were not adequate or programmed management plan, by determining allocations of jurisdictions. Parking management regulations or where advance acquisition of sites for public parking spaces by land use and by plan area are significant for Fairfax County in that the im­ facilities had not taken place. Fairfax County has through an allowable annual increase in vehicle plementation of the County's Comprehensive Plan formulated and implemented a land banking pro­ miles traveled (VMT) can also add important for multifamily, commercial, and industrial land gram which should be expanded to achieve the federal legal support to the Comprehensive Plan. uses which generate 250 or more parking spaces full objectives outlined for this tool. This plan, with the subsequent control of building will require EPA review and certification before permits through a certification process for all construction can commence. The same is true future development, could change the entire under indirect source where the cutoff is 1,000 scope of planning and land use controls. TAXES AS A DEVELOPMENT GUIDE parking spaces. However, the scope of indirect source includes additional land uses such as Land use value assessment is a useful public highways and airports. State Parking Management Program policy implementation tool which the state of The state of Virginia has a set of regulations The state of Virginia, pursuant to the federal Virginia has recently written into law. The law which are in the EPA approval stage. Fairfax effort, has promulgated legal requirements for air allows local jurisdictions which adopt it as part of County may eventually act as the review body for quality planning and control. These requirements their code to provide tax incentives for real estate the EPA and state regulations. Pursuant to both are embodied in the air quality maintenance plan­ devoted to agricultural, horticultural, forest and the federal and state programs to review land uses ning effort, a parking management planning pro­ open space uses. The declaration of policy for which contribute significantly to air pollution, the gram and an indirect source permit permit Special Assessments for Agricultural, Horticul­ staff is undertaking a study of the feasibility of program. tural Forest, or Open Space Real Estate is as doing a parking management plan for the County. The state indirect source program, effective follows:

I/C 105 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Economic Development Authority 58-769.4. Declaration of Policy.—An expand­ for commercial properties or for property in chang­ Special legislation in 1964 enabled a Fairfax ing population and reduction in the quantity ing neighborhoods. In newer and partially County Industrial Development Authority. Subse­ and quality of real estate devoted to developed areas, or areas in which a convenient quent legislation has provided for all local govern­ agricultural, horticultural, forest and open range of services is not available in a community, ments in Virginia to establish industrial develop­ space uses made the preservation of such a similar problem arises. No one property owner ment authorities. Fairfax County retained its in­ real estate a matter vital to the public in­ can sustain the investment requirements for new dustrial authority as enabled under the earlier terest. It is, therefore, in the public interest service or facilities such as completion of service legislation but the name was changed and the en­ (a) to encourage the preservation and proper roads, addition of parking spaces, reorientation of tity is now known as the Fairfax County Economic use of such real estate in order to assure a existing buildings and the like. Development Authority (EDA). It operates under readily available source of agricultural, In many circumstances, the possibility is sug­ essentially the same powers provided in the horticultural and forest products and of gested of establishing improvement associations original legislation and is somewhat more respon­ open spaces within reach of concentrations or districts to provide for the improvements. These sive to control by the local government than would of population, to conserve natural resources would design and accomplish redevelopment or be an industrial development authority. The EDA In forms which will prevent erosion, to pro­ substantial renovations. The result would be to may stimulate the development of industry in the tect adequate and safe water supplies, to make such areas more attractive and functional, County; it may receive, operate and maintain preserve scenic natural beauty and open and accordingly, more profitable. An entity is County facilities and receive funds from the spaces and to promote proper land use plan­ needed which can effectively assign costs to County for operation; and it may issue bonds ning and the orderly development of real beneficiaries and exercise sufficient authority to which may be secured by pledge of any political estate for the accommodation of an expan­ require that all the beneficiaries participate in subdivision. ding population, and (b) to promote a bal­ such projects. anced economy and ameliorate pressures Special districts or other entities such as It appears that the EDA may be more adapt­ which force the conversion of such real special corporations are authorized in Virginia for able to accomplishing the general purposes of estate to more intensive uses and which are a number of purposes. Most are financially and fostering and developing industry than an IDA. attributable in part to the assessment of legally responsible for their own actions. Charges The industrial development authority is more such real estate at values incompatible with and taxes levied by some special districts are specifically authorized to promote industry and its use and preservation for agricultural, hor­ distinct from those of cities and counties. They foster commerce as well as operate pollution con­ ticultural, forest or open space purposes.lt are particularly attractive for some purposes in trol facilities. Therefore, the economic develop­ is the intent of this article to provide for the that they enable a community to assess the ment authority may be more beneficially used to classification, and permit the assessment beneficiaries of a new public improvement for its provide the basic studies, researches, and and taxation, of such real estate in a manner cost. Included among the powers of a special planning prior to spin-off of projects to specific that will promote the preservation of it district may be the bonding capacity. The interest industrial development authorities, industrial ultimately for the public benefit. on such bonds is tax free, but they are not development corporations, or other entities such Before any such special real estate tax assess­ necessarily guaranteed by the Commonwealth or as sanitary districts. ment may be given to a landowner, the state law the local government. They could not be expected establishes criteria which must be met by the to sell as cheaply as County bonds. Industrial Development Corporation landowners. The law states that local officials A variety of special districts and corporate en­ The purpose of such a corporation is to must determine, among other things, that real tities have been established in Virginia, including stimulate and promote business prosperity and estate devoted to (1) agricultural or horticultural the following: airport authorities, bridge and economic welfare. It is provided with special uses consists of a minimum of five acres and has beach authorities, education assistance powers and limitations by law to allow it to act as produced gross sales of agricultural or hor­ authorities, industrial development authorities, in­ a promoter to provide loans to businesses which ticultural products thereon together with any dustrial development corporations, hospital and are unable to obtain private financing. payments received under a soil conservation pro­ health center commissions, mosquito control The corporation is composed of members, gram averaging at least five hundred dollars per districts, park authorities, parking authorities, which must be financial institution, who are will­ year for each of three years in a five-year period port authorities, public service corporations ing to lend funds to develop new businesses or im­ immediately preceding the tax year in issue, (2) (utilities), redevelopment and housing authorities, prove or expand existing ones. It provides for pool­ forest use consists of a minimum of twenty acres sanitary districts, sanitation districts, soil conser­ ing of investments by financial institutions in and, (3) open space use consists of a minimum of vation districts, transportation authorities, and order that risks may be spread proportionately five acres (1971, Ex. Sess., c. 172). turnpike authorities. among them. In addition, stock may be issued. Stockholders elect one-third of the directors and A system which would permit the special real members elect the remainder. estate tax assessment needs much further study Industrial Development Authority Loans may be obtained from any other finan­ as it has important implications. These include Industrial development authorities (IDA) may cial agencies, persons, or agencies of the state or revenue loss and a necessary, proper and be created by local governments. They have federal government. It appears such a corporation complete staff and structure to administer such a powers to own land and buildings and provide is particularly useful for private investors to par­ program. landscaping, utilities, roadways and other facilities necessary or desirable in connection ticipate with local governments and entities associated with them such as industrial develop­ CONCLUSION with development by the authority. An authority is authorized to encourage in­ ment authorities and economic development authorities in packaging both sites and facilities Implementation issues are critical today if the dustry and develop trade by inducing manufactur­ for both new and existing industries and commer­ Plan is to be successfully implemented. Fairfax ing, industrial, governmental and commercial cial businesses. County has a broad-scale effort to strengthen enterprises to locate in the state. It may also exer­ traditional implementation tools and is actively cise its powers with respect to pollution control Thus, it would appear that there is legal seeking to establish new devices to ensure the facilities. justification for the involvement of an industrial goals set forth in the Plan are fully realized. It is not intended that any such authority shall development authority in the renewal of commer­ itself be authorized to operate any manufacturing, cial areas. AREA PLAN IMPLEMENTATION MECHANISMS industrial, or commercial enterprise. However, this would seem to establish further that in­ Sanitation Districts Special Improvements Districts dustrial development authorities may become in­ Subject to referendum approval, local govern­ Public investments mainly provide the basic volved with commercial activities. In addition, if ments may establish sanitation districts for the facilities or infrastructure for development. Where declining business areas can be determined to be purpose of abating pollution. This authorization is development of land or buildings is desired for detrimental to citizens, it also seems that the used primarily to provide an agency for operation particular uses or the provision of certain services involvement of the authority is justified. of a sewerage system. not clearly in the public domain, quasipublic or An authority does not have the power to Such a district, however, can be used to provide private-public mechanisms must be used. operate any facility except as lessor. All bonds systems for disposal of all wastes. It is particu­ These mechanisms have only modest issued by an authority must be payable solely larly useful for a combination of local govern­ precedents for use in Fairfax County. They have from the revenues and receipts derived from the ments to solve their disposal problems, especially been called upon for very limited purposes, chiefly leasing or sale of facilities by the authority. Bonds when competition for sites as well as water has for projects unrelated to planning goals. are not deemed to constitute a debt or pledge of become uneconomical, inefficient and subverted One problem that is common to many older ur­ faith and credit of the Commonwealth or any by dominating parochial interests. When regional ban areas is that it is not profitable for one owner political subdivision thereof, including the planning is required by the State Water Control to renovate and improve his own property unless municipality which created the authority issuing Board as well as federal agencies with legal neighboring owners also are willing to improve such bonds. authority, the sanitation district can be extremely their properties, thereby upgrading the entire useful not only for planning but also for impiemen- neighborhood. This seems to be true particularly

