COMPREHENSIVE PLAN FOR FAIRFAX COUNTY, VIRGINIA m

This document consists of the Area III Plan, adopted June 30, 1975, and all amendments adopted through October 27,1986. Any subsequent amendments are available from Maps and Publications Sales, Massey Building, Fairfax, Vir­ ginia 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 (As Amended Through October 27th, 1986) Fairfax County Comprehensive Plan, 1986 Edition, Area III

BOARD OF SUPERVISORS

John F. Herrity, 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, ML 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, Jr., 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, Area III

THE COMPREHENSIVE PLAN FOR FAIRFAX COUNTY, VIRGINIA

Area III

Table of Contents page

Area Plans m 1 Overview HI 4 Protection of the Occoquan Basin and the Public Water Supply ill 7 Land Use Planning Within the Dulles Airport Noise Impact Area Ill 8 Environmental Quality Corridors Within the Occoquan Basin Ill 14 Recommendations for Special Areas of Area III ||| 14 Stable Areas dl 16 Upper Potomac Planning District Ill 18 Bull Run Planning District HI 40 Pohick Planning District m 53 Complex Areas \\\ 71 Centreville Area Ill 72 Chantilly-Route 50 Corridor Complex Area ||| 83 Fairfax Center Area IS I 85 Areas Related to Dulles Airport and Access Road Ill 132 Residential Infill HI 133 Fairfax County Comprehensive Plan, 1986 Edition, Area III Fairfax County Comprehensive Plan, 1986 Edition, Area III 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

in l Fairfax County Comprehensive Plan, 1986 Edition, Area III

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 of 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

ni2 Fairfax County Comprehensive Plan, 1986 Edition, Area III

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, Area III AREA III

PLAN OVERVIEW Chapel Acres areas; and trial, or open space. There are vast tracts of unim­ • monitoring neighborhood design and hous­ proved land, even in the most traffic and popula­ Key concepts embodied in this document in­ ing construction to promote open space and tion pressure points. The need for the public to clude: structural quality. say how some of these tracts should be used— • interim development and redevelopment Transportation strategies and growth controls and for the government to act—is urgent. In policies; others, there is less urgency but some would like are linked by: • planned development centers; to see the growth of the County stopped or retard­ • promoting planned development centers to • environmental quality corridors. ed. But some growth as the result of the burgeon­ facilitate mass transit use; Community planning sectors have been estab­ ing population in the Washington metropolitan • proposing better cross-County access on lished to provide a framework for detailed recom­ area is inevitable. What Fairfax can do is define Route 123 and Route 28; mendations. Population estimates have been the growth so that its effects on the quality of life, • encouraging radial movement on bus lanes, made for a 10-15 year period. Stable areas have the health of the environment, and County costs Metro, and by commuter rail; and been designated for the purpose of reinforcing are minimized. • proposing improvements to Route 7, the neighborhood stability by: Now that the inner-County areas like Annan­ Dulles Airport Access Road, and construc­ • encouraging infill with compatible land dale and Baileys have reached near capacity, the tion of the Springfield Bypass. uses; growth of the metropolitan area is spilling directly 8 Public facilities investment patterns are recom­ insisting on adequate buffering between over into the outer reaches of the County. Area III mended which: conflicting land uses; absorbed fully 82 percent of the County's growth • phase timing of facilities to guide growth; • reducing through-traffic on neighborhood from 1970 to 1980. During that period, the average • reduce public facility costs by encouraging streets; annual growth rate ranged from the barely percep­ planned development; and • containing commercial expansion; tible 4.5 percent for Great Falls to the spectacular • promote increased public investment , in • protecting environmentally valued re­ but planned 25 percent for Reston. Reston is ex­ neighborhood parks and needed school fa­ sources; and pected to grow to about 70,000 when completed. cilities. • acquiring land for recreation and open space The greatest potential for industrial employ­ purposes. Plan implementation is promoted by coordina­ ment generally in the areas to the east and south Complex areas have been designed where tion of public and private actions, including: of Dulles Airport and along the Dulles Airport Ac­ pressures for changes exist and the situation • innovative programs such as the small-area cess Road from the airport to Hunter Mill Road. defies simple solutions. These areas require: transit systems or local commuter bus The median family income of $41,800 is ap­ • plan guidelines and criteria for evaluating groups; proximately equal to County's median income. major public and private proposals; • public policy decisions (zoning, administra­ • a system for conducting such an evalua­ tive rulings, etc.); tion—project impact evaluation system • public investment (Capital Improvement Pro­ SHORT TERM FORECASTS (PIES); gram (CIP), park dedication and advance • the use of medium-density development to acquisition, highway programming, land As has been discussed in the introduction sec­ contain commercial expansion; and banking, etc.); tion of the Plan, countywide forecasts of popula­ • improved access to major shopping facil­ • private input to public policy (citizen review tion to 1990 have been lowered to 686,000. This ities by trails, sidewalks, and small area of CIP, participation in PIES, neighborhood new forecast is based on demographic trends transit. project activities); and which were observed during 1976 and verified in Regional-scale planned development centers • new private-public investment mechanisms. more recent work done for the Metropolitan Wash­ are proposed at Reston/Herndon and in Cen­ ington Council of Governments Cooperative Fore­ treville. Background casting Program. Economic analysis has provided recommenda­ The peaceful rolling farmland and the quiet The reduction in countywide population fore­ tions to increase job opportunities within the area crossroads towns of western Fairfax County are casts will impact on the timing of expected hous­ by full utilization of potential job sites such as the now feeling relentless growth pressures from ing units in individual planning areas, districts Dulles area and Reston/Herndon. Washington's suburban sprawl. The crescent- and sectors. Detailed small area data reflecting these impacts are presented in 5-year increments Environmental protection and enhancement shaped outer edge of the County, stretching from up to the year 2000 in computer printouts which are recommended through: the Potomac River on the north to the Occoquan are available in the Fairfax County Office of • establishment of low-density development in River on the south, is now the magnet for a com­ Research and Statistics. In addition, plan buildout environmentally sensitive areas such as muter-oriented society in search of open land and data by supervisor district, planning district and Great Falls, the upper Difficult Run, and the unspoiled natural resources. How well we plan for subcensus tract can be found in the 1983 edition western Pohick; this growth and how wisely we act to control it will of Standard Reports, published by the Office of • reduced automobile use by encouraging determine in large measure how long these re­ Research and Statistics. greater mass and small area transit use; sources will remain with us but also, in large • review of environmental constraints and pro­ measure, the chances for successful implementa­ To augment the data found in Standard hibitions on a site-by-site basis to minimize tion of plans for the eastern part of the County. Reports, detailed existing housing estimates as of development impacts, especially in the Oc­ The importance of Area III can be appreciated January 1983, and newly developed data on plan coquan Reservoir area; from the fact that in 1983 it contains an estimated capacities in housing units are presented in the 31 percent of the County's population and 60 per­ following tables. The tables also include dwelling • development of an air quality maintenance cent of the land area. This represents room for units as of January 1, 1975. This is approximately plan; and both growth and conservation. the time the original PLUS program plan was • delineation and protection of environmental Area III, which includes the Upper Potomac, adopted. Thus, the data enable comparison of the quality corridors. Bull Run, and Pohick Planning Districts, is now level of residential development at the time of plan Heritage resource identification and preserva­ growing four times faster than the rest of the adoption with that of 1983 and with projected plan tion are recommended through: County, Its estimated January, 1983, population of capacity. In addition, the data include existing • consideration of heritage resources at the 195,808 is more than triple that of ten years ago. dwelling units and plan capacity as of January earliest planning stages of development, and The area is expected to increase its population by 1983 in order to show the differences caused by as appropriate thereafter; approximately 30 percent in the next decade, cre­ plan changes in the previous annual plan review. • application of appropriate preservation tools ating problems not only for itself, but for the The data in these tables supersede data pre­ to significant sites, structures, and districts; closer-in parts of the County through which its sented in other tables of this Plan. • continued monitoring protected resources. Washington-bound commuters must travel. It is in All of the data has been generated on a parcel- Improvement of housing opportunities and an area rich with a history that preceded the be­ by-parcel basis. Existing units are from the neighborhood conditions for all income levels ginnings of the Republic. But the evidence of January 1, 1983 Urban Development Information through: history—the battlefield, the churches, the old System parcel file. Additionally planned units are • inclusion of low- and moderate-income units towns, and the plantation homes—are threatened assumed to be built on undeveloped and under­ in planned development centers and conser­ by the noise and the economic pressures of growth. utilized land (adjusted for floodplains) at the mid­ vation of existing moderate-income housing In spite of the growth, Area III still retains much point of the planned density ranges. For example, units; of its essentially rural character. In 1983, just over an area planned for 1-2 dwelling units per acre is • a neighborhood improvement program for 40 percent of its 121,735 acres had been given over assumed to represent a density of 1.5 dwelling the Lincoln-Lewis-Vannoy, Zion Drive, and to development—residential, commercial, indus­ units per acre.

