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Tysons Draft Plan Amendment, March 24. 2010

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Tysons Draft Plan Amendment, March 24. 2010 Transforming Tysons Tysons Corner Urban Center Areawide and District Recommendations DRAFT Plan Amendment Markup VersionClean With Version Changes (“Track from PreviousChanges” Draft Off) Prepared for the Fairfax County Planning Commission Fairfax County Department of Planning and Zoning Department of Transportation March 24, 2010 Transmittal of draft Plan Amendment March 24, 2010 Page 2 This document provides text boxes identifying unresolved issues and areas where the Planning Commission may wish to consider alternatives to the staff recommendations. These issues include planning horizon, phasing, intensities, building heights, consolidation, affordable and workforce housing, incentives for green buildings, sizes and locations of parks, and stormwater management. Additional background information and discussion of the unresolved issues is provided in the staff report for Plan Amendment ST05-CW-1CP. In summary, the attached document represents a significant step in translating the work of the Planning Commission’s Tysons Committee into Plan text. This draft Plan Amendment will be presented to the Planning Commission at a workshop on March 24, and the Planning Commission Public Hearing is currently scheduled for April 21 at 7:30 p.m. with a carryover date of April 28 also at 7:30 p.m., if needed. Staff looks forward to working collaboratively with the Planning Commission and the Community on this draft Plan text. We appreciate the efforts that have been put forth to date by so many individuals who are dedicated to transforming Tysons into a place worthy of the aspirations of present and future generations. TABLE OF CONTENTS Chapter/Section Page Number Chapter 1: Introduction 1 Location and Boundary 2 Planning History 3 Tysons Land Use Task Force 4 Chapter 2: Vision for Tysons 6 Guiding Planning Principles 7 The Framework to Transform Tysons 7 Achieving the Vision 9 Districts within Tysons 11 Chapter 3: Implementation 13 Implementation Strategy 14 Detailed Planning 15 Implementation Entity 17 Funding Strategies 17 Regulatory Framework 17 Public-Private Partnerships 19 Private-Private Partnerships 19 Phasing 19 Chapter 4: Areawide Recommendations 20 Land Use 21 Land Use Pattern 21 Mix of Uses 22 Land Use Categories and Map 25 Tiered Intensity 26 Intensity Alternatives 28 Circulator Intensity 35 Bonus Intensity 35 Allocating Floor Area between Sites 36 Phasing Development to Transportation & Public Facilities 37 Phasing to Transportation Improvements & Programs 37 Phasing to Public Facilities 40 Phased Site Development 41 Land Use Monitoring 42 Draft Plan Amendment Prepared by County staff for the Fairfax County Planning Commission Page i TABLE OF CONTENTS (Continued) Chapter/Section Page Number Chapter 4: Areawide Recommendations (Continued) Land Use (Continued) Land Use Guidelines 43 Affordable/Workforce Housing 43 Green Buildings 46 Coordinated Development & Parcel Consolidation 47 Existing Buildings and Services 47 Residential & Other Noise-Sensitive Uses 48 Urban Development Area Designation 48 Transportation 50 Transportation Infrastructure and Services 52 Public Transportation 52 Public Transportation Goals 53 Metrorail 53 Express Bus Service/BRT 55 System of Circulators 56 Local Bus Service 58 Multimodal Transportation Hubs 59 The Road Network 59 Overview 59 Context Sensitive Solutions 60 Grid of Streets 60 Official Map of Public Streets 62 Street Types & Design Guidelines 63 Highway Connections & Beltway Crossings 72 Bicycle Network 72 Bicycle Parking 74 Wayfinding 74 Level of Service 74 Impacts on Roads 74 Impacts on Transit, Pedestrian & Bicycle Facilities 76 Transportation Management 77 Transportation Demand Management 77 Parking Management 79 ICT & Intelligent Transportation Systems 82 Traffic Management & Maintenance 83 Maintaining a Balance Between Land Use &Transportation 84 Monitoring System 89 Funding for Transportation Improvements 90 Draft Plan Amendment Prepared by County staff for the Fairfax County Planning Commission Page ii TABLE OF CONTENTS (Continued) Chapter/Section Page Number Chapter 4: Areawide Recommendations (Continued) Environmental Stewardship 92 More Sustainable Than Tysons Today 93 Stormwater Management 94 Natural Resources Management 95 Tree Canopy Goals 96 Information & Communications Technology 97 Green Buildings 97 Parks and Recreation 98 Green Network Components 99 Urban Park Typology 102 Environmental Stewardship Guidelines 103 Parks and Open Space 103 Stormwater Design 105 Green Building Design & Energy/Resource Conservation 108 Setting Future Environmental Goals for Tysons 109 Public Facilities 110 Schools 110 Library 111 Fire and Rescue 112 Police 112 Parks 112 Stormwater Management 113 Wastewater