I/C 106 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

tation of the plan and operation of the system possibilities of this concept, but much further Another example of buffering is the provision after it is built. investigation and monitoring is needed. of open space, in most instances occupied by Briefly, the use of development rights requires trees or other elements of the landscape. The Small Sanitary Districts that a jurisdiction assign to an area of land a new width of such a transition or buffer zone, based on The problems found in the use of small sanitary set of property interests called development the intensity of use being screening, could vary districts are indicated by some of the conditions rights. The rights would be marketable and would from 20 to several hundred feet. This type of imposed for their use. The Board of Supervisors be assigned pursuant to a master plan which transition might be used around neighborhood may issue bonds for a sanitary district in an would designate the percentage of developable shopping and convenience centers, community amount not to exceed 18 percent of the assessed land in each district. The assigned development centers, employment centers and industrial value of all real estate therein which is subject to rights would be severable from the land but could activity of all types. taxation, in order to carry out the purposes of the be used only within the boundaries of the TDR The present minimum standards for screening district. This percentage ceiling may be increased district. A developer who desires to develop a site under the County's regulations leave much to be in some instances, but it would be necessary to at higher than basic planned intensity or density desired. It appears that greater emphasis should determine the effects on the bond rating and other would be required to buy the development rights be placed on specific detailed transitional treat­ constraints of the County, an revenues of any attached to land in the district which was ment, where appropriate, in the submission of pro­ overlapping districts. Sanitary districts may be physically or economically unsuitable for develop­ ject plans. As an example, a neighborhood com­ initiated by petition of 50 qualified voters, or 50 ment. When the development rights are sold, the mercial center is proposed. It is determined that a percent of the voters in a district of fewer than 100 original land, to which they were assigned, loses spatial transition is the desired approach to persons. If a majority of the voters in a district the rights and becomes permanent open space. buffering the commercial center from surrounding favor the issuance of bonds, then it may be done. (Such land may still be in private ownership, noncommercial uses. The applicant would then be It will be necessary to research the legal implica­ however.) requested to show within the development plan a tions for (1) business districts which have no resi­ specific spatial treatment between the structures, dent voters (assumedly, property owners are Mandatory Dedication parking areas and adjacent residential areas. The equivalent) and (2) the legal basis for including in a Mandatory dedication is an implementation nature and type of land use transition results from district property belonging to persons who do not tool not widely used in the past. However, it is one a process of negotiation if a tract of land is zoned wish to participate in its establishment. As part of of the elements in the County's Zoning Ordinance. for planned unit development. In such cases each the requirements for establishing a district, it is There are two bases for requiring dedication. project submitted to the County is treated necessary to prove that all property owners will The first basis is the requirement for assignment uniquely, as contrasted to the typical situation in benefit either directly or indirectly. of land for public services which must be sup­ which there is a single standard applied, regardless of the nature of the project. Many of the special districts, such as sanitary ported by the development, such as internal roads districts, are used to provide a specific service to and easements. The second basis for dedication an area, such as sanitation control, fire protection is the need for large land areas for other uses such Signs or leaf and refuse collection. Under such districts as public open space, major rights of way for The Zoning Ordinance, Chapter 30 of the a specific service is provided to specific and expressway or transit lanes, future public school County Code, provides regulations for the display identifiable users and can be supported by user sites, police stations, and fire stations. of signs. The regulations control all signs which charges. The Zoning Ordinance provides for mandatory are installed after adoption of the Coote provi­ dedication in two areas. The' first is within the area In other types of districts, particularly those sions. Special permits, special exceptions, and of condominium development. The ordinance involving establishment of public authorities such the basic use limitations are tailored to the zoning states in Paragraph 5 of Sect. 2-409 that, in condo­ as industrial and housing, it is much more difficult districts. Sign control overlay districts are helpful minium developments, the reservation and/or to assign costs to exclusive users. The benefits in establishing uniformity and reducing visual dedication of land for schools, parks and streets spill over large areas. For the redevelopment of a competition. in accordance with adopted comprehensive plans commercial area, it would be necessary to deter­ Signs which were erected in accordance with shall be made. mine who actually benefits and to what extent. previous regulations may continue in use so long The second area is in the site plan section Before supporting the renewal, owners would as the existing use which they advertise or iden­ which is Article 17, Part 2, Required Im­ need to be convinced that the benefits to them tify remains. Such signs can neither be altered nor provements. The site plan section of the ordi­ would exceed the costs to them. moved. If a nonconforming use is discontinued for nance requires a construction of pedestrial Another problem is coordination. It is more than two years or if use of a sign becomes walkways—both within a project and as connec­ necessary to have effective cooperation among an unlawful nonconforming use, then the sign tors to adjacent areas—and construction of trails the County government, property owners in the itself becomes unlawful and may be removed. or walkways in accordance with the general loca­ planning district, businessmen who lease the Problems concerned with signs are usually tion shown on adopted Comprehensive Plan. The space, and residents who live nearby. Absentee those which develop from lawful nonconforming land upon which the walkways or trails are con­ landlords may be less interested in local problems uses. There is no easy solution. Change of use, or structed is required to be dedicated to either the than others, and may prefer a posture of minimum change of zoning which authorizes a change of County, an appropriate homeowners association, financial exposure. use, is normally the only way to obtain relief from or the Northern Virginia Regional Park Authority. Although the activities of special districts are unsightly, ineffective, and distracting displays of Service drives are required where appropriate, and normally financed by a property surtax, other signs. states allow alternative financing. In California, they are to be dedicated to the Virginia Depart­ ment of Highways and Transportation. The There would appear to be two suitable ways to special improvements areas in business districts provide for change or removal of existing but may place a tax on retail sales. Also, in cases dedication and construction of proposed new roads and the widening or other improvement of lawfully nonconforming signs. One is unaccept­ where a pedestrian mall is constructed, able currently because it requires state legislation businesses are charged by the front foot. In existing roads on existing alignments, as indi­ cated on an adopted comprehensive plan, shall be to authorize it. This would establish reasonable Kentucky, the occupational license fees derived periods for sign owners to recoup their capital in­ from business in a renewal area may be applied done by the developer. Expressways and freeways need not be constructed by the developer. vestment by establishing an amortization period directly to the project. It would be necessary to for the life of the sign. Another is infeasible research the possibility of doing this for Fairfax. because it depends entirely on voluntary par­ It is feasible for the County to attack many ticipation by sign or property owners and the local Buffering problems by using existing mechanisms and government in a program which would provide for Buffering between incompatible activities such authorities. For instance, the Economic Develop­ the removal of nonconforming signs, with ex­ as transportation/residential and commercial/ ment Authority and the Housing and Redevelop­ penses and benefits balanced between public and residential is another means of influencing land ment Authority are provided with broad powers private interests. use. It is used to increase stability and to mitigate which could be applied to problems of blight and It may be feasible for land owners and negative effects of new development on an estab­ declining businesses. It may be possible to under­ businessmen to use a special entity for the lished neighborhood. take joint-venture projects between one or both removal and replacement of signs. The entity As an example, garden apartments and/or authorities and private businessmen. A number of could be a nonprofit corporation or, conceivably, a townhouses have historically served as transition entities authorized by state law may be used. small sanitary district. It would require partici­ use in separating commercial activities from Some of them are discussed here. pation by all the sign user/owners in a particular single-family residential dwelling units in Fairfax area. A commercial strip is a most likely candidate County. This is a satisfactory procedure because Transferable Development Rights for the use of such a mechanism. The concept of transferable development rights it is accepted by people who choose to live around (TDR) is currently under study in various areas of an established core or center of commercial Tidal Wetlands the United States. A development rights system is activity (regional center, community shopping Fairfax County is designated by law as part of a possible long-term future option in land use con­ center, employment center or major business Tidewater Virginia. Wetlands are a portion of the trol. Fairfax County is investigating the district).

I/C 107 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Tidewater area. By definition, wetlands are de­ The County of Fairfax recognizes the unique fined as both vegetated and nonvegetated. Vege­ character of the wetlands, an irreplaceable tated wetlands means all that land lying between natural resource which, in its natural state, is and contiguous to mean low water and an eleva­ essential to the ecological systems of the tidal tion above mean low water equal to the factor 1.5 rivers, bays and estuaries of the Common­ times the mean tide range and upon which is wealth. This resource is essential for the pro­ growing certain types of marsh vegetation. Non- duction of marine and inland wildlife, waterfowl, vegetated wetlands means all that land lying con­ finfish, shellfish and flora; is valuable as a pro­ tiguous to mean low water and which land is tective barrier against floods, tidal storms and between mean low water and mean high water, erosion of the shores and soil within the Com­ not otherwise included as vegetated wetlands. monwealth; is important for the absorption of Tidal wetlands have long been recognized as silt and of pollutants; and is important for highly productive ecosystems. The export of the recreational and aesthetic enjoyment of the products of primary production (detritus) from a people for the promotion of tourism, navigation wetland to the adjacent aquatic system is a func­ and commerce. tion of ecological importance. This conveyance of In order to protect the public interest, pro­ nutrients is the critical link between wetlands and mote the public health, safety and the eco­ the commercial fish and shellfish industry. nomic and general welfare of Fairfax County, Scientific research has examined the contribu­ and to protect public and private property, wild­ tions of tidal wetlands to estuarine food chains in life, marine fisheries and the natural environ­ the Chesapeake Bay. This analysis has deter­ ment, it is declared to be the public policy of mined that where tidal exchange is high, marshes Fairfax County to preserve the wetlands and to export important amounts of dissolved nitrogen prevent their despoliation and destruction and and significant amounts of carbon in particulate to accommodate necessary economic develop­ and dissolved forms (the necessary building- ment in a manner consistent with wetlands blocks for a viable aquatic environment) to the preservation. estuary. To implement this policy, the County estab­ Through the Virginia Institute of Marine lished the Wetlands Overlay District and the Fair­ Sciences' research, wetlands in the Common­ fax County Wetlands Board. The Wetlands Over­ wealth have been quantitatively evaluated and lay District sets forth the regulations for the use ranked according to their total ecological and development of the County's wetlands. Dis­ importance. The criteria utilized for this evalua­ trict boundaries have been drawn on the Official tion were the wetlands detritus production, water­ Zoning Map and include all that land defined as fowl and wildlife utilization, erosion and flood buf­ vegetated and nonvegetated wetlands. If a pro­ fers, and water quality control. posed activity falls within the Wetlands Overland Based on total environmental value, two of the District, a Wetlands Permit may be necessary. four types of wetlands contiguous to the County's The Wetlands Board has the responsiblity to hold coastal shoreline, arrow arum-pickerel weed and public hearings and to issue or deny permits freshwater mixed, have the highest ecological based upon the amount of impact a project may ranking in the Chesapeake Bay region. These two have on a tidal wetland. ecosystems encompass approximately 75 percent With the Wetlands Zoning Ordinance, Fairfax of the County's 920 total vegetated wetland acres. County can now effectively implement and ensure The other two types, cattail and yellow pond lily, that its planning policies along its coastal environ­ are ranked only slightly lower in total value and ment are not circumvented by State of Federal are important systems for water quality control, policies. Additionally, the ordinance reduces fur­ flooding buffers, and wildlife and waterfowl ther development in or contiguous to wetlands utilization. thereby protecting their important ecological func­ In 1972, the General Assembly took a positive tions and their recreational/economic value to the step to protect and enhance the marine environ­ County's citizens. ment of the Commonwealth by passing the Wetlands Act. The wetlands zoning ordinance as enabled in the Act (Section 62.1-13.5) is specifi­ cally designed to promote compatible uses (e.g., cultivation and harvesting of shellfish, noncom­ mercial outdoor recreational activities, cultivation and harvesting of agricultural or horticultural pro­ ducts, the construction or maintenance of aids to navigation, etc.) and to control noncompatible uses (e.g., extensive filling and/or excavation pro­ posals) from causing irreversible deterioration to these valuable natural resources. In addition, all federal agencies are mandated to consider wetland alteration as a last resort when carrying out programs affecting land use. This policy was established in order to avoid, to the extent possible, the long and short term adverse impacts associated with the destruction or modification of wetlands. Using the State's authorization (Section 62.1-13.5 of the Code of Virginia) the County adopted an amendment to Chapter 112 (Zoning), of the Code of the County of Fairfax, Virginia. This amendment adopted the Fairfax County Wetlands Zoning Ordinance which now places the respon­ sibility of management and control of the County's wetland resources with the County itself. The pur­ pose and intent of the Wetlands Zoning Ordinance is as follows:

I/C 108 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide CONCLUSION AND FUTURE DIRECTIONS