in 4 Fairfax County Comprehensive Plan, 1986 Edition, Area III AREA III PLANNING DISTRICTS AND SECTORS

CHANTILLY - ROUTE 50 COMPLEX AREA

CENTREVILLE COMPLEX AREA

in s Fairfax County Comprehensive Plan, 1986 Edition, Area III

Existing and Projected Housing Units by Type The plan definitions for residential unittypesareas January 1983 — Plan Buildout follows: Area III Pohick Planning District Planned Density Unit Type Du/Ac Mid-Point Planning

.1-.2, .2-.5, .5-1, 1-2, 2-3, 3-4 100% SFD Jan.1975 Jan. 1982 Jan.1983 Additional Jan.1983 Jan.1982 4- 5 50% SFD/50% TH Dwelling Dwelling Dwelling Planned At Plan Previous Units Units Capacity Capacity 5- 8 100% TH Residential Unit Type Units Units 8-12 50% TH/50% GA 12-16 , 16-20 100% GA Sector P1 2,086 2,918 2,924 100% EA Single Family Detached 411 809 832 20 or more 2 2 Townhouse 2 2 (e.g. 20-40 du/ac) (30 du/ac) 2,086 2,920 2,926 Total 411 811 834 SFD: single-family detached TH: townhouse Sector P2 13,397 13,371 Single Family Detached 5,943 9,435 9,663 3,734 GA: garden apartment 8,036 7,733 Townhouse 2,618 5,686 6,116 1,920 547 478 EA: elevator apartment Apartment 242 242 305 5,959 21,980 21,582 Total 8,561 15,363 16,021

Sector P3 1,687 1,686 Single Family Detached 300 471 479 1,208 4 Existing and Projected Housing Units by Type Apartment 4 4 4 1,690 January 1983 — Plan Buildout Total 300 475 483 1,208 1,691

Area III Sector P4 167 170 Single Family Detached 67 69 68 99 167 170 Total 67 69 68 99

an.1975 Jan. 1982 Jan. 1983 Additional Jan.1983 Jan. 1982 Iwelling Dwelling Dwelling Planned At Plan Previous Sector P5 1,608 2,801 4,409 4,381 Capacity Capacity Single Family Detached 654 1,511 Residential Unit Type Units Units Units Units 1 Apartment 1 4,410 4,382 Total 654 1,512 1,609 2,801 Bull Bun Planning District 23,107 23,327 Single Family Detached 4,416 5,546 5,733 17,374 Sector P6 9,212 10,076 4,444 4,648 2,437 7,085 7,104 Townhouse 1,394 1,953 2,186 7,026 Single Family Detached 757 7,062 8,831 2,258 2,534 1,389 3,923 4,099 Apartment 303 309 296 6,766 Townhouse 155 500 501 ' 76 192 217 409 293 Mobile Home 510 501 500 Apartment 3 39,881 42,735 6,778 7,374 4,043 11,417 11,496 Total 6,623 8,309 8,715 31,166 Total 915

Pohick Planning District Sector P7 32,637 32,761 169 1,101 1,213 1,761 2,974 3,125 Single Family Detached 8,301 17,840 18,511 14,126 Single Family Detached 12,987 12,666 832 1,026 1,026 832 Townhouse 2,773 8,778 9,678 3,309 Townhouse 961 776 169 1,933 2,239 1,761 4,000 3,957 Apartment 3 323 439 522 Total 46,585 46,203 Total 11,077 26,941 28,628 17,957 46,585 46,203 Planning District Total 11,077 26,941 28,628 17,957 Upper Potomac Planning District 18,920 33,278 32,984 Single Family Detached 5,991 13,634 14,358 4,540 11,726 11,670 Townhouse 4,055 7,021 7,186 3,510 10,877 11,186 Apartment 6,161 7,205 7,367 26,970 55,881 55,840 Total 16,207 27,860 28,911 Existing and Projected Housing Units by Type January 1983 — Plan Buildout 66,254 76,093 142,347 144,778 Pfanning Area Total 33,907 63,110 Area III Upper Potomac Planning District

Jan. 1975 Jan. 1982 Jan. 1983 Additional Jan. 1983 Jan. 1982 Existing and Projected Housing Units by Type Dwelling Dwelling Dwelling Planned At Plan Pravlous January 1983 — Plan Buildout Residential Unit Type Units Units Units Units Capacity Capacity Area III Bull Run Planning District Sector UP1 776 Single Family Detached 365 Apartment Jan.1975 Jan.1982 Jan. 1983 Additional Jan. 1983 Jan.1982 Total 365 776 Dwelling Dwelling •welling Planned At Plan Previous Capacity Capacity Residential Unit Type Units Units Units Units Sector UP2 2,614 Single Family Detached 1,192 1,223 1,410 2,633 Sector BR1 Apartment 1,192 1,223 1,410 2,633 2,614 Single Family Detached Total Total Sector UP3 610 1,283 3,147 3,137 Sector BR2 Single Family Detached 888 610 1,283 3,147 3,137 Single Family Detached 38 191 215 669 884 Total Townhouse 127 Apartment 126 Sector UP4 1,175 1,280 1,824 3,104 3,114 Mobile Home 500 500 500 500 500 Single Family Detached 230 1,175 1,280 1,824 3,104 3,114 Total 538 691 715 669 1,384 1,641 Total 230

Sector BR3 Sector UP5 7,278 2,309 3,856 3,943 2,162 6,105 5,929 Single Family Detached 855 1,315 1,400 5,677 7,077 Single Family Detached 1,073 3,160 5,003 5,155 4,102 9,257 9,222 Townhouse 629 701 748 698 1,446 Townhouse 2,294 8,444 580 580 360 Apartment 4,728 5,713 5,875 Apartment 23,595 8,711 10,197 14,572 14,973 8,558 Total 1,484 2,016 2,148 6,955 9,103 Total

Sector BR4 Sector UP6 1,810 1,848 2,094 3,942 3,960 2,645 2,840 2,870 2,478 5,348 5,363 Single Family Detached 1,079 Single Family Detached 1,650 794 657 Townhouse 511 1,249 1,263 381 1,644 Townhouse 147 627 757 37 1,492 1,492 1,216 2,708 2,742 151 151 151 389 540 629 Apartment 1,429 Apartment 8,352 6,682 6,649 Total 3,019 4,551 4,603 3,691 8,294 Total 2,943 3,618 3,778 2,904