Management 114 Water 114 Electric Power 115 Natural Gas 115 Telecommunications 116 Arts Facilities 116 Public Facility Guidelines 116 Phasing Public Facilities 116 Public Facilities Sustainability Goals 118 Information & Communications Technology 118 Draft Plan Amendment Prepared by County staff for the Fairfax County Planning Commission Page iii TABLE OF CONTENTS (Continued) Chapter/Section Page Number Chapter 4: Areawide Recommendations (Continued) Urban Design 120 Urban Design Principles 121 Urban Design Recommendations 122 Pedestrian Realm Recommendations 122 Street Grid and Block Pattern 122 Streetscape Design 123 Building and Site Design 138 Build-to Lines and Building Frontages 138 Bulk and Massing 138 Step-Backs 140 Building Articulation 142 Fenestration and Transparency 142 Parking Design 143 Building Height 145 Interim Conditions 147 Chapter 5: District Recommendations 149 Tysons West 152 South Subdistrict 154 North Subdistrict 158 Tysons Central 7 163 South Tysons Central 7 Subdistrict 165 North Tysons Central 7 Subdistrict 170 Tysons Central 123 174 North Tysons Central 123 Subdistrict 176 Subarea 1: Tysons II 176 Subarea 2: South West Park 178 Subarea 3: Lillian Court 180 South Tysons Central 123 Subdistrict 181 Subarea 1: Tysons Corner Center 182 Subarea 2: Northeast International/ Route 7 184 Subarea 3: Towers Crescent North 185 Subarea 4: Towers Crescent South 186 Subarea 5: Watson Street 187 Draft Plan Amendment Prepared by County staff for the Fairfax County Planning Commission Page iv TABLE OF CONTENTS (Continued) Chapter/Section Page Number Chapter 5: District Recommendations (Continued) Tysons East 190 Scotts Run Crossing and Colshire Subdistricts 192 Old Meadow and Anderson Subdistricts 196 West Side 201 Old Courthouse Spring Branch Subdistrict 203 Ashgrove Subdistrict 203 Gosnell Subdistrict 204 Old Courthouse 206 South Old Courthouse Subdistrict 208 Subarea 1: Nonresidential Edge 208 Subarea 2: Residential Edge 208 Northwest Old Courthouse Subdistrict 209 Subarea 1 209 Subarea 2 210 Subarea 3 211 Northeast Old Courthouse Subdistrict 212 Subarea 1 212 Subarea 2 214 Additional Guidance for Northwest & Northeast Subdistricts 215 North Central 216 Office Subdistrict 218 Subarea 1: DAAR Office Area 218 Subarea 2: Capital Beltway Office Area 219 Urban Neighborhood Subdistrict 220 Subarea 1: Rotonda/Post Neighborhoods 220 Subarea 2: Park Crest & Crescent 221 Subarea 2: West Park Urban Neighborhood 222 East Side ` 225 North Magarity Subdistrict 227 Subarea 1: The Westerlies 227 Subarea 2: Hunting Ridge 227 Subarea 3: McLean Commons 228 South Magarity Subdistrict 229 Subarea 1: Westgate School and Park 229 Subarea 2: South Residential Neighborhoods 229 Beltway/Route 7 Subdistrict 232 Draft Plan Amendment Prepared by County staff for the Fairfax County Planning Commission Page v FAIRFAX COUNTY COMPREHENSIVE PLAN AREA II Tysons Corner Urban Center Areawide Recommendations DRAFT, March 24, 2010 (Markup Version) Page 1 1: INTRODUCTION In the 1950s, Tysons was a rural area of Fairfax County, marked by the crossroads of Routes 7 and 123 and a general store. In the 1960s, the Tysons Corner Center, a large regional mall, was opened, beginning the area’s transformation into a major commercial center. Later Tysons attracted a second regional mall, the Galleria at Tysons II, and the County’s largest concentration of hotel rooms, including those at the Ritz Carlton and the Sheraton Premiere. Tysons has also become home to several Fortune 500 headquarters and many other prominent national firms, and in 2009 2010 had around one-quarter of all of the office space in Fairfax County. The construction of the Capital Beltway and the Dulles Airport Access Road in the 1960s improved Tysons’ access to highway and air transportation. This made Tysons one of the region’s most strategic locations for capturing suburban office and retail development. The subsequent transformation of Tysons was part of a nationwide phenomenon that shifted many traditional business functions from downtowns to the suburbs. Tysons was at the forefront of this trend, and, in fact, was identified as the archetypical “Edge City” by Joel Garreau in his 1991 book of the same name. Tysons, with its large concentration of office and retail development, is well positioned to take advantage of the coming of Metrorail’s Silver Line. This line will run from the East Falls Church station and ultimately extend beyond the Washington Dulles International Airport into Loudoun County. Four Metro stations are planned to open in the Tysons Corner Urban Center by 2014: Tysons East, Tysons Central 123, Tysons Central 7, and Tysons West. The arrival of Metrorail service provides an opportunity to transform Tysons yet again, from an “edge city” into a true urban Draft Plan Amendment Prepared by County staff for the Fairfax County Planning
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