MAJOR CONCEPTS OF THE PLUS PROGRAM Therefore, development of employment oppor­ plementation of capital improvements programs tunities in the western sections of the County are critical first steps prior to the establishment of Environmental preservation and improvement must be a major development objective of the public facilities constraints over new develop­ have been a consistent theme in recent County County government. ment. Therefore, substantial effort has been planning. Environmental quality corridors, a con­ Federal employment locations and work pat­ directed toward the implementation tools and cept first adopted through PLUS planning, bring terns are also significant. The County must exer­ planning processes necessary to provide the together the integrated nature of the complex cise more effective influence toward decentraliza­ County with more effective control over the timing natural resources of the County. Analysis of these tion of federal offices into the County. Fairfax of growth and development. resources is an important first step toward im­ County should not be expected to bear the burden The Capital Improvement Program (CIP) is an proving environmental conservation and develop­ of federal location policies, without a voice toward essential tool in plan implementation. During the ment of expanded open space. The environmental gaining better distribution of employment centers first year of the PLUS program, the County quality corridors (EQCs) reflect many types of land in the County and the region. Potential changes in published its first Capital Improvement Program. resources, including stream valleys, wildlife work patterns, such as the four-day work week and This CIP was primarily a compilation of existing habitats, wetlands, recreational open space, flexible hours, may eventually have significant project plans. Completion of the PLUS plans was visual resources, and other land features which impacts on transportation requirements. required before a new CIP could reflect future should be related in a coherent fashion. The transportation component of the Compre­ needs and demands in a coherent, purposeful Major issues remain unresolved concerning im­ hensive Plan raise other major policy questions. manner. The second CIP is being published in con­ plementation of EQCs. These issues range from One of the most significant concerns the County's junction with the Comprehensive Plan. It will the need to strengthen present acquisition and willingness to invest its financial resources in outline the public facilities necessary to support preservation tools to the institutional umbrellas road improvements. A first necessary step must growth and development outlined in these plans necessary to satisfy the objectives outlined by be the establishment of a County transportation for a five-year period. Fairfax County, for the first EQCs. The future of Fairfax County's environment plan and program which makes effective use of time in its history, will have both updated plans will rest significantly upon the ability of the current funds available through the Virginia and the public facilities programs necessary for County to implement successfully programs Department of Highways and Transportation. their implementation. which protect the land Identified under the EOCs. Without adopted plans and programs, the current The annual review of the CIP associated with The PLUS program has also devoted energies funds available cannot be utilized effectively to annual assessment of the Plan will provide deci­ to other environmental issues. Air quality Is one of carry out County policies. sion makers and citizens an opportunity to guide the most significant concerns of the coming As the plans and programs in the document are and direct the growth and development of the decade. Present and pending federal legislation considered, the County should deliberate whether County is a manner consistent with long range ob­ and standards may constitute one of the most Im­ County resources should be invested in new road­ jectives and current needs. The CIP and annual portant developments In land use controls of this way development. Many of the plan objectives are Plan assessment will be subject to citizen review century. The County is working on many fronts to contingent upon transportation responses. Under and comment prior to adoption by the Board of fully implement its potential role in air quality the past level of funding from the state govern­ Supervisors. The County staff will monitor planning. The acquisition of improved monitoring ment for new road construction, not all of the development trends and demographic changes, and evaluation capabilities and the implementa­ 15-year plan can be implemented during this and prepare an annual assessment which may tion of air quality modeling will be important to period. Additional resources must be directed to indicate ongoing adjustments in the Comprehen­ future County development. ( County transportation, either through County sive Plan. Through this process, the County will Other significant environmental advances are resources or from the state government. significantly improve its ability to determine short also being achieved. The County, with leadership A major theme of the PLUS program has been range development patterns in a manner consis­ of the Stream Valley Board, has initiated a signifi­ the project impact evaluation system (PIES). Plans tent with long term objectives. cant study of stream valley characteristics in Fair­ can only serve as general guidelines for decision­ Zoning Is a basic implementation tool which fax County. This effort will result in significant making. Although they are important, it is equally has received considerable County attention dur­ new data for the County to assist In many aspects critical that evaluation methodologies be ing the past several years. The Zoning Ordinance, of planning and development management. As available to measure precise impacts of proposed which is adopted in principle for implementation this information becomes available, it will be In­ projects. The County is carrying on systematic in the coming year, stands as a major advance tegrated Into the ongoing functions of the County. efforts to improve evaluation methodologies. As toward simplification and improvement of zoning The proposed planned development centers are these are formulated, they will be applied to the procedures and requirements. In the short run, the also an important concept supporting the PLUS appropriate planning and development processes. County has a substantial zoning docket which will plans. To preserve environmental amenities, ur­ In the past, County plan analysis became dated have a tremendous impact on the future develop­ ban activities must be structured in clustered and and obsolete within a relatively short period of ment of the County. Because the countywide and meaningful patterns. All planning analysis points time. The County has, over the past several years, area plans are being completed on schedule, the to the necessity of resource conservation and pro­ engaged in systematic improvement of evaluation County will make these zoning decisions on the tection. Some of the most wasteful resource prac­ skills which should improve needed information. basis of updated comprehensive plans. In the tices in urban America today result from ineffec­ Analysis is taking place in two primary areas, envi­ future, cyclical zoning processes should provide tive land use patterns which lack coherent or ronmental constraints and fiscal impact. For the County citizens and applicants an opportunity meaningful purpose. example, the formulation of the air quality to have zoning cases heard in conjunction with The County has conducted significant new monitoring and evaluations skills will give the appropriate area plans. In the past, zonings were research which points to the necessity of planned County a major new tool for analysis of develop­ considered largely on a fragmented and individual development centers as the basic pattern for ment patterns. Fairfax County must constantly ad­ basis. In the future, the four area plans should pro­ future County development. The transportation vance its analytical capabilities to meet the vide an opportunity to consider cumulative im­ analysis included in the Plan identifies serious development problems found in this rapidly pacts of zonings in conjunction with updated constraints associated with the present transpor­ urbanizing jurisdiction. plans. tation patterns. The dominance of work trips to The future of Fairfax County planning rests the central city creates a transportation demand IMPLEMENTATION TOOLS AND THE PLANNING significantly on future developments in federal which Fairfax County may never be able to meet PROCESS and state law. Air quality planning will be im­ fully. In fact, the data suggest that County policies pacted heavily by trends in federal legislation. As should respond through emphasis on employment One of the major themes of the PLUS program the federal government continues its development in planned development centers in the western is the formulation of plans and implementation of standards and program initiatives concerning part of the County as a means of ameliorating the tools to time growth and development in an effec­ local land use, Fairfax County must maintain an present radial transportation patterns. These tive manner. The plans outline the desired future active role in monitoring and influencing federal centers should encourage reverse commuting for Fairfax County. The implementation tools decisions. The County's location adjacent to the patterns and intercept trips which would other­ must provide the means to meet effectively the Nation's Capital facilitates its ability to carry on wise impact the eastern sections of the County. stated development objectives. The County has this type of activity. Simply planning the western portions of the devoted considerable energy to the analysis of State legislation is also of immediate concern. County in extremely low densities will not solve ways to ensure that adequate public facilities are State laws govern County planning organization the problem, as data indicate. The surrounding provided its citizens. The possible use of an ade­ and activities as the PLUS plans are adopted and counties will contribute to peak-hour transporta­ quate public facilities ordinance was given careful implementation tools come into use, state legisla­ tion impacts by channeling large numbers of attention during the past two years. One conclu­ tion should be sought to strengthen our planning automobiles onto the already crowded roads in sion reached in these deliberations was that tools. Fairfax County. specific plans for future development and im­

I/C 109 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

IV. TECHNICAL APPENDIX Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

TRAVEL DEMAND FORECASTING

Long-range transportation planning is depen­ Table 2 dent on the ability to predict future trip-making. In EXISTING AND ANTICIPATED DWELLING UNITS general, the forecasting procedure follows an ex­ FAIRFAX COUNTY amination of trends in travel behavior. The fore­ (January, 1981) casted travel demand is contrasted with future conditions of the transportation system. General Additional transportation needs can be determined. Dwelling Units Percentage Percentage The basic premise of travel demand forecast­ Existing Residential of Total Increase ing is that there is order in travel behavior. Trip- Dwelling Construction Residential Over making can be estimated by the examination of Units Activity Construction Existing forecasts of land use, economic activity, and (Jan. 1981) (Jan. 1981) Activity Development population. Home-based work trips, for example, 1 (Inside Beltway) 64,920 5,138 8.7% 7.9% are highly predictable with the knowledge of the location and magnitude of dwelling units and 2 (Outside Beltway, Inside employment. Rte. 123/Towlston Rd.) 109,139 21,875 37.2% 20.0% Once trips are estimated or generated for (Outside Rte. 123/ assigned areas, they can be distributed among all Towlston Rd. 220,086 58,791 100.0% 26.7% analysis areas within the total study area. A trip table can be produced which depicts the expected Note: Residential construction activity is defined as having approved zoning or in subsequent stages of number of trips between each analysis area or development. zone. The trips can then be assigned to specific Source: Standard Reports - January 1981, Fairfax County ORS roadways between any two analysis areas. Addi­ tional refinements to this process are possible, in­ cluding identifying trips by purpose (commuting, Existing Housing. According to the Standard Reports - 1981 compiled by ORS. This information shopping, etc.) or by mode (automobile, transit, Reports - 1981 prepared by the Fairfax County Of­ has significant implications for future transporta­ etc.). Travel demand forecasting generally follows fice of Research and Statistics, as of January tion planning in Fairfax County. this process. 1981, there were 220,086 dwelling units in Fairfax Table 2 presents a comparison of existing and Travel forecasting for the Washington region is County. Single-family units accounted for the committed dwelling units in the County as of conducted by the Metropolitan Washington Coun­ majority of the housing units (57.5 percent) fol­ January, 1981. Examination of this table leads to cil of Governments (COG) in cooperation with lowed by apartments (25.8 percent), and town- several important findings. Countywide, nearly a state and local governments utilizing various com­ houses (12.9 percent).' Duplex, multiplex units 27 percent increase in dwelling units will be ex­ puter programs. Land use Inputs to the programs and mobile home pads accounted for the remain­ perienced. Ninety percent of this activity will oc­ are supplied by the respective local jurisdictions. ing 3.8 percent. An inventory of the dwelling units cur outside the Beltway. Almost one-half of the Traffic forecasts for Fairfax County may be ex­ in the County is presented in Table 1. development will take place in the western portion tracted from the regionwide analyses. Approximately 30 percent of all.existing dwell­ of the County, west of Route 123 and Towlston ing units are located within the Capital Beltway. Road. Land Use Trends Nearly one-half of all existing dwelling units are Planned Housing. Previous travel forecasts in As previously mentioned, trip-making can be located between Route 123/Towlston Road and the County have been developed using the predicted by examining forecasts of land use. The the Capital Beltway. In general, higher densities adopted Plan land use projections as base data. type of land use will determine the type and are found In the inner portions of the County. In­ These land use projections have been forwarded volume of trips originating from and destined for a side the Beltway, for example, there are higher to COG and have become adopted for regional designated area. Residential land activity will percentages of garden apartments and high-rise planning in conjunction with a process known as generate trips for purposes such as school trips, apartments. The western and southern portions of Cooperative Forecasting. This process is a con­ social trips, and commuting. Office land activity the County have higher percentages of single- tinuing one with the forecasts adjusted periodi­ will predominately attract work trips. The principle family and townhouse units. cally to reflect changing conditions. that land use determines trips has been corro­ Anticipated Development. The amount of The Round II Cooperative Forecasts for hous­ borated by previous analyses of travel demand, development anticipated in the near future can ing in Fairfax County are shown in Table 3, along wherein travel demand changes were identified also be identified through the examination of data with the number of existing, and existing plus with changes in land use activities. A more de­ compiled by the Fairfax County Office of committed, housing units. However, some caution tailed discussion of this relationship is given in Research and Statistics. The number of dwelling should be exercised in making direct comparisons subsequent paragraphs. units actually in the development process—from of committed and planned units for the following A comparison has been made of existing, com­ the rezoning of land through site plan review, is­ reasons: mitted, and planned residential development in suance of building permits, and construction- 1. The identification of committed develop­ order to determine the likelihood and urgency of provides an accurate measure of the amount and ment encompasses the entire land development realizing the projections of future travel. This com­ distribution of committed development. The process; from the rezoning of land through site parison is presented below. following data were extracted from the Standard plan review, issuance of building permits, con­ struction of the units, and completion of construc­ tion. With the inclusion of rezoning in this "pipe­ line", the realization of the development activity Table 1 may be several years away; possibly close to 1990. DWELLING UNIT INVENTORY 2. The forecasting of the future residential FAIRFAX COUNTY base is dependent on several factors which can be (January, 1981) quite variable and difficult to predict in them­ 1 selves. Factors relating to the market such as ab­ Ring Single Family Townhouse Apartments Other Total sorption rates, regional growth rates and even 1 (Inside Beltway) 33,574 4,668 26,166 512 64,920 general economic trends present difficulties in 2 (Outside Beltway the prediction of residential development activity. Inside Route 123/ 3. Finally, the issues presented by residential Towlston Rd.) 65,212 15,706 22,530 5,691 109,139 development activity approaching 1990 forecasts does not address the subsequent build-out of the 3 (Outside Route 123/ Plan. With this higher level of development, con­ 27,840 7,945 8,121 2,121 46,027 Towlston Rd.) cerns with regard to 1990 forecasts may be minor. County Total 126,626 28,319 56,817 8,324 220,086 The future Impacts of transportation at build-out are not addressed in the Transportation Plan. 'Other includes Duplex units, multiplex units and mobile homes. Source: Standard Reports - January, 1981, Fairfax County Office of Research and Statistics (ORS)