Sector BR5 Sector UP7 263 281 432 713 708 128 132 135 1,348 1,483 1,474 Single Family Detached 137 Single Family Detached' 798 318 Townhouse 384 769 768 29 797 Townhouse 318 318 1 309 309 309 Apartment 1 Apartment 1,606 1 Total 522 1,032 1,049 461 1,510 Mobile Home 1 2,102 Total 129 133 135 1,975 2,110 Sector UP8 Single Family Detached 667 2,693 3,127 5,827 8,954 9,082 Sector BR6 8,954 9,082 4,669 4,599 Total 667 2,893 3,127 5,827 Singie Family Detached 305 376 403 4,266 6,652 7,899 Townhouse 618 623 679 5,973 151 144 144 5,488 5,632 7,393 Sector UP9 Apartment 3,899 3,664 16,953 19,891 Single Family Detached 194 304 427 3,472 Total 1,074 1,143 1,226 15,727 Townhouse 28 28 3,664 Total 194 304 427 3,500 3,927 Sector BR7 444 691 709 2,936 3,645 3,724 Single Family Detached 55,881 55,840 2 Planning District Total 16,207 27,860 28,911 26,970 Townhouse 2 2 2 14 Apartment 14 1 1 Mobile Home 10 3,740 Total 454 707 712 2,936 3,648

42,735 Planning District Total 6,623 8,309 8,715 31,166 39,881

!II 6 Fairfax County Comprehensive Plan, 1986 Edition, Area III

PROTECTION OF THE OCCOQUAN BASIN AND THE PUBLIC WATER SUPPLY

The Occoquan Basin Study The Occoquan Basin Study, upon which a vari­ ety of Plan recommendations are based, accom­ plished all of the following objectives: • established a Fairfax County water quality goal which will protect the public health, safety and welfare at the most reasonable cost; • determined the effects of planned develop­ ment in the study area (see Map 1) on water quality; • determined the most appropriate long-term noise exposure forecast (NEF)1 contours and the most appropriate policies for land use and noise compatibility in the Dulles Airport Noise Impact Area; • determined the impact on water quality in the Occoquan of amendments to the Plan that incorporate the following land use ob­ jectives: - utilization of the I-66 corridor for economic development uses, particularly office use, townhouse and apartment use, as suggested in Analysis of Economic De­ velopment in the 1-66 Corridor of Fairfax County, Virginia; - identification of the most appropriate NEF contours and the most appropriate policies for land use and noise compati­ bility in the Dulles Airport Noise Impact Area; - designation of a land use pattern that is in conformance with appropriate land use and noise compatibility criteria in the Dulles Airport Noise Impact Area; • ascertained what best management prac­ 2 tices (BMPs) are most cost-effective to im­ ably be stormwater control measures and will be each generate about one-half of the 25,100 pound plement in the study area; and incorporated into the Public Facilities Manual. phosphorus runoff target for the 64,500 acre • determined a combination of land use There are several BMPs that relate more to site watershed area. Nonurban uses, such as .2 dwell­ modifications and BMPs that protect water design and are best implemented through changes ing unit per acre residential, forest land and pas­ quality and help the County achieve its land in the Zoning Ordinance or Subdivision Ordinance. ture, have very low runoff pollution generation use objectives. Many of these BMPs which were evaluated for rates and do not require additional water quality Evaluation of the impacts of implementing water quality modeling purposes will be con­ protection measures. In fact, the selection of these goals showed that it is possible to modify sidered for adoption. In 1982 and 1983 the findings these land uses for two-thirds of the study area is the Comprehensive Plan for the Occoquan Basin from the Washington Metropolitan Area National one of the major water quality protection mea­ area so that an acceptable water quality goal can Urban Runoff Program Demonstration Project sures developed in the study. Each development be met while the County continues to pursue and (NURP) should become available. Research from proposal should be expected to implement water realize a variety of other planning and develop­ this project included extensive field monitoring of quality control measures to achieve runoff pollu­ ment objectives. most of the BMPs considered in the Occoquan tion generation rates sufficient to meet the water Basin Study. When NURP data becomes available, quality goal for planned land uses in the urban A Recommended Strategy to Control Runoff Pollu­ the committee will have good information with envelope. tion in the Occoquan Reservoir Watershed which to recommend revisions to the measures re­ Determination of appropriate runoff pollutant The Occoquan Basin Study recommendations quired to meet the water quality goal. loadings will be based on assessments of the best are designed in the interests of the public health, In order to meet the water quality goal, land available control measures, site specific problems safety, and general welfare to prevent further uses more intense than .2 dwelling unit per acre or opportunities and runoff pollution control pro­ degradation of the Occoquan Reservoir; the have been limited to an urban envelope that com­ jections assumed in the Occoquan Basin Study. source of drinking water for more than 600,000 prises only 33 percent of the Fairfax County por­ Individual land use proposals within the urban people in Northern Virginia. tion of the Occoquan watershed. Within the urban envelope will be evaluated against this guideline It is anticipated that an Occoquan Nonpoint envelope, land uses must employ the innovative to assess the adequacy of their runoff pollution Pollution Control Committee will select BMPs that site development designs and state of the art control measures. Land uses within the nonurban will supplement the BMPs which were required by stormwater management techniques that are de­ area will generate lesser amounts of runoff pollu­ the Public Facilities Manual as of March 1, 1982, scribed in the Occoquan Basin Study. tion. the date the Occoquan Basin Study was com­ In order to meet the water quality goal adopted Projections of the pollution (phosphorus) re­ pleted. Some of these additional BMPs will prob- pursuant to the Occoquan Basin Study, phosphor­ moval efficiency of site specific runoff control us runoff from the Fairfax County portion of the measures will be based on runoff pollutant re­ 1 Noise Exposure Forecast (NEF): The NEF contour is Occoquan watershed should not exceed 25,100 moval efficiencies reported in NVPDC's Guide­ a descriptor used by the Federal Aviation Administra­ pounds per year in a year of average wetness. For book for Screening Urban Nonpoint Pollution Man­ tion to aid land use planning in areas impacted by air­ port noise. NEF is based on several factors, including the purpose of this strategy, phosphorus has been agement Strategies as modified by findings types of aircraft, mix of aircraft types in daily operation chosen to represent the overall antidegradation reported from the Washington Metropolitan Area and their noise characteristics, the number of aircraft goal in order to have a single standard for land use National Urban Runoff Demonstration Project. operations and the time of day they occur, utilization of impact assessments. runways, and flight tracks (paths) used by arriving and The analysis of BMP test alternatives in the Oc­ departing aircraft. The contour is calculated by accum­ ulating noise exposure from single operations over a coquan Basin Study indicated that if more effec­ 24-hour period and weighting nighttime exposures more tive BMPs or BMPs in series were applied to the highly than daytime exposures. more intense land uses, phosphorus runoff gen­ ' Best Management Practice (BMP): An activity or eration rates for all urban land uses would be com­ physical entity that is used to prevent or reduce the parable. The water quality analysis found that the amount of pollution generated by nonpoint sources, two-thirds of the study area recommended for non- e.g., clustered development, infiltration trenches, deten­ urban land uses and the one-third of the study tion ponds, porous pavement, vacuum sweeping of streets and parking lots, lawn fertilization management. area recommended for an urban envelope would

Ill 7 Fairfax County Comprehensive Plan, 1986 Edition, Area III

LAND USE PLANNING WITHIN THE DULLES AIRPORT NOISE IMPACT AREA

A major issue which affects the development of a substantial portion of western Fairfax County is the degree of aircraft noise impact projected to result from operations at Dulles International Air­ port. Due to the location of runways, the type and frequency of various aircraft using the airport, as well as airport operating procedures, portions of Fairfax County in the vicinity of Dulles Airport are either currently, or are projected to be, subjected to levels of aircraft noise which may be incompati­ ble with certain types of land use activity.

