City of Fairfax Briefing Paper Series COMPREHENSIVECO PLAN UPDATE Regional Development Snapshot Moving Fairfax Forward Community Development & Planning Department X Nov 2011 Executive Summary TABLE OF CONTENTS The City of Fairfax Planning Commission has initiated discussions regarding updating the City’s Comprehensive Plan, which was Executive Summary 1 adopted in 2004. During the initial stages of these discussions, a series of Briefing Papers will be published on matters related to Introduction 2 planning. The topics of the papers include: D Background 2 Comprehensive plan mechanics D Models of development Regional Trends 7 D Land use and zoning D Regional development snapshot Surrounding Areas' 9 Plans D Economic development opportunities and partnerships Major Nearby Projects 14 D Sustainability and the environment D Multimodal transportation Concluding Summary 20 D Public facilities and lands Bibliography 20 D Fiscal Impact Analysis D Census 2010 data update D Parking The papers are intended to provide information that may be useful as the process to update the Comprehensive Plan moves forward. The papers will explore the aforementioned topics in detail, providing both a local perspective and examples of best practices that may be applicable to the City of Fairfax. In addition, the papers will provide context for the discussion by providing background information and, when applicable, a glossary of terms. CONTACT: Centrally located in Northern Virginia, at the crossroads of several thoroughfares and within a short distance of many of the area’s Community Development & Planning major growth areas, the City of Fairfax is woven into the structure City Hall Annex Room 207 of a much larger region. In charting a path for the City’s future, it is 10455 Armstrong Street helpful to consider what is occurring in nearby areas – specifically Fairfax, VA 22030 the City’s two neighbors, George Mason University and Fairfax Hours: 8:30 am to 5 pm weekdays County. This briefing paper overviews some of the major items Phone: 703.385.7930 regarding current and future development in the City’s immediate vicinity. Briefing Paper Series Regional Development Snapshot Introduction Background In order to assess the City’s relationship to the greater The City of Fairfax occupies 6.3 square miles near the Northern Virginia region, this paper examines regional geographical center of Fairfax County. Situated in a trends in retail and office sectors, summarizes the region’s central location within fast-growing Northern Virginia, demographic profile, examines the long-range planning Fairfax has an outsize influence on the region’s economic efforts of neighboring areas, and looks at several incipient and transportation infrastructure. While containing only developments that will likely impact Fairfax in the coming one percent of Northern Virginia’s population, the City of years. Fairfax accounts for more than twice that proportion in terms of retail activity (2.6% of taxable sales) and office space (2.4% of rentable office space). City and Surrounding Area Existing Conditions Maps A, B, C, D and E illustrate how the City of Fairfax fits MAP A: TRANSPORTATION into its regional framework. 20 miles D Map A: Transportation ÔM This map shows the City and a 20-mile radius. As can be seen, the City is home MARYLAND ÔM to, or nearby many of the region’s 15 ¨§270 I2 ÔM ÔM significant thoroughfares, such as ÔM I-66, Fairfax Boulevard (Routes ÔM MMONTGOMERYONTGOMERY ÔM 29 & 50), Main Street (Rte. COUNTY ÔM 236) and Chain Bridge Rd. 10 ÔM LOUDOUNLOUDON 28 ÔM (Rte. 123) COUNTY ÔM Town of 7 29 Herndon D Map B: Major I2 267 §495 Dulles ¨ WASHINGTON Shopping Centers Airport 7100 5 D.C. The City is home to 3.3 FAIRFAX Town of 15 Vienna ÔM ÔM I2 million square feet of City of ÔMÔM 50 COUNTY ÔM ÔM ÔMÔM ÔM ÔM Falls Church Reagan retail space, however that 29 ARLINGTON National 50 ÔM Airport accounts for only a portion City of COUNTY ÔM ÔM 66 ÔM ¨§ 29 Fairfax ÔM 236 ¨§295 of the retail offerings City of Alexandria that are convenient to 395 ÔM ¨§ I2ÔM ÔM ÔM area households. Map ÔM I2 Town of PRINCE Clifton B shows the locations of 234 GEORGE’S ÔM 1 COUNTY major shopping centers, 123 I2 I2 Fort as well as their gross Belvoir Fort Belvoir . leasable area and decade y it r S la o c built, within 4 miles of the u r r I2 c fo e Town of s ff : o City. C Occoquan ft it e y l o n f CHARLES e F e a VIRGINIA b i e As shown on the map, while rf I2 COUNTY v a a x h , . Co .C the City of Fairfax has a sizable u D nt PRINCEPRINCE WILLIAMWILIAM n y to of ng F COUNTY hi concentration of retail activity in ai 95 as rfa § ¨ W x, in Di s shopping centers, the City is