I/C 111 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

intended to produce detailed design forecasts for Table 3 individual highway or transit facilities, but rather COMPARISON OF EXISTING, EXISTING PLUS COMMITTED, to show generalized changes in transportation de­ AND PLANNED 1990 HOUSING UNITS mand and services based on new growth fore­ IN FAIRFAX COUNTY casts. A calculation of future travel was made for Existing Plus 1980, 1985, and 1995, given the growth forecasts Existing' Committed2 Planned 19903 for households and employment. 4. Metro Alternatives Analysis (1977-1978): In Inside Beltway 64,920 70,058 67,138 response to a federal request that the Washington Outside Beltway Inside metropolitan region undertake an alternatives Rte. 123/Towlston Rd. 109,139 131,014 125,188 analysis of certain unbuilt segments of the Metro- Outside Rte. 123/ rail system, the Metro Alternatives Analysis (MAA) Towlston Rd. 46,027 77,805 72,820 was conducted by a Joint Policy Steering Commit­ tee (JPSC) during an 18 month period in 1977-1978. Fairfax County Totals 220,086 278,877 265,146 The JPSC was composed of representatives from 'Based on Fairfax County ORS, Standard Reports - January 1981 the following regional bodies: The Board of Direc­ tors of the Metropolitan Washington Council of Committed units defined as having approved zoning, or in subsequent stages of development. Data based Governments (COG), the Board of Directors of the on Standard Reports - January 1981, Fairfax County ORS. Washington Metropolitan Area Transit Authority 3 Based on Round II, COG Cooperative Forecast (WMATA), and the Transportation Planning Board (TPB) of COG. In general, a total of six alternatives Nevertheless, the development activity which politan area. Fifty percent of all person work trips were considered for each of four Metrorail cor­ has occurred since the Plan was adopted has originating in Fairfax County travel into Arlington, ridors ranging from full Metrorail systems to been individually consistent with the Plan, and the Alexandria or across the Potomac River into systems in which no additional Metrorail service overall magnitude of committed development ap­ Washington, D.C. Nearly 30 percent are destined was provided. Patronage forecasts used in the pears to be generally consistent with previous for Washington, D.C, alone. study were based upon operating assumptions Plan forecasts. Examination of the data in Table 3 2. Mode Split: Mode split is the percentage of provided by WMATA and on cooperative forecasts leads to several important findings regarding the total trips which use a given mode for a given pur­ of future (1990) population and employment location, magnitude, and timing of development in pose, but it normally refers to the percentage of developed by COG and as supplied by respective the County. Each of these elements has signifi­ total work trips which occur via transit. Under local governments. Within the scope of this study, cant transportation implications. 1972 base conditions, 20 percent of the work trips travel-demand forecasts for the region and local With regard to the location of residential from Fairfax County to Washington D.C. are made jurisdictions were developed. development, most of this growth is occurring via transit. This compares to 11 percent transit beyond the Beltway. The Plan forecasts over 95 use to areas within the Beltway and 14 percent Major Findings and Conclusions. In general, percent of such new development to take place transit use for trips crossing into Arlington and the conclusions resulting from the original travel- beyond the Beltway. In fact, over 90 percent of the Alexandria. demand forecasts as utilized for Plan recommen­ committed development is occurring in such 3. Highway Capacity and Level of Service: The dations have been supported by the subsequent areas. With the continuing presence of the simulation of 1972 travel indicated that the high­ forecasts and analyses as discussed heretofore. It regional core as the major employment destina­ way system is very heavily loaded at the Beltway may be noted that the four completed studies tion, the continuation of residential development and in the inner areas of the region. The Potomac utilized two different sets of land use projections. beyond the Beltway will add to existing radial traf­ River bridges are overloaded, and the roadways at The TRIMS and Transportation Plan Alternatives fic volumes. Furthermore, vehicle-miles of travel the Beltway are operating at capacity. In terms of studies were based on previous regional land use will increase with increasing distances between level of service, which is used to describe traffic forecasts known as "Alternative 6.2 modified". residences and workplace. conditions, it is estimated that the roadway The latter two studies—namely Impact Assess­ The magnitude of this committed and planned system operates at level F at the Potomac River ment and the Metro Alternatives Analysis—were growth also has transportation implications. The and level E at the County line and at the Beltway. based on the more recent Cooperative Forecast Plan forecasts represent a 21 percent increase in The level of service of the system improves with (Round 1) land use projections. While the general the number of housing units Countywide, and a 28 increased distance to the center of the region. findings of the four studies are consistent, some of the variations in the results may be attributed to percent increase in units beyond the Beltway. Summary of Previous Forecasts. Since 1975, these land use variations. This issue is further Committed development represents a 27 percent several travel demand forecasts have been devel­ discussed at the conclusion of this section. The increase in units countywide, and also a 35 per­ oped and utilized for the metropolitan region and following discussion summarizes the major con­ cent increase beyond the Beltway. With travel Fairfax County. The following paragraphs sum­ clusions with the subsequent work, and identifies behavior closely related to housing activity, it is marize these forecasts. the implications of future traffic in the County. evident that corresponding increases in travel de­ 1. TRIMS (1975): In conjunction with the initial mand will result from this residential growth. work during the development of the current 1. Travel Needs Determined by Development Finally, the timing of this development is also County Pian, the TRIMS model was utilized in Patterns: The magnitude and distribution of travel significant. Recognizing the previously described simulating future travel in the County based upon demand is not significantly affected by changes in difficulties associated with preparing land use future land use estimates generated by the four the transportation network. Rather, land use ac­ forecasts, the projections included in the Plan cer­ area plans. The Countywide Transportation Plan tivity dictates the travel demand. This conclusion tainly do not appear unrealistic. With over 90 per­ was developed to reflect regional and subregional from the initial County forecasts has been sub­ cent of the forecast 1990 residential growth travel based on the testing of several alternative stantiated by further analyses as documented in already committed, these forecasts would appear networks. A range of transportation networks the "Testing of Transportation Plan Alternatives" to be conservative at best. For transportation from transit intensive networks with no highway (May 1976) and in another COG study entitled planning purposes, the travel forecasts derived improvements to a combination of both transit "Transportation Impacts of Alternative Land Use from these projections assume greater impor­ and highway improvements was tested. Concepts" dated December 1975. This study con­ tance in view of their likely realization in the 2. Testing of Transportation Plan Alternatives cluded that regional transportation indicators vary relatively near future. (1976) : In 1976 COG presented major findings significantly when land use patterns are changed. resulting from the analysis of several transporta­ The indicator which was most sensitive to land Travel Characteristics tion plan alternatives, all based upon the same use changes was the distribution of travel Existing Travel Demand. In order to evaluate fixed land use. The transportation plan alter­ demand. and examine the trends in travel behavior within natives which were tested were considered as 2. Total Magnitude of Travel Will Increase: the County, 1972 was selected as a base year for alternative levels of investment in a transportation Continued growth both in Fairfax County and the the analysis of existing traffic due to the availabil­ system. The alternatives varied from a base net­ region as a whole will result in significant in­ ity of data for this year. A simulation of 1972 (base) work (including the adopted Metrorail system, creases in travel. This finding is a direct conse­ traffic was performed as an initial step in the commuter rail and bus service, and the highway quence of the relationship of land use patterns TRIMS process. The travel demand was generated system consisting of existing roads or those and travel demand described previously. With the by existing (1972) land uses on the existing (1972) under construction) to a network including the number of households in the County expected to transportation network. adopted Transportation Planning Board (TPB) increase by over 27 percent over 1981 levels as a With the simulation, various existing travel Plan and all proposed Metrorail extensions. result of approved rezonings, corresponding in­ characteristics were identified as described in the 3. Impact Assessment: 1980, 1985, 1995— creases in travel needs may be expected. Table 4 following paragraphs. Transportation Implications of Growth Forecasts displays the. increases in work trips for Fairfax County projected by the various recent studies. 1. Trip Distribution: According to the simula­ (1977) : A transportation impact analysis of revised The following significant conclusions may be tion of 1972 base conditions, work trips are distri­ land use forecasts for the urbanized region was derived from this data: buted in a radial pattern to the core of the metro­ conducted by COG in 1977. The analysis was not