Background—Aircraft Noise as a Current and Future Problem in the Vicinity of Dulles International Airport The Adverse Health and Welfare Effects of Aircraft Noise The premise upon which the Dulles Airport Noise Impact Study has been established is the conviction that aircraft noise at certain high levels does adversely affect the health and particularly the welfare of exposed individuals. The World Health Organization's definition of 'health' is especially apt in this regard. Health is defined as "the complete state of physical, mental and social well-being of an individual." Clearly from empir­ ical observation severe levels of aircraft noise are detrimental to the overall well-being of exposed in­ dividuals. An individual's perception of noise is depen­ dent upon several measurable characteristics of the sound. These are: • Intensity. In general, a ten decibel increase in intensity may be considered a doubling of the perceived loudness or noisiness of a sound. Recently obtained psychoacoustic evidence suggested, however, that a greater than 10 decibel increase (over the ambient) in peak levels of aircraft flyover noise is re­ quired to produce a perceived doubling of the noisiness. In the rural areas of Fairfax County ambient levels can be found down to 45 decibels. A jet aircraft flyover can peak at 85 to 90 decibels in some of these areas. This would cause not only a doubling of the Knowledge of the existence of these individual Methods of Measuring Noise perceived loudness, but at times a tripling or variables helps to explain why it is not possible to A number of cumulative noise exposure techni­ quadrupling of the perceived loudness. state simply that a given noise level from a given ques, which consider the noise generated by all • Frequency Content. Sounds with a concen­ noise source will elicit a particular community aircraft over a 24-hour period, have been devel­ tration of energy between 2,000 Hertz (cycles reaction or have a particular impact. Research in oped for analyzing aircraft noise impact upon land per second) and 8,000 Hertz are perceived to psychoacoustics has revealed that an individual's use activity and its associated human activity. be more noisy than sounds of equal level attitudes, beliefs and values may greatly influence These indices are: outside this range. The characteristic whine the degree to which a person considers a given • Community Noise Equivalent Level (CNEL). of the turbojet concentrates its energy bet­ sound annoying. The aggregate response of an in­ This is a scale that takes into account all the ween 3,500 Hertz and 4,000 Hertz. This would dividual has been found to depend upon: A-weighted acoustic energy received at a definitely be perceived as more noisy than a • feelings about the necessity or preventabil- point, from all noise events causing noise sound pressure level of equal magnitude but ity of the noise; levels above some prescribed value. Weight­ at a very low or very high frequency (i.e., less 8 judgment of the importance of the value of ing factors are then included which place than 2,000 Hertz or more than 8,000 Hertz). the primary function of the activity which is greater importance upon noise events occur­ • Changes in Sound Pressure Level. Sounds producing the noise; ring during the evening hours—7:00 P.M. to that are increasing in level (i.e., takeoff or re­ • activity at the time an individual hears a 10:00 P.M. 5 decibels added to these sound verse thrust noise) are judged to be some­ noise and the disturbance experienced as a levels—and even greater importance upon what louder than those decreasing in level. result of the noise intrusion; noise events occurring at night—10:00 P.M. • Rate of Increase of Sound Pressure Level. • attitudes about neighborhood environment. to 6:00 A.M. 10 decibels added to these Impulsive sounds, ones reaching a high peak The existence of other undesirable features sound levels. very abruptly are usually perceived to be very in a person's residential environment may in­ • Composite Noise Rating (CNR). This is a noisy. fluence the way in which he reacts to noise. scale that takes into account the totality of The task of quantifying the environmental im­ • general individual sensitivity to noise; and aircraft operations at an airport in quantify­ pact of noise associated with any noise source re­ • feelings of fear associated with the noise. ing the total aircraft noise environment. It quires the application of statistics (i.e., commun­ A number of physical factors have been identi­ was the earliest method for evaluating com­ ity opinion surveys). This approach is necessary fied as influencing the way in which an individual patibility of land use around airports and is because individual human response to noise is may react to a noise source. These factors in­ still in use by the Department of Defense in subject to considerable natural variability. How­ clude: predicting noise impacts around military air­ ever, in the 1973, 1974, 1975, and 1976 editions of • type of neighborhood; fields. Basically, to calculate a CNR value, the National Housing Survey conducted by the • time of day; one begins with a measure of the maximum U. S. Department of Housing and Urban Develop­ • season; noise magnitude from each aircraft flyover ment in cooperation with the U. S. Bureau of Cen­ • control over the noise source; and adds weighting factors that sum the sus, noise was the number one undesirable neigh­ • predictability of the noise; total effect of all flights. The scale used to borhood characteristic among those individuals • length of time an individual is exposed to a describe individual noise events is perceived surveyed. noise. noise level (PNL) which is expressed in

III 8 Fairfax County Comprehensive Plan, 1986 Edition, Area III

PNdB (a quantity measured in decibels that Chronology of Noise Exposure Forecast Contour B) for Dulles Airport which included the provides a subjective assessment of the Contours Developed for Dulles International probable noise impact from ten operations of the perceived noisiness of aircraft noise). Airport Concorde supersonic transport. These contours • Day-N ight Average Sound Level (Ldn). This is To date, a significant impediment to the were substantially larger than the previous con­ the 24-hour average sound level expressed in development of a definitive comprehensive plan tours and included acreage which had been A-weighted decibels, with a ten decibel for the western portion of the County in the vicinity planned for certain residential uses that were penalty applied to noise events from 10:00 of Dulles Airport has been the existence of several designated as incompatible with the new levels of P.M. to 7:00 A.M.. The penalty for nighttime sets of noise impact contours which have resulted aircraft noise projected from Contour B assump­ noise events accounts for the increased sen­ in confusion over accurate boundaries of the air­ tions. With approximately 8575 acres added as a sitivity of most people to noise in the quiet craft noise impact from Dulles Airport. Several result of the newer NEF 30 contour, it became nighttime hours. Unlike the CNR scale and sets of NEF contours have been received by the apparent that the total impact area was no longer the NEF scale (explanation to follow) the Ldn County since 1973. All, except the most recent addressed satisfactorily by the Area III Plan. can be used to express the noise impact of set, are illustrated in composite form in Map 3. Specifically, areas which had been identified as other noise sources in addition to aircraft The most recent contours are found in Map 4. The appropriate for low- to medium-density residential noise. Therefore, by using the Ldn scale a circumstances associated with these various sets uses were, according to the newer contours, fore­ common denominator can be obtained for of aircraft and contours are described below. cast to be adversely impacted by incompatibly expressing the acoustic impact of all In 1973 the County received from Bolt, Beranek high levels of aircraft noise. Included in this ex­ segments of the noise environment. and Newman, a set of contours (identified as Con­ panded area was the Centreville Complex Area. • Noise Exposure Forecast (NEF). This is a tour A) which showed that approximately 3900 In 1977, the FAA Office of Metropolitan Wash­ scale used presently by the Federal Aviation acres of land were impacted by noise exposure ington Airports published its update to the Dulles Administration for land use planning in con­ forecast (NEF) 30 or greater, in conjunction with Airport Master Plan, prepared by the firm of Peat, nection with airports. In the NEF scale, the this, the Board of Supervisors adopted a land use Marwick, and Mitchell. This Dulles Airport Master basic measure of magnitude for individual compatibility table which indicated the noise com­ Plan update included a revised forecast of aircraft noise events in the effective perceived noise patibility of various land use activities, according noise impacts (identified as Contour C). These level (EPNL) which is expressed in units of to four noise exposure forecast zones: 25-30; revised contours showed another substantial in­ EPNdB (it is derived from the PNL [used for 30-35; 35-40; and 40 + . In addition, the Com­ crease in the noise-impacted area to a total of calculation of the CNR] by applying correc­ prehensive Plan for that portion of the County in 9950 acres. Later that year under separate cover, tions for pure tones and the duration of the these noise impact zones was amended in 1975 Metropolitan Washington Airports (FAA) pre­ event). to plan for only noise-compatible land uses, as sented Fairfax County with an aircraft noise con­ There are equivalencies among the various specified in the adopted land use compatibility tour map (Contour D) prepared by their consultant cumulative noise indices. Any given NEF is equiv­ table. (Peat, Marwick, and Mitchell) and indicated that alent to Ldn minus 35, plus or minus 3. Between Later in 1975 the Federal Aviation Administra­ this represented the extent of aircraft noise impact NEF and CNR there is a nonlinear relationship and tion published noise contour maps (identified as from ultimate (post-1995) development of Dulles any given NEF is equivalent to CNEL minus 33, plus or minus 2. The general equivalencies are shown below: NEF 20 = CNR 85 = Ldn 55 = CNEL 53 NEF 30 = CNR 100 = Ldn 65 = CNEL 63 NEF 40 = CNR 115 = Ldn 75 = CNEL 73 It is the noise exposure forecast (NEF) scale which is used at present for measurement of cur­ rent and projected levels of aircraft noise at Dulles International Airport, and which will be discussed on the following pages in relation to land use plan­ ning for the western portion of Fairfax County.

