AN ADVISORY SERVICES PANEL REPORT Springfield Virginia Urban Land $ Institute Springfield Virginia Strategies for Revitalization May 21–26, 2006 An Advisory Services Panel Report ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 About ULI–the Urban Land Institute LI–the Urban Land Institute is a non- resented include developers, builders, property profit research and education organiza- owners, investors, architects, public officials, tion that promotes responsible leadership planners, real estate brokers, appraisers, attor- U in the use of land in order to enhance the neys, engineers, financiers, academics, students, total environment. and librarians. ULI relies heavily on the expe- rience of its members. It is through member in- The Institute maintains a membership represent- volvement and information resources that ULI ing a broad spectrum of interests and sponsors a has been able to set standards of excellence in wide variety of educational programs and forums development practice. The Institute has long been to encourage an open exchange of ideas and shar- recognized as one of America’s most respected ing of experience. ULI initiates research that an- and widely quoted sources of objective informa- ticipates emerging land use trends and issues and tion on urban planning, growth, and development. proposes creative solutions based on that re- search; provides advisory services; and publishes This Advisory Services panel report is intended a wide variety of materials to disseminate infor- to further the objectives of the Institute and to mation on land use and development. make authoritative information generally avail- able to those seeking knowledge in the field of Established in 1936, the Institute today has more urban land use. than 34,000 members and associates from 90 coun- tries, representing the entire spectrum of the land Richard M. Rosan use and development disciplines. Professionals rep- President ©2007 by ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. Cover photo © Virginia Department of Transportation. 2 An Advisory Services Panel Report About ULI Advisory Services he goal of ULI’s Advisory Services Program pants in ULI’s five-day panel assignments are is to bring the finest expertise in the real able to make accurate assessments of a sponsor’s estate field to bear on complex land use plan- issues and to provide recommendations in a com- T ning and development projects, programs, pressed amount of time. and policies. Since 1947, this program has assem- bled well over 400 ULI-member teams to help A major strength of the program is ULI’s unique sponsors find creative, practical solutions for ability to draw on the knowledge and expertise of issues such as downtown redevelopment, land its members, including land developers and own- management strategies, evaluation of develop- ers, public officials, academicians, representatives ment potential, growth management, community of financial institutions, and others. In fulfillment revitalization, brownfields redevelopment, mili- of the mission of the Urban Land Institute, this tary base reuse, provision of low-cost and afford- Advisory Services panel report is intended to able housing, and asset management strategies, provide objective advice that will promote the re- among other matters. A wide variety of public, sponsible use of land to enhance the environment. private, and nonprofit organizations have con- tracted for ULI’s Advisory Services. ULI Program Staff Each panel team is composed of highly qualified William P. Kistler Executive Vice President, Exchange Group professionals who volunteer their time to ULI. They are chosen for their knowledge of the panel Thomas W. Eitler topic and screened to ensure their objectivity. Director, Advisory Services ULI’s interdisciplinary panel teams provide a Nicholas Gabel holistic look at development problems. A re- SeniorAssociate, Advisory Services spected ULI member who has previous panel experience chairs each panel. Carmen McCormick Panel Coordinator, Advisory Services The agenda for a five-day panel assignment is in- Yvonne Stanton tensive. It includes an in-depth briefing day com- Administrative Assistant posed of a tour of the site and meetings with spon- sor representatives; a day of hour-long interviews Nancy H. Stewart Director, Book Program of typically 50 to 75 key community representa- tives; and two days of formulating recommenda- Laura Glassman, Publications Professionals LLC tions. Many long nights of discussion precede the Manuscript Editor panel’s conclusions. On the final day on site, the Betsy VanBuskirk panel makes an oral presentation of its findings