I/C 112 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide • The total number of work trips generated Table 4 by Fairfax County will approximately dou­ PROJECTED INCREASE IN TRAVEL ble the estimated 1972 levels. (WORK TRIPS ONLY) • The number of Fairfax County work trips Transportation Impact Metro destined in the radial direction, that is, to Study: TRIMS Plan Alternatives Assessment Alternatives Washington, Arlington, and Alexandria, Year Published: 1975 1976 1977 1978 will increase by between 50%-90%, again Time Period: 1972-90 1968-92 1972-95 1972-90' in comparison with estimated 1972 amounts. Total Person Work Trips • The number of Fairfax County work trips Fairfax County destined within Fairfax County will more (% Increase) 89% 145%) 95% 99% than double. Total Person Work Trips 3. Commuting to Inner Areas Will Continue as from Fairfax County to a Dominant Travel Pattern for Work: At present D.O/Arl/Alex. 54% 43% work trips from Fairfax County are distributed (% Increase) 87% 85% predominantly in a radial pattern to the core of the Total Person Work Trips metropolitan area. This radial attraction to the within Fairfax County core will continue into the 1990's. Between 25 and (% Increase) 78% 214% 134% 140% 30 percent of the work trips from the County are 'Note: Metro Alternatives Analysis percent increase calculated over TRIMS base data for 1972 now destined for Washington, D.C. This percent­ age will drop only slightly into the 1990's. Work traffic crossing into Arlington and Alexandria (and into Washington, D.C.) currently represents 50 per­ cent of all work trips from the County. This per­ Table 5 centage will drop to about 40 percent by PROJECTED INCREASE IN TRAVEL 1990-1995. These distributions have been substan­ (WORK TRIPS ONLY) tiated in each of the aforementioned analyses as Transportation Impact Metro shown by Table 5. Study: TRIMS Plan Alternatives Assessment Alternatives 4. Intra-County Travel for Work Will Signifi­ Year Published: 1975 1976 1977 1978 cantly Increase: As the County's share of the Time Period: 1972-90 1968-92 1972-95 1990 metropolitan Washington area's office space in­ Existing1 -Forecast- creases, work trips generated from within the County and destined for locations within the % of Work Trips 17% County will increase. By 1990-1995 it is expected Destined to D.C. 29% 31% 26% 22% that half of all work trips originating in the County % of Work Trips will be intra-County work trips. This compares to Destined to 40 percent for the base year (1972). In addition, Arl./Alex. 50% 49% 43% 40% 36% this increase in intra-County travel to work is ex­ % of Work Trips pected to be represented by a doubling of vehicle Destined Within work trips in 1990-1995. Tables 5 and 7 indicate Fairfax County 40% 38% 47% 52% 48% these future travel patterns. 5. Transit Use Will Increase for Radial Travel: 'Note: Existing based on TRIMS data for 1972 The mode split (percent of work trips made by transit) of traffic from the County to Washington, D.C. will double by 1990-1995. Current mode splits Table 6 for travel to the District range between 15 and 20 PROJECTED INCREASE IN TRAVEL percent. It is projected that this mode split will in­ (WORK TRIPS ONLY) crease to approximately 40 percent by 1990-1995. A similar doubling of the mode split for travel from Transportation Impact Metro the County into Arlington and Alexandria and into Study: TRIMS Plan Alternatives Assessment Alternatives the District is also predicted. These percentages Year Published: 1975 1976 1977 1978 are depicted on Table 6 for the four studies dis­ Time Period; 1972-90 1968-92 1972-95 1990 cussed herein. Existing1 -Forecast- 6. Auto Use Will Increase: Even with the in­ crease in transit use, work trips by automobile to % Transit Use to 38% 39% 35% Washington, Arlington and Alexandria will also in­ D.C. 20% 50% crease. As shown by Table 7, this increase is % Transit Use to forecast to be between 10 percent and 20 percent D.C./Arl./Alex. 14% 42% 33% 34% 29% over existing levels. Automobile usage will pro­ gressively increase as the distance from the core 'Note: Existing based on TRIMS data for 1972 increases. Therefore, in addition to the increases to Arlington, Alexandria and Washington D.C, more significant intra-County traffic increases of between 100 and 200 percent are expected. In Table 7 addition to the need for suitable radial roadway PROJECTED INCREASE IN TRAVEL capacity, cross-County and other non-radial (WORK TRIPS ONLY) highway facilities will be necessary to accom­ Transportation Impact Metro modate these increases. Study: TRIMS Plan Alternatives Assessment Alternatives Transportation Implications of Development Year Published: 1975 1976 1977 1978 Activity. The analysis of the housing development Time Period: 1972-90 1968-92 1972-95 1972-90' activity has underscored several concerns with regard to future transportation planning and travel Auto Driver Work Trips demand. The review has indicated that the 1990 to D.C/Arl./Alex. household forecasts will be realized in many areas (% increase) 22% N/A 13% 8% of the County with the development of property at Auto Driver Work Trips current zoning categories. There are two ex­ within Fairfax County tremely critical implications of this finding: 1. Travel Demand—Travel demand and trip- (% increase) 62% N/A 113% V making characteristics are directly related to the 1Note: Metro Alternatives Analysis percent increase calculated over TRIMS base data for 1972 magnitude and distribution of development. As the 1990 development projections are realized, and there is little doubt that in large measure they will be, so will the corresponding travel forecasts. Viewed in such a manner, these travel forecasts

I/C 113 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide must assume greater significance than may have previously been attributed to them. 2. Right-of-Way Availability—In addition, a second major implication of this growth in house­ holds is the amount of land which has been or is committed for development. Obviously this prop­ erty is no longer available for transportation pur­ poses. In the past it has been possible to simply shift the alignment of planned transportation facilities away from development in the County. With the magnitude of committed development, however, opportunities for continuing this prac­ tice are fast disappearing if not already elimi­ nated. Under such circumstances, it becomes extremely important for the County to recognize and take every action to protect needed rights-of- way in support of transportation facilities.

Subsequent Analyses. It has been noted that the land use projections which form the basis for travel forecasts have been modified. These modifi­ cations have resulted in modest changes in the forecasts of travel, although the major conclu­ sions remain fairly constant. As continued refine­ ments in the land use forecasts are made, their transportation implications will be tested. These subsequent analyses will be incorporated in future updates of the Plan as appropriate. Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide POPULATION FORECAST METHODOLOGY

Population forecasts serve useful purposes in • Because the current Comprehensive Plan assisting plan development and in allowing feed­ shows that Fairfax County has the capacity back to occur within the planning process. In to accommodate the growth projected in the order to provide comparability among the area's Round II Forecasts and, in fact, provides for Jurisdictions with respect to their population growth beyond that projected for the year forecasts and to provide uniformity in the genera­ 2000, zoning constraints were not con­ tion of the forecasts, the Metropolitan sidered to have an impact on the size of the Washington Council of Governments established Round II Forecasts. the cooperative forecasting program. Through this • It was further assumed that availability of program, which was first established in 1975, sewer and water would not impose restric­ regional forecasts of households and population tions on the County's future growth in any are prepared which, in turn, are used to generate long-range manner. forecasts for each jurisdiction. The methodology used to generate the Within the context of the plan and the planning cooperative forecasting projections relates process, the numbers used for future growth are historical increases in the number of households not predictions of what will happen. The distinc­ in the County to household increases in the tion between prediction and forecast is that a Washington metropolitan area. This method prediction is an end unto itself and can be self- assumes that trends from 1950 to 1976 will con­ fulfilling prophecy, whereas a forecast provides a tinue until the end of the forecasting period, the gauge against which wanted and unwanted ends year 2000. Based on these historical trends, can be measured. The numbers are relatively Fairfax is expected to increase its share of imprecise and primarily provide a means of feed­ households in the suburban ring of jurisdictions back to update the plan—the numbers are used to from 32.6 percent in 1980 to 36.7 percent in 2000. estimate future demands for facilities and ser­ Low and high forecasts were developed for vices and the impacts of providing those facilities Fairfax County given these extrapolations and low and services may change the numbers during a and high regional household forecasts. plan revision. Once the household forecasts were developed, The forecasts are only as good as the implicit population forecasts were prepared by applying and explicit assumptions upon which the household size factors to the projected number of forecasts are based. The assumptions relate to households and by adding the group quarters components of growth (natural increase and population. migration), to trends of historical growth, to The forecasts developed through the Council of regional economic growth. More specifically, the Governments provide for an average annual forecasts are based on the following growth rate of 2.1 percent between 1980 and 2000, assumptions: or an increase of approximately 16,200 persons • Historical trends were used to develop the per year. An analysis of growth by five-year in­ County's long-range forecasts only within crements shows that between 1980 and 1985 the the context of the regional share allocation growth rate is projected to be 2.5 percent per year, model. In this model, long-range forecasts as compared to growth rates at 2.0 percent, 2.1 prepared for Fairfax County and all other percent, and 1.9 percent in the succeeding five- jurisdictions in the region were based on an year intervals. The basis for this trend lies in extrapolation of past trends from 1950 to expected increases in employment in the late 1976 and short-term projections of the 1970s and early 1980s which will act to facilitate residential development pipeline. Because inmigration. the model generated a set of high and low It is anticipated that the regional forecasts will forecasts which are consistent with be revised in 1981 once the final results of the forecasts currently in use by the County and 1980 Census of Population have been compiled. If considered to be still valid, it was determined necessary, population and household forecasts that Fairfax County would accept the results for each jurisdiction will be revised to reflect the of the share allocation model for the census results and demographic trends which will County's high and low long-range forecasts. have occurred between 1975 and 1981. • Household size factors were used to convert These forecasts are considered to be realistic household forecasts into household popula­ projections of future population growth in Fairfax tion. The household size factors used in County. OCP and ORS will continue to monitor prepared Round II forecasts were developed changes in local and regional demographic and by the Fairfax County Office of Comprehen­ economic processes and will revise future sive Planning and John Pershing Associates population forecasts accordingly. in 1977 and published in Economic Projec­ tions: Fairfax County, Virginia, 1975-2000. The projections show households in the County continuing to decline in size from 3.51 persons in 1970 to 2.83 persons by 2000. • Tt was assumed from recent trends that the County's group quarters population would remain constant at 14,000 persons for the 1980-2000 period. The group quarters popula­ tion was added to the household population to obtain the County's expected total population.