Existing Noise Impacts for Dulles Airport and Vicinity Map 2 contains existing noise impact contours for Dulles Airport and vicinity. These contours rep­ resent the best available description of current noise impacts resulting from existing aircraft oper­ ations at Dulles Airport. These contours were developed in 1983 by MWA as part of the Dulles Master Plan update process and to satisfy the re­ quirements of the Aviation Safety and Noise Abatement Act of 1979. A comparison of the existing contours with the various projected contours described below (also Maps 3 and 4) reveals that current noise impacts from aircraft operations at Dulles vary significantly from anticipated long-term impacts. This is mainly due to anticipated, planned increases in aircraft operations at Dulles, especially after the year 2000. A further comparison of existing noise contours with projected noise contours indicates that while some residential communities are not currently subjected to unhealthy levels of aircraft noise im­ pacts, future, planned operations at Dulles could have detrimental effects. Some communities such as Pleasant Valley, Friendly Village, and Country Club Manor are not currently significantly noise impacted. Most of these communities are not an­ ticipated to become significantly impacted until after the year 2000 based upon recently devel­ oped, projected aircraft noise contours. A discussion of the chronology of noise ex­ posure forecast for Dulles Airport is provided below. Also provided is a discussion of the issues related to the selection of appropriate noise ex­ posure forecast contours for long term planning purposes.

HI 9 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Airport. This contour map showed an area im­ these contours is Day-Night Average Sound Level Establishment of the Relationship Between pacted by NEF 30 or greater of approximately (Ldn). To equate the NEF contours with the Ldn Aircraft Noise and Discernable Physiological 16,000 acres. contours, use the following equivalency NEF + 35 Effects Upon Exposed Individuals A subsequent set of contours (identified as = Ldn. (The MWA-FAA has recently determined Considerable research has been done and Contour E) was released in early 1978 by FAA as that the Ldn will be their official descriptor of ex­ more is underway at the present time to determine part of the Draft Environmental Impact Statement isting and predicted cumulative noise exposure whether and, if so, to what extent, a direct rela­ for Metropolitan Washington Airport Policy. that affects communities in airport environs.) tionship may be established between periods of According to the assumptions contained in this Based upon all of the background information exposure to certain levels of noise (particularly air­ document, the area impacted by NEF 30 or presented above, four conclusions may be drawn craft noise) and identifiable, adverse physiological greater was reduced to approximately 7000 acres. which will serve as the foundation for the County's effects upon those so exposed. The effects of In July of 1978, the County received a set of approach to land development in the designated noise have been researched and while complete contours which appeared in the Final Environmen­ Dulles Airport Noise Impact Area. They are: casual relationships have not been definitively tal Impact Statement Noise Regulation and Type • the extent to which a direct relationship may established for nonauditory effects, empirical Certification Alternatives for Civil Supersonic Air­ be established at the present time between observation has documented that noise can affect craft, June 1978. certain levels of aircraft noise and dis- exposed individuals indirectly by disturbing the In the fall of 1981, the Final Environmental Im­ cernable physiological effects upon exposed general environment in which they live. Based pact Statement for Metropolitan Washington Air­ individuals; upon scientific consensus, the Environmental Pro­ ports Policy (1980 and 1981 Supplement) was • the determination of those levels at which tection Agency has deetermined the levels of adopted. The environmental impact statement for­ aircraft noise, under given sets of conditions, noise requisite to protect the public health and malized policy objectives for the two local appears to have a) a significant effect, and welfare. federally-operated airports, Dulles International b) an intolerable effect upon certain and National. These policy objectives will serve to activities; Determination of Levels at Which Aircraft enhance the growth potential of airport operations • the determination of the noise exposure Noise Appears to Have a) a Significant at Dulles in the not so distant future. forecast presently available which most ac­ Effect and b) an Intolerable Effect Upon Subsequent to the above-noted events, as part curately reflects the extent of projected air­ Certain Activities of the Dulles Master Plan update process and in craft noise associated with the likely expan­ While acknowledging the inherent variability in order to satisfy the requirements of the Aviation sion of service at Dulles Airport; and the reactions of individuals exposed to noise Safety and Noise Abatement Act of 1979, MWA- • the formulation of reasonable policies to under different conditions, research into this sub­ FAA has undertaken a study to update noise con­ govern actions which the County as well as ject has revealed that the point at which overall tours and noise compatibility plans for Dulles Air­ others in authority can take to guide develop­ human perception of aircraft noise as an annoy­ port. The "potential" contours, which are based ment appropriately according to items 1., 2., ance, or worse, as an interrupt or of activity is on the ultimate capacity of Dulles Airport and and 3. above within the Dulles noise area. around the 30 NEF level, which corresponds to which were generated from this study, are con­ These are discussed below. roughly Ldn 65. Although by no means a precise tained in Map 4. The noise descriptor used for line itself the 30 NEF contour would appear to be the reasonable level for selection by the County in its review of proposed development to deter­ mine the extent of possible adverse aircraft noise impact. The selection is substantiated by all sets of noise forecast contours which Fairfax County has received since 1973, and acknowledged by the FAA.

Determination of the Noise Exposure Forecast Which Most Accurately Reflects the Extent of Aircraft Noise Impact Associ­ ated With the Likely Expansion of Dulles Airport The chronology of noise contours presented above has resulted in considerable confusion as to the plan and related operational policies for Dulles International Airport. The position of the County to date has been to await a final deter­ mination by the FAA Office of Metropolitan Wash­ ington Airports regarding the update of the Dulles Airport Master Plan. In view of the circumstances associated with the development of each set of noise contours and particularly in view of the long time delay, it no longer appears reasonable for Fairfax County to postpone the full development of comprehensive land use plan policies for reduc­ ing the potential for adverse aircraft noise impact, pending FAA-MWA action. Such action may not be forthcoming in a reasonable time frame during which Fairfax County will be required to resolve numerous land development proposals. Fairfax County must initiate action now to establish a comprehensive plan for development of the western portion of the County that is compatible with anticipated levels of aircraft noise from an ex­ panded Dulles Airport, employing the best available information at this time, while at the same time being sensitive to the other objectives of the Comprehensive Plan. As the result of an examination of all relevant documents associated with the sets of noise exposure forecast contours produced to date, Fairfax County has based its aircraft noise abate­ ment program relying upon the recent (1983) MWA-FAA study to update noise exposure con­ tours and noise compatibility plans for Dulles. This study is a continuation of the Dulles Master Plan Update process and was undertaken to satisfy the requirements of the Aviation Safety and Noise

in 10 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Figure 1 Abatement Act of 1979. There are several reasons Land Use Compatibility Guidelines for the selection of the noise exposure contours Within The Dulles Airport Noise Impact Area