bordered str on ict tati of o S Co etr by many centers that are both larger and lum . M bia nly , an ses o d ESR purpo newer, particularly to the west of the City. I trative Note: Map is for illus The most significant retail construction within City of Fairfax Nov 2011 Page 2 COMPREHENSIVE PLAN UPDATE Moving Fairfax Forward Briefing Paper Series Regional Development Snapshot MAP B: MAJOR SHOPPING CENTERS 42 BY GROSS LEASEABLE AREA (GLA) TOWN OF 243 VIENNA Nutley St Oakton 31 Chain Bridge Rd 24 50 Lee Jackson Memorial Hwy ¨§66 Lee Hwy 237 33 19 11 13 14 22 Fairfax Blvd 50 29 50 23 37 20 10 15 16 7 38 CITY OF 9 26 18 FAIRFAX Mantua 495 44 25 Main St ¨§ Lee Hwy 17 6 8 5 28 32 12 30 Main St 29 39 29 34 Little River Turnpike Fairfax County Pkwy 236 41 620 AREA 1,000,000 DECADE BUILT 123 40 square feet 1950s Braddock Rd (sf) Ox Rd Roberts Rd 27 35 500,000 1960s Rolling Rd 1970s Guinea Rd 21 Burke Lake Rd 1 36 1980s 7100 Burke 4 100,000 43 Miles 50,000 1990s ¯ 3 0 0.5 1 2 2000s 2 SOURCE: City of Fairfax 1 BURKE CENTRE 16 FAIRFAX COURT 31 OAKTON SHOPPING CENTER 2 BURKE CENTRE SHOPPING CENTER 17 FAIRFAX JUNCTION 32 OLD TOWN PLAZA 3 BURKE TOWN CENTER 18 FAIRFAX MARKETPLACE 33 PAN AM SHOPPING CENTER 4 BURKE VILLAGE CENTER SHOPPING CENTER 19 FAIRFAX PLAZA SHOPPING CENTER 34 PICKETT SHOPPING CENTER 5 COSTCO PLAZA 20 FAIRFAX SHOPPING CENTER 35 RAVENSWORTH SHOPPING CENTER 6 COURTHOUSE PLAZA SHOPPING CENTER 21 FAIRFAX STATION SQUARE 36 TARGET - BURKE 7 EAST MARKET AT FAIR LAKES 22 FAIRFAX TOWNE CENTER 37 THE SHOPPES AT FAIR LAKES 8 FAIR CITY MALL SHOPPING CENTER 23 HOME DEPOT 38 THE SHOPS AT FAIRFAX 9 FAIR LAKES CENTER 24 HUNTER MILL PLAZA 39 TURNPIKE SHOPPING CENTER 10 FAIR LAKES PROMENADE 25 JERMANTOWN SQUARE 40 TWINBROOKE CENTRE 11 FAIR OAKS MALL 26 KAMP WASHINGTON SHOPPING CENTER 41 UNIVERSITY MALL 12 FAIRFAX CENTRE 27 KINGS PARK SHOPPING CENTER 42 VIENNA SHOPPING CENTER 13 FAIRFAX CIRCLE PLAZA SHOPPING CENTER 28 LEE PLAZA 43 WALMART (BURKE) 14 FAIRFAX CIRCLE SHOPPING CENTER 29 MAIN STREET CENTER 44 WEST FAIRFAX CENTRE 15 FAIRFAX CORNER 30 MAIN STREET MARKETPLACE City of Fairfax Nov 2011 Page 3 COMPREHENSIVE PLAN UPDATE Moving Fairfax Forward Briefing Paper Series Regional Development Snapshot the central Fairfax County area in the past 20 years D Map C: Major Supermarkets has occurred in the Fair Lakes/Government Center area, which is close enough to the City to be direct As a retail sector that is distinct, this map highlights competition to many City shopping areas. major supermarkets within the same area as Map B. Furthermore, several of the existing shopping areas The City of Fairfax contains five major supermarkets that are close to the City, such as the University Mall (Giant, Safeway, Shoppers Food Warehouse, Super and Fair Oaks Mall, are planned for major short- to H Mart, and Trader Joe’s), yet as shown on the map, medium-term renovations, adding still more upgraded many newer, larger and/or upscale supermarkets retail inventory to the City’s immediate surroundings. are located to the City’s west. These newer markets include Wegmans, Harris Teeter, Whole Foods and The presence of newer and upgraded retail venues others. Further affecting the City’s supermarket within the City would help to ensure regional situation is that two markets within the City (Giant at competiveness in the coming decades, and to help Turnpike Shopping Center and Harris-Teeter at Main keep the City’s status as a destination for retail and Street Marketplace) closed within the past five years. restaurant offerings. MAP C: MAJOR SUPERMARKETS 243 Nutley St Oakton Lee Jackson Memorial Hwy Chain Bridge Rd TOWN OF VIENNA Lee Hwy 50 ¨§66 237 Curtis Memorial Pkwy 50 Fairfax Blvd Fairfax Blvd 29 50 CITY OF FAIRFAX Mantua §495 29 ¨ Lee Hwy Main St 236 Little River Turnpike Fairfax County Pkwy 620 123 7100 Braddock Rd Ox Rd Roberts Rd Rolling Rd Guinea Rd Burke Lake Rd Burke Centre Pkwy Burke ¯ Miles 0 0.5 1 2 SOURCE: City of Fairfax City of Fairfax Nov 2011 Page 4 COMPREHENSIVE PLAN UPDATE Moving Fairfax Forward Briefing Paper Series Regional Development Snapshot While a typical supermarket may have an buildings, and few major office buildings are newer approximately three-mile primary trade area radius than twenty years old. The relative lack of Class A (the area from which the majority of a store’s space has long been identified as a priority economic customers originate), City residents in search of development item, and Chart A shows the City’s total supermarkets with modern amenities of upscale proportion of Class A space in relation to a similar offerings may need to bypass the City’s own markets measurement of Fairfax County’s office space.