I/C 115 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

V. GLOSSARY AND BIBLIOGRAPHY Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide GLOSSARY

Air pollution—-The presence of contaminants in the air Collector street—Principal street leading from District park—Minimum size, 200 acres. Development is in concentrations which interfere directly or indirectly neighborhood to main thoroughfares. Its primary role is generally of major recreational facilities, including with human health, safety, or comfort or with the full use to gather traffic from local streets for connection with tennis courts, athletic fields, multi-use court, picnic area and enjoyment of property. the arterial network. Direct residential frontage on col­ and trails. lector streets in low-density areas is undesirable, but Anticipated development—Parcels of land for which a frequently occurs. D.U. (du)—Dwelling unit or density unit. site plan and/or subdivision plat has been approved or for which a preliminary site pian and/or subdivision plat Community Improvement Area—A neighborhood with a plan Du/ac—Dwelling units per acre. has been formally submitted. adopted by the Board of Supervisors to upgrade the commu­ nity by installing public facilities and protecting existing Easement—An interest in land owned by another that Advanced wastewater treatment (AWT)— Wastewater residential land uses. entitles its holder to a specific right with respect to that treatment beyond conventional secondary treatment; it land. Committed development—Parcels of land on which con­ includes removal of nutrients, organic materials, struction is underway or for which building permits have bacteria, viruses, suspended solids, and minerals. The Ecotone—The overlap of two or more separate plant been issued. purpose of AWT may be to alleviate pollution of a receiv­ communities. As a consequence of the overlap, ing watercourse or to provide a water quality adequate ecotones contain plants from both communities, mak­ Community park—A large local-serving park designed for reuse, or both. The process may be used following, in ing a greater diversity of species. This diversity supports to serve citizens within a two-mile area. conjunction with, or replace entirely the conventional a high diversity of animals. secondary process. Condominium—A form of property ownership, usually Elevator apartments—Apartments in structures requir­ within a multifamily or townhouse building or complex, Aquifer—A permeable underground geologic formation ing elevators to serve upper floors. Generally, elevator in which the interior space within each unit is in­ through which groundwater flows. apartments would be more than five stories high. dependently owned. Within a condominium, all the owners collectively are responsible for the maintenance Aquifer recharge area—A place where surface runoff EQC (environmental quality corridor)—An open space of all the common facilities, including the building struc­ enters an aquifer. system designed to link and preserve natural resource ture and exterior grounds. areas and provide accessible outdoor recreation. The Areas of critical environmental concern—Areas where Conservation Area—An area deemed eligible for conserva­ system is based primarily on existing and proposed uncontrolled development could result in irreversible tion activities provided under state law based on deteriorated parks, floodplains, and stream valleys. Wildlife habitats, damage to historic, cultural or aesthetic values, or or deteriorating conditions. Special powers are granted to the potential reservoir sites, utility rights of way wetlands, natural systems or processes which are of more than Fairfax County Housing and Redevelopment Authority within commercial farms, historic sites, and citizen-identified local significance, or could unreasonably endanger iife these areas to preserve the character of the community and environmental areas are all used to further delineate the and property as a result of natural hazards of more than carry out an adopted conservation plan. system. local significance. Source: Title V (e) of 5.268, the pro­ Constraints—Physical characteristics) of a natural Erodible soils—Soils capable of diminishing by posed Land Use Policy and Planning Assistance Act of exposure to elements such as wind or water. 1973. system which, if perturbed beyond the system's tolerance of capacity to stabilize or return to its normal F.A.R—(Floor Area Ratio)—The ratio of floor area is an Arterial highway—The principal street carrying the ma­ state, produce(s) undesired effects with associated expression of density allowed on a specific parcel of land. jor portion of trips entering and leaving an urban area, social and economic costs. Thus, a permitted floor area ratio of 3.0 on a 10,000 square as well as the majority of through movements desiring feet lot would allow a building whose total floor area is 30,000 to bypass a central city. Significant intra-area travel and Cooperative—A form of property ownership, generally square feet. important intra-urban and inter-city bus services should used in multi-unit development, whereby the building or be served by this class of facilities. In the principal complex of buildings is owned jointly by its occupants. Feeder bus system—A network of bus routes designed arterial system, the concept of service to the abutting Transfer of ownership must be approved by the govern­ to systematically carry people to and from one or more land is subordinate to the provision of travel service to ing board of a cooperative. central points (such as Metro stations) from outlying, major traffic movements. Because of the nature of travel and usually dispersed, locations. served by the principal arterial system, almost all fully Critical environmental area—"... any area which due to and partially controlled access facilities will be part of its location, nature, or uniqueness must be preserved in Floodplain—Land area, adjacent to a stream or other this functional class. order that special values essential in maintaining vital surface waters, which may be submerged by flooding; ecological relationships, as well as areas of special usually the comparatively flat plain within which a Assisted housing—Housing built for families whose in­ scenic or historic significance, be protected and con­ stream or riverbed meanders. comes limit or preclude them from purchasing or renting served for the benefit, enjoyment, and general welfare of safe, decent and sanitary shelter of adequate size in the the people of the Commonwealth." Va. Code Ann. Freeway—A highway with controlled access, designed conventional market. This housing may be publicly or Section 10-187 et. seq. to provide uninterrupted movement of vehicles. privately owned; rents or sales prices are controlled according to income. DAAR—Dulles Airport Access Road. Garden apartments—Low-rise apartment buildings, generally not more than 3Vz stories in which elevator Basic employment—Those jobs which serve a regional Density—A number, typically population or dwelling service between floors is not made available. or national market. units, expressed in terms of land area, typically in acres. For example: 12 persons per acre or four dwelling units Grade separation—Use of an overpass/underpass struc­ Berm—A long, narrow, raised strip of ground used as a per acre are density figures, representing the average ture to permit conflicting travel movements to change natural buffer between residential areas and noise- extent of development concentration within an area. routes without interruption by eliminating the need for generating roadways or other incompatible land uses, or left-turn movements across facing traffic lanes. for landscape enhancement. Development Center—Various large areas within Fairfax County have been designated development centers. These High-rise or elevator apartments—Apartment buildings centers focus on using urban design principles to cluster and Below Market Housing—Includes housing programs by pub­ containing elevators. Can be ownership or rental. concentrate growth in order to achieve a balance between new lic agencies and/or private sources to provide housing at a development and protection of the environment. It offers a mix­ sale price or rental rate below that which would otherwise be Indirect source—Any structure or facility which will ture of housing types and densities, rather than low-density provided in the conventional housing market. cause mobile source activity (e.g., auto traffic), resulting sprawl, and encourages a coordinated mixture of land uses in the emission of air contaminants. Airports, highways, BMP's—(Best Management Practices)—any practice or struc­ including open space, public facilities, and commercial devel­ shopping centers, etc., are examples of indirect ture that is used to reduce the amount of pollution generated opment. The concept encourages the expansion of job oppor­ sources. by nonpoint sources. tunities and less reliance on the automobile for long-distance commuting thus reducing noise and air pollution, and con­ Infill—Completion of an established development pat­ Buffer Area—A strip of land established to protect one type tributing to the quality of life. Examples of development centers tern (usually residential) through the development of of land use from another with which it is incompatible. Nor­ in Fairfax County are Tyson's Corner, Fairfax Center, the similar or compatible uses and densities on vacant mally, a buffer area is landscaped and kept as open space. Lehigh Tract, and Centreville. But, the term may be used more broadly to describe any area parcels within the existing pattern. that separates two unlike areas such as a multifamily hous­ Developed land—The total of all parcels containing per­ ing zone between single-family housing and business uses. manent structures valued at $2,500 or more, plus all Infill housing—Housing built on scattered sites, usually parcels not generally available for development (e.g., tax only a few lots wide. Constructed in such a manner that CBD (central or community business district)—The exempt land, private rights of way, parcels owned in they conform with adjacent existing structures. primary shopping area for a population of 20,000 to common by homeowners associations, etc.). In general 30,000 persons, with a one- or two-mile radius, usually usage, these definitions should also point out that (a) an Land with development potential—Land suitable and containing 100,000 to 300,000 square feet of commercial individual home may be established on two or more ad­ feasible for new development—unimproved and under­ space on 20 to 40 acres and offering reasonable oppor­ jacent parcels, with one or more of those parcels inven­ utilized land; land without environmental prohibitions; tunity for comparison shopping in a compact location. toried as "undeveloped"' under this definition; (b) a improved land suitable and feasible for redevelopment; developed parcel larger than the minimum or typical land not already committed or anticipated for Cluster development— Development at a density zoning lot can, by simply being subdivided, create addi­ development. authorized by application of a zoning district, in which tional undeveloped land; and (c) single parcels of private development the individual lots are smaller than the right of way or homeowners' association land would not Land with environmental constraints—Land with poor average lot authorized by the zoning category, with the normally be considered as developed land but, in ag­ drainage, scenic vistas, need for open space, etc., limits excess land thus made available used for common land gregate, they represent land not available for further its suitability for certain types of development. and purposes. The intent of cluster development is im­ development. proved relationship of uses on land to the land itseif, as Land with environmental prohibitions—Land which is in set forth in Section 2-408 of the Zoning Ordinance. Development hazards—Physical constraints on land floodplain, has adverse soil conditions, excessively steep topography or forestation necessary to prevent use, e.g. highly erodible soil. soil erosion.

I/C 117 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Level-of-service—Qualitative measure of the effect of a PAD—Planned Apartment Development. Subsidized housing—Housing provided at less than number of traffic factors, including speed and travel market prices or rents, for the sheltering of persons with time, traffic interruptions, freedom to maneuver, safety, PDH—Planned Development Housing. limited resources and/or incomes. The subsidizing driving comfort and convenience, and operating costs. agent may be the federal (HUD), state (Virginia Housing In practice, selected specific levels are defined in terms Peak-hour traffic—Traffic during the hours of 7:30-8:30 Development Authority), or local government (County of particular limiting values of certain of these factors. AM and 5:00-6:00 PM, when most traffic occurs, in con­ Redevelopment Housing Authority). nection with trips to and from places of employment, on Local-serving park—Facilities designed to serve the a typical work day. Transitional zone—A designation intended to guide the people in the immediate vicinity of the park, generally conversion of an area from one predominant use to within two miles. Included are neighborhood and Physical hazards—Physical constraints on land uses another, usually from low-density residential to high- community parks. such as highly erodible soils, floodplains, and slippage- density residential, commercial, or industrial uses. prone shrink-swell soils. Local streets—Streets within neighborhoods, providing Travel corridors—A generalized but not route-specific direct access to abutting land uses and serving only to Pipeline—Term used to describe the administrative pro­ indication of a need to get from place to place. A cor­ provide mobility within that locality. cess by which development proposals are evaluated. In ridor may contain more than one transportation facility. the Area Plans, the term may also be used to signify Low-intensity commercial development—Low-rise committed and/or anticipated development which is Ultimate development—According to the Comprehen­ office structures or other nonretail commercial use. under construction or for which site plans have been sive Plan, that activity which will occur by the year 1995. approved. Mansion house—A residential structure with two or Underenrolled schools—A school in which the number more units, each of which qualifies under the zoning Potomac estuary—The tidal portion of the Potomac of students is below the planned capacity for the ordinance as a single-family attached unit but externally River that extends from below Little Falls to the structure. the structure has the appearance of one single-family Chesapeake Bay. detached unit. r Underutilized land—Parcels with an assessed improve­ Primary wastewater treatment—Removal of organic and ment of less than $2,500, and portions of large parcels Marginally-viable commercial activity—A center of retaii inorganic settleable solids by the physical process of which may reasonably be expected to undergo further activity whose future profit is questionable. sedimentation. development. Minor arterial streets—Streets which connect and aug­ ment the principal arterial system and provide for trips Private recreation—Sites and facilities for tennis clubs, Undeveloped land—Unimproved or underutilized land. of moderate length. swimming clubs, golf courses, and other athletic Land containing no structures valued at $2,500 or more. facilities, provision for which can be made in attractive (See unimproved land.) Mixed Use Zoning—Zoning which permits a combination of structures and/or on attractive grounds. Such uses, uses within a single development. Many zoning districts spe­ when well designed and appropriately located, can buf­ Unimproved land—All land lacking any structure or cify permitted combinations of, for example, residential and fer less compatible uses as well as provide functional other improvement except those parcels not generally office/commercial. More recently the term has been applied and visual relief to a development pattern. available for development (i.e., tax-exempt land, private to major developments, often with several highrise buildings, which may contain offices, shops, hotels, apartments, and rights of way, parcels owned in common by home­ Regional center—An activity center which normally con­ owners associations). (See also undeveloped land.) related uses. tains a full range of urban facilities and services, in­ Mode split—Term used to describe the percentage of cluding residential, commercial, and office uses as well VDH&T—Virginia Department of Highways and Trans­ travel which occurs by Individual transportation modes as community facilities, adequate to serve 100,000 or portation. {e.g., auto, transit). more persons. Vacant land—Parcels with no assessed improvement Multifamily Units—Residential units including garden apart­ Regional-serving park—Generally, large County or value. ments, midrises and highrises. Northern Virginia Regional Park Authority parks of 100 or more acres. VEPCO easement—An acquired right of use, interest, in Natural barrier—A form of buffer created by an existing lands owned by another, VEPCO easement to trans­ object, such as trees, stone wait. Residential density—Residential densities are defined mission support. in terms of average number of persons, families, or Node—The point where corridors of movement cross. In urban dwelling units per acre. Residential density ranges are Watershed—The area drained by a particular stream or design terms, this is where roadways or pedestrian paths inter­ defined in terms of dwelling units per acre only. network of streams. sect. These are often points of significant activity. They can be important points for locating landmarks. Nodes are places which provide orientation and direction. SMSA—Standard Metropolitan Statistical Area, the Wetlands—Lowlands covered by shallow and some­ Bureau of the Census designation for a metropolitan times temporary or intermittent waters, including mar­ Nutrients—Elements or compounds essential as raw area. Specifically, a "county or group of contiguous shes, swamps, bogs, wet meadows, potholes, sloughs, material for organism growth and development, e.g. counties which contains at least one city of 50,000 in­ and river bottom lands. oxygen, carbon, nitrogen and phosphorus. habitants or more.... Contiguous counties are included if, according to certain criteria, they are socially and WMATA—Washington Metropolitan Area Transit NVPDC—Northern Virginia Planning District Commis­ economically integrated with the central city." Fairfax Authority. sion. County is part of the Washington SMSA. Wildlife habitat—Areas which contain the proper food, Office use—A commercial land use categorized as Secondary wastewater treatment—Use of biological water and vegetative cover necessary to support a follows: growths to effect decomposition or oxidation of organic diverse community of animals, birds and fish; some ex­ material into more stable compounds and provide a amples include floodplains, upland hardwoods, pine woods, meadows and marshes. Sizes vary and hence Transitional low-rise office use. A nonretail low- higher degree of treatment than can be accomplished by habitats may occur in urbanized areas. intensity commercial use which provides an effective primary sedimentation alone. transition (e.g., townhouse style) between more in­ tense commercial activity and existing stable or Sewershed—An area containing one or more water­ planned residential uses. Such use should be of a sheds, in which sewage flows are collected at a single scale (height and bulk) and style that is compatible location, usually a sewage treatment plant. with the adjacent stable or planned residential com­ munity. In no case should transitional low-rise office Single-family residential—Units designed to house one uses exceed three stories in height. family per unit. In use, the term generally implies detached single-family residential. Low-rise office use. A nonretail low-intensity com­ mercial use which provides an effective transition Slippage soils—Marine-or silty clay deposits, plastic in between higher intensity commercial or industrial nature, with a high shrink-swell potential and which are uses and residential of transitional low-rise office generally unstable, particularly on steep slopes. Soil uses. Such use should be of a scale (height and bulk) shrinkage results in damage to structures built on these and situated on a parcel of sufficient size to achieve deposits. compatibility with adjacent existing and planned uses. In general, low-rise office uses should not Small-area transit (SAT) service—An alternate mode for exceed three stories. collecting and distributing those functions of a transportation system that are presently provided by Mid-rise office use. A nonretail, medium-intensity automobile: e-g-, small bus (Dial-a-Ride) is an example of commercial use which is located generally between SAT. higher intensity commercial or industrial uses and low-rise office, transitional low-rise office or low in­ Stream valley—Any stream and the land extending from tensity, small scale commercial retail uses. Such use either side of it to a line established by the high point of should be of scale (height and bulk) and situated on a the concave/convex topography, as delineated on a map parcel of sufficient size to ensure compatibility with adopted by the Stream Valley Board. For purposes of the adjacent existing and planned uses. In general, stream valley acquisition, the five-criteria definition of mid rise office uses should not exceed six stories. stream valleys contained in A Restudy of the Pohick Watershed (1969) will apply. The two primary criteria in­ High-rise office use. A nonretail, high-intensity com­ clude ail of the land within the 100-year floodplain and mercial use which is located either adjacent to the area along the floodplain in slopes of 15 percent or medium- and high-intensity commercial and in­ more. dustrial uses or on a site of sufficient sized to ensure its compatibility with the surrounding existing and planned uses.