(Map 4) developed under this study: Less than 1. MWA-FAA in August 1983, in a letter to Activities and/or Greater than 70-75 dBA Ldn 65-70 dBA Ldn 65 dBA Ldn the County confirmed that the "potential," Land Uses 75 dBA Ldn post-2000 noise impact contours which are Conditionally Permitted Residential (1) Not Allowed Not Normally based on the ultimate capacity of Dulles Air­ Permitted Permitted (a) port, developed under the 1983 update study, Conditionally represent the latest, best available and most Residential (2), Not Allowed Not Normally Permitted (a) appropriate noise impact assessment contours Educational and Permitted for land use planning purposes. A previous Institutional (3) MWA-FAA letter to the County stated that the Not Allowed Permitted noise data used to produce the Metropolitan Auditoriums, Concert Halls Washington Airports Environmental Impact Conditionally Permitted Permitted Statement, although valid, were prepared to Offices, Personal, Conditionally Permitted (b) Permitted (a) provide a comparison of relative noise impact Business and Professional differences between policy alternatives and are Services, Retail Commer­ cial Uses, Movie Theaters, not appropriate for land-use planning. Restaurants (4) 2. The baseline noise contours used in the Conditionally Permitted 1983 update study appear to be the most ac­ Transient Lodging Not Allowed Conditionally Permitted (a) curate contours available and are based on ac­ (Hotels, Motels) Permitted (b) tual flight track data and noise monitoring. Permitted Permitted Thus, the 1983 study builds its forecasts and Sports Arenas, Outdoor plans upon the most accurate representation of Spectator Sports the current situation, thereby reducing the Not Allowed Not Allowed Permitted degree of possible distortion in its longer-range Playgrounds, Neighborhood Parks noise exposure forecast planning. Permitted Permitted 3. The planned improvements, as set forth Golf Courses, Driving Permitted Permitted in the 1983 study most realistically reflect the Ranges, Water-Recreation, Metropolitan Washington Airports' goals for Cemeteries (5) Dulles Airport expansion. This permits a full Permitted Permitted examination of the implications of Dulles Air­ Commercial-Wholesale and Permitted Permitted port expansion as envisioned by its proprietor, Selected Retail, MWA-FAA, and does not prematurely place the Industrial/Manufacturing, County in the position of implicitly recommend­ Transportation Community-cation and Utilities (6) ing the curtailment of the Dulles Airport Permitted Permitted Animal-related services (7) Not Allowed Permitted expansion. Permitted 4. The 1983 update study represents the Permitted Permitted Permitted most current study exclusively prepared for the purpose of examining aviation activity fore­ * See accompanying notes for expanded list of activities and land uses. casts, existing facilities and airport needs * * These noise impact forecast levels are illustrated on Map 4 and explained in the accompanying text. through the year 2000 and beyond. This time (a) This use is permitted only if the requirements outlined in Appendix A are fulfilled. frame represents the longest planning period (b) This use is permitted only if the requirements outlined in Appendix B are fulfilled. considered in the development of the set of contours presented. Land-use planning con­ NOTE: "PERMITTED" PRESUMES COMPLIANCE WITH THE DENSITY RANGE AND OTHER STIPULATIONS SPECIFIED siderations based on the set of contours devel­ IN THE ADOPTED COMPREHENSIVE PLAN oped under this study will provide for the high­ Footnotes to Activities and/or Land Uses: est level of protection of the public health, (1) Single-family detached, duplex, mobile home parks. safety and welfare based upon the most cur­ (2) Townhouses, triplex and quadplex units, apartment houses, other multifamily dwellings, rooming houses, board­ rent, best available information. ing houses, old persons homes, sorority and fraternity houses, dormitories, boarding schools, convalescent homes. Recognizing that the objective of the County is (3) School classrooms, libraries, churches, hospitals. (4) Professional and financial offices, banks, savings and loan associations, mortgage bankers, insurance offices, to minimize to the fullest extent the potential for real estate offices, architects, engineers, attorneys-at-law, decorators, medical and dental clinics and labs, funeral adverse aircraft noise impact upon its citizens, the homes and mortuaries, retail stores, clothing stores, department stores, food and dairy markets, cafes, restaurants County has selected the ultimate "potential" (enclosed and drive-in), cafeterias, barber shops, beauty shops, new and used car sales, country clubs. noise contours which reflect the post-year 2000 (5) Swimming pools, shooting ranges, miniature golf courses. Dulles Airport activity level as referenced in the (6) Auto salvage and wrecking yards, industrial metal and waste salvage yards, manufacturing facilities, gasoline update study. As new appropriate noise contours service stations, ambulance services, automotive repair garages, public storage garages, taxi dispatch offices, become available, this information will be brought automobile washing stations, lumber yards, warehousing, motor freight terminals, railway passenger and freight sta­ before the Board of Supervisors so that appro­ tions, airport services. priate modifications can be made, if necessary, to (7) Animal grooming services, dog kennels, veterinarians and veterinarian hospitals. the Comprehensive Plan to reflect the most recent In the event that the County is constrained to decide any rezoning applications within the designated 35 to 40 NEF area or the 40 + NEF area of the County prior to the completion of the Comprehensive Land Use Plan reevaluation cur­ and most appropriate delination of the Dulles rently underway as part of the Phase II of the Dulles Airport Noise Impact Study, it is recommended that the County Noise Impact Area to which land-use compatibility plan and zone the area to a suitable noise compatible land use. policies will be applied. Map 4 illustrates the ultimate "potential" noise impact forecast contours for Dulles International separate uncontrollable noise sources from resi­ Recent correspondence with the Department of Airport, and related to these contours are the dential and other noise-sensitive areas. The Housing and Urban Development indicates their land-use compatibility guidelines set forth in Department of Housing and Urban Development belief that residential development in the 35 to 40 Figure 1. Figure 1 establishes the basis for land criteria for residential compatibility are presented NEF area "should not occur as a general rule, use decisions within the designated Dulles Airport below: and only if other less exposed sites are not Noise Impact Area. available and mitigation measures will be under­ taken. In aircraft noise situations attenuation that The basis for the land-use compatibility guide­ Recommendation can be used does not provide for protection of out­ lines outlined in Figure 1 can be found in existing Rating of HUD door living areas." As a result the Department of federal regulations. The Department of Housing Housing and Community Development does not and Urban Development (HUD) in Noise Abate­ Less than NEF 30 endorse development in the 35-40 NEF portion of ment and Control Standards (Circular 1390.2, or 65 dBA Ldn Acceptable the discretionary range "unless sites with less August 4, 1971), and the Federal Interagency noise exposure are pot available." Committee on Urban Noise in Guidelines for Con­ NEF 30 to NEF 40 sidering Noise in Land Use Planning and Control or 65 dBA Ldn to The policy of the Veterans Administration (VA) (1980) have published noise compatibility guide­ 75 dBA Ldn Discretionary differs only slightly from the policy established by lines to encourage land utilization patterns for HUD. VA will approve financing for residential housing and othe municipal needs in noise- Greater than NEF 40 units within the designated 35 to 40 NEF as well impacted areas. These standards are intended to or 75 dBA Ldn Unacceptable