Art Director and conclusions to the sponsor. A written report is Martha Loomis prepared and published. Desktop Publishing Specialist/Graphics Because the sponsoring entities are responsible Craig Chapman for significant preparation before the panel’s visit, Director, Publishing Operations including sending extensive briefing materials to each member and arranging for the panel to meet with key local community members and stake- holders in the project under consideration, partici- Springfield, Virginia, May 21–26, 2006 3 Acknowledgments n behalf of the Urban Land Institute, the Marianne Gardner, Peter Braham, and St. Clair panel would like to thank Fairfax County Williams of the DPZ; Kathy Ichter of the DOT; for inviting it to assist in the redevelopment and Paula Sampson, Harry Swanson, Bob Fields, O efforts for Springfield. The panel would like and Bridgett Hill of the HCD. Finally, the panel to thank the Board of Supervisors, the Department would like to thank the more than 80 community of Planning and Zoning (DPZ), and the Fairfax members—including government officials, resi- County Department of Housing and Community dents, business leaders, neighborhood organiza- Development (HCD). The panel sends its thanks tions, and property owners—who volunteered particularly to Supervisor Dana Kauffman, whose their time, thoughts, and experiences during the interest and support for the greater Springfield interview process. Their insights provided valu- area has been exemplary. The panel also extends able information that was critical to the comple- its thanks to Supervisor Elaine McConnell and the tion of the panel’s recommendations. other elected and selected officials from Fairfax County who participated in the panel process. The panel wishes to thank Jim Zook, Barbara Byron, 4 An Advisory Services Panel Report Contents ULI Panel and Project Staff 6 Foreword: The Panel’s Assignment 7 Market Potential 11 Planning and Design 15 Transportation 22 Implementation 30 Conclusion 40 About the Panel 41 Springfield, Virginia, May 21–26, 2006 5 ULI Panel and Project Staff Panel Chair David Plummer & Associates, Inc. Coral Gables, Florida David L. Leininger Chief Financial Officer John Shumway City of Irving Principal Irving, Texas The Concord Group Newport Beach, California Panel Members Ross Tilghman Donald R. Bauer Director Owner/Founder Tilghman Group Bauer Planning and Seattle, Washington Environmental Service, Inc. Irvine, California ULI Project Director Daniel Brents Thomas W. Eitler Consultant Director, Advisory Services Houston, Texas David N. Goss ULI On-Site Coordinator Consultant Carmen McCormick Hertford, North Carolina Panel Coordinator Philip Hughes President Hughes Investments, Inc. Greenville, South Carolina Michael J. Maxwell Managing Partner Maxwell + Partners LLC Miami Shores, Florida David S. Plummer President 6 An Advisory Services Panel Report Foreword: The Panel’s Assignment Coatesville 19 40 Chambersburg 94 West Chester 70 82 381 281 220 30 222 21 Uniontown 96 250 219 800 116 42 2 16 Bellmawr 70 60 79 74 472 316 88 81 37 Woodbury 295 78 119 PENNSYLVANIAhe Fairfax County Department of Planning Hanover PENNSYLVANIA 71 851 MARYLAND 77 78 16 93 and Zoning in conjunction with the Depart- OHIO NEW JERSEY 83 Baltimore Glassboro 7 ment of Housing and Community Develop- 543 K. 800 Winchester J TP 7 Delaware N 68 MARYLAND Annapolis Bay WEST VIRGINIA Reston DELAWARE Cumberland T ment asked ULI’s Advisory Services Pro- Front Royal Arlington Washington D.C. 68 40 97 Fairfax Alexandria 1 95 22 13 7 gram to organize a panel of experts that could 140 Manassas Springfield Elkton 35 78 40 93 help identify redevelopment opportunities and Fredericksburg Havre de Grace 60 identify and address issues of concern regarding Westminster 26 9 Aberdeen 33 transportation for the Springfield area. The 213 Chesapeake 13 2 KENTUCKY Bay 135 28 Martinsburg NEW JERSEY OHIO Richmond 49 55 7 panel’s recommendations consist of a series of VIRGINIA 40 550 7 physical, organizational, and administrative ac- Bridgeton 18 70 695 Newport News 213 79 tions to implement a vision for Springfield. The Virginia Beach 25 73 Norfolk 28 Atlantic 2 16 50 553 28 7 purpose of this ULI panel report is the rebirth of Ocean Springfield, Virginia, with an emphasis on creat- TENNESSEE NORTH CAROLINABaltimore 50 50 ing a vibrant, economically viable place with a mix 50 93 of uses and public plazas where people may enjoy Location map. 301 300 20 259 Winchester 15 41 16 270 95 7 19 living, shopping, working, and recreating. 32 47 42 MONTGOMERY 119 8 68 7 28 62 55 97 213 250 55 55 Summary of Key RecommendationsLOUDOUN 73 47 7 Regional map. 32