I/C 118 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide BIBLIOGRAPHY

A highly significant element in the PLUS effort since its inception has been the publications program, designed primarily to provide a solid foundation upon which the comprehensive plans could be based. They followed the publication of the Proposal for Implementing an Im­ proved Planning and Land Use Control System in Fair­ fax County, the final report of the Task Force on Com­ prehensive Planning and Land Use Control, which was adopted by the Board of Supervisors for public hearing on June 11,1973. Most of these subsequent documents were produced by County staff, while others were prepared under contract with the County. Two types were generated. PLUS program working papers were prepared primarily as staff working documents, with major concern for maximum feedback in review. PLUS program research papers were distributed widely, at no cost, and were placed in the public libraries for citizen review, in line with the continuing objective of encour­ aging the highest possible citizen participation.

PLUS Program Working Papers* #1. Summary of Staff Review of Existing Plans and Major Issues for Updating District Plans. OCP. May 4, 1974. #2. Land Supply Analysis and Land Area Classifi­ cation for Land Use Planning Workshop. OCP. June 29, 1974. #3. Documentation of Developed and Undeveloped Land In Fairfax County and by Planning District. OCP. July 15,1974. (Published as PLUS Program Research Paper #6, August 1974.) #4. A Housing and Environmental Development Corporation for Fairfax County. Prepared for COP by Cambridge Urban Associates. August 1974. #5. Countywide Plan Alternatives. OCP. September 1974. #6. The Role of Commercial Agriculture in Land Use Planning for Fairfax County. OCP. November 1974. #7. Feasibility of a Transferable Development Rights Program for Fairfax County. ORS. October 1974. #8. Citizen's Inventory of Environmental Resources. OCP. April 1975.

PLUS Program Research Papers" #1. A Brief History of Planning, Zoning, and Environmental Constraints in Fairfax County, Va. County Attorney's Office.. January 1974. #2. The Legal Basis for a Growth Control System in Fairfax County, Va. Prepared for Fairfax County by Robert H. Freilich, Hulen Professor of Law in Urban Affairs, University of Missouri-Kansas City School of Law. March 1974. #3. Fairfax County Study Design on Analytic Tools to Evaluate Development Alternatives. Prepared for OCP, Fairfax County, by CONSAD Research Corporation^January 1974. #4. Economic Base Study, Cycle 1. OCP. June 1974. #5. Demographic Factors of Growth in Fairfax County, 1960-1970. ORS. July J1974. #6. Analysis of Developed and Undeveloped Land in Fairfax County. OCP. August 1974. #7. Growth, Change and the Environment in Fairfax County—The Environmental Planning Process. OCP. September 1974. #8. Housing for People: An Analysis of Housing Needs in Fairfax County. ORS. In press. June 1975.

* Note: All of these publications are out of print.

I/C 119 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

VI. INDEX COVERING ALL FIVE VOLUMES OF THE PLAN Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

INDEX

A Area II, II 4 Below Market Housing Sites I/C 87 Adequate public facilities and services, I/C 57 Corntiercial Activities I/C 14 Adequate public faciIities ordinance, I/C 105 Complex Areas 11 59 Accotink Heights Corrmunity Improvement Area, I 23 (4) Tysons Corner Area 11 61 Agricultural and forestal district, 40 I/C 69 (6) West Falls Church Metro Station II 80 Potowmack (UPI and UP2), III 21, III 22 (1) Dunn Loring Metro II 100 Air pollutants, I/C 72 (5) Vienna Metro Station II 101 Air quality, I/C 72, I/C 74, I/C 105 (2) Gallows Road - Route 50 II 103 Standards (3) Pickett Road - Fairfax Circle II 104 AI ban Road/1-95 Area (S5), IV 74 Economic Development & Employment I/C 13 Alexandria (sewage) treatment plant, I/C 51 Historic Sites I/C 92 Annandale Central Business District, I 56 Housing Existing Conditions I/C 83 Annandale Planning District, I 9 Below Market Housing Sites I/C 87 Archaeological Survey I/C 91 Short Term Forecast 11 6 Area Plans, I/C 6 Over View 11 4 Area I, I 4 Planning Districts below market housing sites, I/C 87 McLean II 9 central business districts, I 55 Vienna II 28 Annandale, I 56 Fairfax II 45 Baileys Crossroads, I 57 Population and Growth Rate I/C 9 Seven Corners, I 59 Public Facilities I/C 62 Chiles tract (part of Route 50/1-495 Area), I 61 Mclean 11 11 corrmerical activity, I/C 14 Vienna II 28 economic development and employment, I/C 13 I/C 19 Fairfax 11 45 historic sites, I/C 95 Residential Infill li 105 housing, existing conditions, I/C 83 Stable Areas 11 7 below market housing sites, I/C 87 Transportation I/C 28, I/C 38 short term forecasts, I 6 Area III, 111 4 overview, I 4 below market housing sites, I/C 87 planning districts: corrmerical activity, I/C 14 Annandale, I 9 complex areas, 111 71 Baileys, I 25 CentreviIle, 111 72 Jefferson, I 34 Chantilly/Route 50, 111 83 Lincolnia, I 47 Fairfax Center Area, III 85 population and growth rate, I/C 9 Dulles Airport and access road, areas related public faciIities, I/C 60 to, III 132 Annandale, I 9 noise impact area, planning in, 1118 Baileys, I 25 recorrmendations applying to lands in, III 14 Jefferson, I 34 Fairfax Center Area, III 85 Lincolnia, I 47 economic development and employment, I/C 13 residential infill, I 10 I/C 20 Route 50/1-495 Area, I 62 Herndon, Town of, 111 33 stable area, I 8 historic sites, I/C 92 transportation, I/C 28, I/C 38 housing, existing conditions, I/C 84 below market housing sites, I/C 87 short term forecasts, 1114

I/C 121 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Occoquan Basin, protection of, 1117 Route 1/1-95 Industrial Corridor Area, IV 22 environmental quality corridor within, 111 14 Springfield Comnunity Business District, IV 84 recormendations applying to lands in 111 14 stable areas, IV 8 overview, 1114 transportation, 454 I/C 28, I/C 45 planning districts: Arlington (sewage) treatment plant, I/C 52 Bull Run, III 40 Assessed value, total, 1962-75 (table), I/C 97 Pohick, III 53 Upper Potomac, III 18 population and growth rate, I/C 10 B public facilities, I/C 63 Bull Run, III 40 Pohick, III 55 Baileys Crossroads Central Business District, I 57 Upper Potomac, III 18 Baileys Conservation Area, I 51 residential infill, III 135 Baileys Planning District, I 25 Reston, III 28 Below marking housing sites, I/C 78 stable areas, 111 16 Beltway Metro Station, IV 81 transportation, I/C 28, I/C 40 Bibliography, I/C 119 Area IV, IV 4 Blue Plains (sewage) treatment plant, I/C 52 below market housing sites, I/C 88 Board of Supervisors' policies, I/C 5 Colchester Road Area, 575, IV 21, IV 25 Buffering, I/C 107 conmercial activity, I/C 14 Bull Run Planning District, III 40 economic development and employment, I/C 15 Bull Run Stone Bridge Historic District, III 49 I/C 20 Burgundy Conservation Area, IV 55 historic sites, I/C 95 Burke Centre planned conmunity, III 66 housing, existing conditions, I/C 84 below market housing sites, I/C 88 short term forecasts, IV 6 C Hunter Tract Area, IV 72 Lehigh Area, IV 77 Lorton (D.C. correctional facility), IV 15 Capital Improvement Program, I/C 4, I/C 66. I/C 104 McGuin Tract Area, IV 50 Capital programming, I/C 66 Metro stations: Central business district Franconia/Springfield, IV 79 Annandale, I 56 Huntington, IV 87 Baileys, I 57 Belway, IV 81 McLean, II 18 Van Dorn Street, IV 55 Seven Corners, I 59 Occoquan/Furnace Road Area, IV 15 Springfield (conmunity business district), IV 84 overview, IV 4 Cardinal Forest (RPC), IV 68 planning districts: Centreville Complex Area, III 72 Lower Potomac, IV 10 Chantilly Route 50 Corridor Complex Area, III 83 Mount Vernon, IV 27 Chapel Acres Conservation Area, III 69 Rose Hill, IV 48 Chiles tract (Route 50/1-495 Area), I 61 Springfield, IV 65 CIP (Capital Improvement Progran), I/C 4, I/C 66, I/C 104 population and growth rate, I/C 10 Citizen participation, I/C 5 short term forecasts, IV 6 Clifton, Town of, III 65 public facilities, I/C 65 Colchester Road Area, IV 20, IV 21 residential infill, IV 105 Colvin Run Mill Historic District, III 25