III 11 Fairfax County Comprehensive Plan, 1986 Edition, Area III

as within the designated 30 to 35 NEF on the con­ It is the policy of the Board of Supervisors not 1. In order to achieve a maximum interior dition that: to permit the erection of structures which have noise level of 45 dBA in all units located within • the development can be considered as been determined by FAA to pose a hazard to air the 65-70 dBA-Ldn portion of the Dulles Airport residential infill or as an extension of an navigation. It is further the policy of the Board of Noise Impact Area, all units in this develop­ existing subdivision; Supervisors to carefully evaluate all proposed ment shall have the following acoustical • such units are constructed of materials of a structures which, if constructed, would constitute attributes: sufficiently high sound transmission class an obstruction (as defined by an application of a. Roofs and exterior walls shall have a (STC) to reduce interior noise levels under FAR Part 77 obstruction standards to Dulles Inter­ laboratory sound transmission class anticipated aircraft noise impact to a speci­ national Airport's facility configuration, technical (STC) of at least 39; and fied acceptable level; and characteristics, and surrounding terrain). b. Doors and windows shall have a labora­ • a statement is received from each purchaser In order to implement these policies, the public tory sound transmission class (STC) of at using VA financing that he/she is aware of is advised to undertake official notification of the least 28. the probable effect of aircraft noise upon that FAA Regional Office of the proposed construction 2. Construction drawings for all units shall residential unit, but nonetheless desires to of any structure meeting any of the following be submitted to the County for review and cer­ purchase the unit. criteria: tification that the proposed materials and con­ In November, 1979, the Federal Interagency 1. the construction or alteration will be more struction techniques appear to be satisfactory Committee on Urban Noise was formed with rep­ than 200 feet in height above ground level for the desired acoustical treatment and in con­ resentatives from five federal agencies—the En­ at its site; formance with all applicable provisions of the vironmental Protection Agency, the Department of 2. the construction will be in an instrument ap­ state building code. Transportation, the Department of Housing and proach area, available information indicates 3. Within 30 working days of receipt of Urban Development, the Veterans Administration it might exceed an obstruction hazard stan­ appropriate construction drawings, the County and the Department of Defense. The committee dard, and the FAA makes a specific request shall approve or reject the drawings based was charged with the task of formulating a cohe­ for notice; or upon the ability of the proposed construction sive set of federal policies to guide state and local 3. The construction penetrates an imaginary materials and techniques to adequately insu­ efforts to plan noise compatible land uses. The surface that extends outward and upward late the interior of all structures as set forth in policies are contained in Guidelines for Consider­ from the nearest point of the runway at a number 1 above. In the event that the drawings ing Noise in Land Use Planning and Control (1980). 100:1 slope, for a distance of 20,000 feet. are rejected, the reasons for this action shall These guidelines represent the most current, best In order to further implement the policies of the be submitted to the builder/developer in writ­ available information for noise-compatible land Board of Supervisors, the County will utilize FAA's ing. No construction of units shall occur prior use planning. These policies are compatible with obstruction standards, as applied to Dulles Airport to the approval of appropriate construction the earlier HUD guidelines and the County guide­ and contiguous land, as guidance in making its drawings. lines set forth in Figure 1. own determinations as to the allowable height of 4. No occupancy permit shall be granted for In consideration of the post-1995 noise expo­ structures. The three relevant obstruction stan­ any unit in this development until the unit has sure forecast contours (Contour D, Map 3) and the dards are (i.e., an obstruction will be found if it is been officially inspected by the County and it guidelines set forth in Figure 1, the Plan map was higher than any of the following): has been determined that the unit has been amended after the Occoquan Basin Study (OBS) 1. A height of 500 feet above ground level at constructed in accordance with all specifica­ to consider aircraft noise, in conjunction with the site; tions of the approved construction drawings other OBS study objectives, as a factor in land- 2. 200 feet above ground level or the "estab­ referenced in numbers 2 and 3 above. use planning. Although the delineation of the lished airport elevation" (312 feet), which­ 5. The County shall have the right to in­ boundaries and noise-impact contours have been ever is higher, within three nautical miles of spect all residential units in this development updated as a result of the 1983 MWA-FAA study, the "established reference point" (near the at any time prior to occupancy. the Plan developed subsequent to the Occoquan bottom of the westerly north-south runway, B. Full Disclosure Requirements to Prospec­ Basin Study is still applicable for the following 19R-1L), with that height increasing 100 feet tive Purchasers of Residential Units Within the reasons: for each additional mile from the reference Dulles Noise Impact Area of the Circumstances of 1. The Plan recommendations (See p. 245) point up to a maximum of 500 feet; or, the Aircraft Noise Impact were based upon accomplishing a number of 3. An imaginary surface, 1,000 feet wide, ex­ In the event that, pursuant to adopted Fairfax objectives resulting in a Plan that was not tending from the end of the runway, at a County policy existing at the time of subdivision, solely based on noise compatibility. Noise com­ slope of 50:1, for 10,000 horizontal feet, and any portion of the property to be subdivided lies patibility was one factor considered in conjunc­ at 40:1 for an additional 40,000 horizontal within the 65-70 dBA Ldn range according to the tion with other Plan objectives. feet, with its outermost edge being 16,000 Dulles Airport Noise Impact contours for the post- 2. Under the current Plan, some lands, par­ feet wide. year 2000 period, the following statement shall be ticularly in the more severely airport noise It should be noted that the standards pre­ included in the subdivision deed of dedication impact areas of the post-1995 contours, were sented here are simplified from FAA's Part 77 under the caption "Disclosure": replanned to noise compatible industrial uses. regulations. There are "imaginary" or geometric "This property is located near the Dulles These lands, which lie generally south of the surfaces described in the regulations that apply International Airport and the projection of airport, also lie within the new "potential" in the analysis for the potential for obstruction, aircraft noise is in the 65-70 dBA Ldn range post-2000 contours. Therefore, the industrially and the piercing of any of these surfaces by a according to the Dulles Airport Noise Impact planned uses are still valid in terms of noise structure will cause a finding that such is an ob­ contours for the post-year 2000 period. If the compatibility and other Plan objectives estab­ struction. Whether an actual hazard is created noise level projection continues at this level, lished subsequent to the Occoquan Basin will still remain within the purview of the FAA. certain acoustical treatment which is de­ Study. signed to insure normal livability within the The Plan map, as amended, indicates land house will be installed by the builder but no uses that are generally noise compatible or can such measures have, been or can be accom­ be made noise compatible through the application Appendix A A. Acoustical Treatment Requirements for plished with regard to the exterior." of mitigation measures as set forth in Figure 1 and In the event that, pursuant to adopted Fairfax in Appendix A or B as applicable. Residential Structures Within the 65-70 dBA-Ldn Range:* County policy existing at time of house construc­ If the anticipated exterior noise levels resulting tion, any lot lies within the 30-35 NEF range Allowable Height of Structures in the Vicinity from aircraft flyovers fall into the 65-70 dBA-Ldn according to the Dulles Airport Noise Impact con­ of Dulles Airport range and the development is in accordance with tours for the post-year 2000 period, to insure full all other existing codes, ordinances and compre­ disclosure to prospective buyers of said lot(s) in The Federal Aviation Administration (FAA) has hensive plan provisions, the following require­ any house sale contract of this fact, a statement established criteria for formal notice to FAA of cer­ ments will apply: shall be obtained by the developer from each pur­ tain proposed constructions or alterations of struc­ chaser and submitted to the County stating that: tures near airports. It also has established stan­ 1. full disclosure has been made to the pro­ dards in what are commonly known as the FAR spective purchaser that the subdivision in Part 77 regulations, for determining what may be which the dwelling is located is near the Dulles obstructions in navigable airspace. Once an International Airport and the projected level of obstruction has been identified, the FAA will aircraft noise is in the 65-70 dBA Ldn range ac­ undertake an aeronautical study to determine These acoustical treatment requirements are also appli­ cording to the Dulles Airport Noise Impact con­ cable to "offices, personal, business, and professional whether the structure will have a substantial tours for the post-year 2000 period; and that adverse effect on the safe and efficient utilization services, commercial retail uses, movie theatres and restaurants" in the 70-75 dBA Ldn range, as well as 2. certain acoustical treatment of the house of the airspace—i.e., whether the structure would "hotels and motels" and "educational and institutional has been installed by the builder to insure nor­ be deemed a hazard to air navigation. uses" in the 65-70 dBA-Ldn range. mal livability within the house but that no such