I/C 122 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Carmercial activity: local and regional serving, I/C 13 D Planning areas, I/C 14 CormiericaI land, existing and projected: Area I, I/C 14 Demographic patterns and population, I/C 9 Area II, I/C 14 Development, carmitted and anticipated, I/C 22 Area III, I/C 14 Development criteria (zoning,) I/C 101 Area IV, I/C 14 Development hazards, I/C 75 Committed and anticipated growth, I/C 22 District of Columbia Department of Corrections Communication towers, I/C 59 Lorton facility), IV 13 Corrmunity centers, I/C 54 Drainage, I/C 49, I/C 58 Comnunity improvement areas: DranesviIle Tavern Historic District, 111 27 Accotink Heights, I 23 Dul Ies Airport and access road, areas related to, Greenway Downs, I 44 III 132 Groveton, IV 51 noise impact area, planning in, 1118 Plymouth Haven, IV 59 Dunn Loring Metro Complex Area, 11 100 Wilburdale, I 24 Corrrnunity planning sectors—see Sectors Complex areas (defined), I/C 6 E Centreville, 111 72 Chantilly-Route 50 Corridor, 111 85 DulIes Airport and Access Road, areas Economic development and employment, I/C 11, related to, III 152 Area I, I 2 Dunn Loring Metro Station, 11 100 Area II, II 2 Fairfax Center Area, 111 85 Area III, III 2 Gallows Road-Route 50, II 105 Area IV, IV 2 Pickett Road-Fairfax Circle, II 104 Economic Development Authority, I/C 106 Route 50/1-495 Area, 1/62 Employment: Tysons Corner 11 61 trends, I/C II Vienna Metro Station, II 101 projections, I/C 12 West Falls Church Metro Station, II 80 Energy conservation, I/C 75 Comprehensive Plan, how to use it, I/C iv Environment, I/C 69, I/C 74 introduction, I/C I Area I, I I overview, I/C I Area II, II I Conservation Areas: Area III, 111 I Baileys, I 51 Area IV, IV 1 Burgundy, IV 55 Environmental geology study of Fairfax County, Chapel Acres, 111 69 I/C 71 Fairhaven, IV 99 Environmental quality and open space corridors, Gum Springs, IV 36 I/C 69 Huntington, IV 87 within the Occoquan Basin, 111 14 James Lee, I 37 Employment (basic) allocations, I/C 12 Lincoln-Lewis-Vannoy, 111 56 growth, I/C II Willston, I 27 prime basic locations: County Government Center, 11 58 Area I, 2 proposed, new site, 111 104 Area II, 2 Criminal justice facilities, I/C 53 Area III, 2 Area IV, 2

I/C 123 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

F Dranesville Tavern, III 27, I/C 92 Huntley, IV 64, I/C 93 Pohick Church, IV 24, I/C 93 Fairfax Center Area, ill 85 Robey's Mill, III 57, I/C 93 development elements defined, III 89 St. Mary's Church, III 57, I/C 92 implementation, 111 87 Sully, III 35, I/C 93 recommendations Woodlawn, IV 44, I/C 93 preferred land use recommendation, 111 90 preservation, I/C 91 basel ine level recorrrnendation map, 111 111 road protection, I/C 91 overlay level recorrrnendation map, 111 113 sites, inventory, (map) I/C 94 summary of, III 114 Housing, I/C 76 use specific performance criteria, 111 120 Area I, I/C 83 transportation systems, 111 114 Area II, I/C 83 requirements for development level, 111 89 Area III, I/C 84 Fairfax City, plan for, 11 46 Area IV, I/C 84 Fairfax Planning District, II 45 below market housing sites, I/C 78 Fairhaven conservation Area, IV 99 conmunity improvement areas: Fire and rescue services, I/C 54, I/C 58 Greenway Downs, I 44 Fiscal and financial, I/C 97 Groveton, IV 31 Fort Belvoir: Plymouth Haven, IV 39 Comnunity Planning Sector (LP5), IV 25 Wilburdale, I 24 Conmunity Planning Sector (S5), IV 74 conservation areas: Franconia/Springfield Metro Station, IV 81 Baileys, I 31 Burgundy, IV 55 G Chapel Acres, III 69 Fairhaven, IV 99 Gum Springs, IV 36 Gal lows Road-Route 50 Complex Area, 11 103 Huntington, IV 87 Geologic evaluation of areas, I/C 71 James Lee, I 37 Glossary, I/C 117 Lincoln-Lewis-Vannoy, III 56 Greenway Downs Corrmun i ty Improvement Willston, I 27 Area, I 44 cooperative, condo, I/C 77 Groveton Corrmunity Improvement Area, IV 31 existing subsidized units, I/C 83 Growth, history of, I/C 9 inventory, I/C 76 time-phased, I/C 4 low and moderate income, I/C 81 committed and anticipated, I/C 22 needs by area and planning district, I/C 83 Gum Springs Conservation Area, I/C 38 redevelopment area, Woodley Nightengale, IV rentaI, I/C 77 H subsidized, I/C 77 Human Services, I/C 58 Hunter tract area, I/C 72 Hazards, physical, I/C 75 Huntington Metro Station, IV 87 Herndon, Town of, 111 33 Huntley Historic District, IV 63 Highwat frontage, I/C 16 History and archaeology, I/C 90 I historic districts: Bull Run-Stone Bridge, III 49, I/C 93 Colvin Run Mill, III 25, I/C 92 Implementation (of plan), I/C 101 Industrial development authority—see Economic Development Authority, I/C 18 Inventory of historic sites, I/C 94

I/C 124 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Neighborhood conservation areas—see James Lee Conservation Area, I 37 conservation areas Jefferson Planning District, I 34 Newington/RF&P Corridor Area, IV 76 Noise impact areas, DulIes Airport, 1118 Noise pollution, I/C 73, III 8, III 130 Nonresidential development, I/C 23 Northern Virginia Regional Park Authority, I/C 55

Land absorption, recent history, I/C 21 Land absorption for basic employment: Occoquan Basin, Area 11 within, 11 4 Land banking, I/C 105 protection of, 111 7 Land use, I/C 21 recorrmendations applying to lands in, 111 7 Lehigh Area, IV 58 Occoquan Basin Study, 1117 Libraries, I/C 54 Occoquan reservoir, I/C 48 Lincolnia Planning District, I 47 Open space and environmental quality corridors, Lincolnia-Lewis-Vannoy Conservation Area, III 56 I/C 74 Lorton (D.C. correctional facility), IV 13 Lorton Special Study Area, IV 16 P Lower Potomac Planning District, IV 10 Lower Potomac Pollution Control Plant, IV 24 Parks and recreation, I/C 55 H Pickett Road-Fairfax Circle Complex Area, II 104 Pipelines (transmission), I/C 75 Plan implementation, I/C 3, I/C 101 Mandatory dedication, I/C 107 Plan overview, I/C I McLean Central Business Area, IV 50 Area I, I 4 McLean Planning District, 11 9 Area II, II 4 Mental Health, I/C 53 Area III, III 4 Metro stations: Area IV, IV 4 Belway, IV 81 Planned development centers, I/C 6 Dunn Loring, 11 100 Planning and Land Use System (PLUS), I/C 2 Franconia/Springfield, IV 81 Planning and zoning in Fairfax County, I/C I Huntington, IV 87 Planning concepts (1974), I/C I Van Dorn Street, IV 53 Planning Districts: Vienna, II 101 Annandale, I 9 West Falls Church, II 80 Baileys, II 25 Mineral resources, I/C 73 Bull Run, III 40 Mount Vernon Planning District, IV 27 Fairfax, II 45 Jefferson, I 34 Lincolnia, I 47 Lower Potomac, IV 10 McLean, II 9 Mount Vernon, IV 27 Pohick, III 53 Rose Hill, IV 48 Springfield, IV 65 Upper Potomac, 111 18 Vienna, II 28

I/C 125 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

Planning objectives, I/C 6 Area I, I 81 Policies, Board of Supervisors, I/C 5 Area II, II 105 PLUS (Planning and Land Use System) program, Area III, III 133 I/C 2 Area IV, IV 105 capital programming, I/C 104 Residential Planned Comnunity (RPC): Plymouth Haven Community Improvement Area, Burke Centre, 111 66 IV 39 Cardinal Forest, IV 69 Pohick Church Historic District, IV 24 Reston, III 28 Pohick Planning District, III 53 Reston, 111 28 Pol ice/government centers, I/C 54 Robey's Mill Historic District, 111 57 Population: Rose Hill Planning District, IV 48 demographic patterns, I/C 9 Route I Corridor Area, IV 45 forecast methodology, I/C 115 Route 1/1-95 Industrial Corridor Area (LP4), IV 22 forecasts, 16, 116, 1114, IV 6 Route 50/1-485 Area (includes Chiles Tract), I 61 growth in Washington, I/C 9 Population and growth rate: S Area I, I 2 Area II, II 2 Area III, 111 2 School; See also Area and Planning Area IV, IV 2 District I/C 52 Preservation: Sectors, conmunity planning: environmental, I/C 69, I/C 74 Area I, I 5 existing neighborhoods, see also stable Area II, II 5 areas I/C 6 Area III, 111 5 historic and archaeological, I/C 90 - % Area IV, IV 5 Public facilities and services, I/C 48 See also Planning Districts Area I, I 9, I 25, I 35, I 47 Seven Corners Centra I Business District, I 59 Area 11, 11 9, 11 29, 11 45 Sewerage treatment systems, I/C 51 Area III, III 18, III 40, III 53 Sewer Service Areas (approved), I/C 51 Area IV, IV 10, IV 27, IV 48, IV 65 Shopping centers, regional: Public Safety, I/C 54 Fair Oaks (Route 50/1-66), III 99-100 Seven Corners, I 59 Springfield, IV 78 Q Tysons, II 61 Signs, I/C 107 Springfield Conmunity Business District, IV 84 R Springfield (Belway) Metro Station, IV 81 Springfield Bypass, I/C 34 Springfield Planning District, IV 65 Real estate taxes, comparisons in metropolitan Stable areas, I 8, II 7, III 16, IV 8 area, I/C 97 St. Mary's Church Historic District, 111 57 Real property and tax rate, I/C 97 Storm Drainage, I/C 49, I/C 58 Redevelopment area, Wood ley Nightengale, IV 36 Sully Historic District, 111 35 Reservoir (potential) sites, I/C 71 Residential infill:

I/C 126 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide

T W

Taxes, as a development guide, I/C 105 Towns Wastewater col lection and treatment, I/C 57 Clifton, III 63 Water Authority, I/C 48 Herndon, III 33 Water Resources Planning Board (COG), I/C 49 Vienna, II 45 Water Supply, I/C 48 TraiIs, countywide system, I/C 67 Water quality and quantity, I/C 72, I/C 74 countywide map of, I/C 68 Watersheds and drainage, I/C 49 Transferable development rights, I/C 105 Water supply and distribution, I/C 48, I/C 57 Transmission pipelines, I/C 75 West FalIs Church Metro Complex Area, II 80 Transportation, I/C 24 Wetlands, I/C 97 Area I, I/C 38 Wiburdale Comnunity Improvement Area, I 24 Area II, I/C 38 WiIston Conservation Area, I 27 Area III, I/C 40 Woodlawn Historic District, IV 44 Area IV, I/C 43 Woodley Nightingale Redevelopment Area, IV 36 Countywide transportation recorrmendations, I/C 28 X Countywide Transportation Plan (map), I/C 46 Countywide travel needs, I/C 24 Programming, fiscal considerations and Y project development, I/C 36 Travel Demand Forecasting, I/C 111 Tysons Corner Study Area, 11 61 Z U Zoning Industrial land, Zoning, I/C 16 Zoning I/C 101 Undeveloped land, I/C 22 Development criteria, I/C 101 Upper Occoquan Sewage Authority, I/C 51 History of Planning and Zoning, I/C I Upper Potomac Planning District, II I 18 Rezoning process, I/C 101

Vacant land, I/C 22 Van Dorn Street Metro Station Area, IV 53 Vienna Metro Station Area, 11 101 Vienna Planning District, 11 28 Vienna, Town of, II 43 Virginia enabling legislation (planning), I/C iii

I/C 127 Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide Fairfax County Comprehensive Plan, 1986 Edition, Introduction/Countywide