III 12 Fairfax County Comprehensive Plan, 1986 Edition, Area III

measures have been or can be accomplished In the event that, pursuant to adopted Fairfax with regard to the exterior of the house. County policy existing at time of house construc­ tion, any lot lies within the 70-75 dBA Ldn range Appendix B according to the Dulles Airport Noise Impact con­ A. Acoustical Treatment Requirements for tours for the post-year 2000 period, to ensure full Structures Within the 70-75 dBA Ldn Range:* disclosure to prospective buyers of said lot(s) in If the anticipated exterior noise levels resulting any house sale contract of this fact, a statement from aircraft flyovers falls into the 70-75 dBA Ldn shall be obtained by the developer from each pur­ range, and the development is in accordance with chaser and submitted to the County stating that: all other existing codes, ordinances, and Com­ 1. full disclosure has been made to the pro­ prehensive Plan provisions, the following re­ spective purchaser that the subdivision in quirements shall apply: which the dwelling is located is near the Dulles 1. In order to achieve a maximum interior International Airport and the projected level of noise level of 45 dBA in all units located within the aircraft noise is in the 70-75 dBA Ldn range ac­ 70-75 dBA Ldn portion of the Dulles Airport Noise cording to the Dulles Airport Noise Impact con­ Impact Area, all units in this development shall tours for the post-year 2000 period; and that have the following acoustical attributes: 2. certain acoustical treatment of the house a. Roofs and exterior walls shall have a has been installed by the builder to insure laboratory sound transmission class measures have been or can be accomplished (STC) of at least 45; and with regard to the exterior of the house. b. Doors and windows shall have a laboratory sound transmission class (STC) of at least 37. 2. Construction drawings for all units shall be submitted to the County for review and cer­ tification that the proposed materials and con­ struction techniques appear to be satisfactory for the desired acoustical treatment and in con­ formance with all applicable provisions of the state building code. 3. Within 30 working days of receipt of ap­ propriate construction drawings, the County shall approve or reject the drawings based upon the ability of the proposed construction materials and techniques to adequately insu­ late the interior of all structures as set forth in number 1 above. In the event that the drawings are rejected, the reasons for this action shall be submitted to the builder/developer in writ­ ing. No construction of units shall occur prior to the approval of appropriate construction drawings. 4. No occupancy permit shall be granted for any unit in this development until the unit has been officially inspected by the County and it has been determined that the unit has been constructed in accordance with all specifica­ tions of the approved construction drawings referenced in numbers 2 and 3 above. 5. The County shall have the right to in­ spect all units in this development at any time prior to occupancy. B. Full Disclosure Requirements to Prospec­ tive Purchasers of Residential Units Within the Dulles Noise Impact Area of the Circumstances of the Aircraft Noise Impact In the event that, pursuant to adopted Fairfax County policy existing at the time of subdivision, any portion of the property to be subdivided lies within the 70-75 dBA Ldn range according to the Dulles Airport Noise Impact contours for the post- year 2000 period, the following statement shall be included in the subdivision deed of dedication under the caption "Disclosgre": "This property is located near the Dulles International Airport and the projection of aircraft noise is in the 70-75 dBA Ldn range according to the Dulles Airport Noise Impact contours for the post-year 2000 period. If the estimated noise level projection continues at this level, certain acoustical treatment which is designed to insure normal livability within the house will be installed by the builder but no such measures have been or can be ac­ complished with regard to the exterior."

These acoustical treatment requirements are also appli­ cable to "offices, personal, business and professional services, retail commercial uses, movie theatres, restaurants" in the 75* dBA Ldn, "educational and insti­ tutional uses" as well as "hotels and motels" in the 70-75 dBA Ldn range.

in 13 Fairfax County Comprehensive Plan, 1986 Edition, Area III

ENVIRONMENTAL QUALITY CORRIDORS WITHIN THE OCCOQUAN BASIN

The preservation of environmental quality cor­ ridors is an important contribution to the goal of protecting the water quality of the Occoquan Res­ ervoir as well as to other goals discussed in the general description of the County environmental quality corridor system presented in Section I: Background and Analysis, Environment subsec­ tion, under Open Space and Environmental Quality Corridors. As part of the Occoquan Basin Study, en­ vironmental quality corridors were identified and mapped as shown in Map5. Environmental quality corridors (EQCs) include two components: Sen­ sitive lands EQCs and resource protection EQCs. These components are mapped together in Map 4. Sensitive Lands EQCs were mapped using the definition in Section II: Recommendations, En­ vironment subsection, Open Space Recommenda­ tion 2a. Resource protection EQCs were mapped using the definition in the same subsection, Open Space Recommendation 1b. Since the latter definition is very general, a special study of the environmental resources of the Occoquan Basin was made to determine more accurately the ex­ tent of the resource protection EQCs.

RECOMMENDATIONS FOR SPECIAL AREAS OF AREA III

Recommendations Applying to Lands in the Occoquan Basin Protection of Occoquan Water Quality A. Apply the following water quality protection measure: 1. New urban (more intense than .2 dwelling unit per acre) development in the Occoquan Basin should employ sufficient water quality control measures to reduce projected runoff pollution to the level required to meet the water quality goal. Each development proposal should be examined individually and based upon total acreage, site constraints, available pollution control technology, and runoff pollu­ tion projections used in the Occoquan Basin Study, a determination should be made as to the sufficiency of the proposed water quality control measures to meet this goal. Land use runoff pollution relationships and BMP pollu­ tant removal efficiency rates may be deter­ mined from NVPDC's Guidelines for Screening Urban Nonpoint Pollution Management Strat­ egies as modified by findings reported from the Washington Metropolitan Area National Urban Runoff Demonstration Project. Nonurban land fresh water wetlands adjacent to streams; across from Burke Lake Park. Other resources uses such as forest land, pasture land and .2 steep slopes (greater than 15 percent) adjacent protection EQCs, such as agricultural lands, dwelling unit per acre residential would meet to the above floodplains, soils and wetlands; may later be identified as a result of other the standard without additional controls. This and at a minimum, where the above flood- studies such as Preserving Agriculture and recommendation will remain in effect until the plains, soils, and wetlands cover only a narrow Open Space in Fairfax County, April 1981. Occoquan Nonpoint Pollution Control Commit­ area, a buffer on each side of the stream or B. Protect the environmental quality corridors tee selects and the County enacts different water body calculated from the following for­ of the Occoquan Basin as described below: water quality control measures which have mula: 1. Sensitive Lands EQCs of the Occoquan been determined to be sufficient to meet the Buffer width = 50 + (4 x percent slope) in feet Basin. These lands are to be protected in un­ Occoquan water quality goal. 2. Resource Protection EQCs of the Occo­ disturbed open space, except provisions may quan Basin. Publicly owned parks; private con­ be made for the installation of recreational servation areas; county-designated heritage Protection of Environmental Quality Corridors trails, necessary road and utility crossings, and resources; and the following wildlife habitat A. Define the environmental quality corridors stormwater management structures, and for areas—600 foot wide open space corridors of the Occoquan Basin as described below. Map 4 some development on steep slopes and marine (300 feet on either side of the stream) at a should be used as a guide for the preservation of clay (soil number 118) soils, subject to the minimum along Occoquan River, Occoquan environmental quality corridors in the Occoquan following conditions. The number of road and Lake, Bull Run, Cub Run, Big Rocky Run Basin in conjunction with the following definitions utility crossings should be minimized. Altern­ downstream of Ellanor C. Lawrence Park, Little of the two components of the EQC system: atives to the installation of utilities parallel to Rocky Run downstream of Twin Lakes Park, 1. Sensitive Lands EQCs of the Occoquan streams should be actively pursued. When Johnny Moore Creek downstream of Twin Lake Basin. All presently mapped 100-year flood- trails, road and utility crossings and storm­ Park, Popes Head Creek downstream of Popes plains and all 100-year floodplains subsequent­ water management structures are placed in Head Nike Park, Wolf Run downstream of Clif­ ly mapped during the development process; all EQCs, efforts should be made to mitigate ad­ ton Road, and Sandy Run downstream of Ox floodplain soils and soils adjacent to streams verse impacts on streams, wetlands, vegeta­ Road, and also two special wildlife habitat which exhibit a high water table and poor bear­ tion, and slopes, impacts such as sedimenta­ preservation areas as identified on Map 4, an ing strength, or other severe development con­ tion, excessive clearing of vegetation, and ero­ upland hardwood forest along Pleasant Valley straint (these include Fairfax County soils sion. Generally sensitive lands EQCs should Road and a mixed forest area along Route 123 numbers 1-6, 11-13, 47, 52, 80, 84-85, 92, 118); not be developed with buildings or parking lots.

Ill 14 Fairfax County Comprehensive Plan, 1986 Edition, Area III

However, in cases where steep slopes cover an extensive area, some buildings may be allowed on the steep slopes furthest away from the stream if grading is minimized, if care is taken to remove as little vegetation as possible, and if the floodplain soils, wetlands, and minimum buffer width remain undisturbed. Marine clay soils may be built upon, subject to design and construction standards set by the County Geo- technical Review Board. Otherwise, the sen­ sitive lands EQCs are defined in Recommenda­ tion 1 represent the limit of clearing of natural vegetation along the County streams. 2. Resource Protection EQCs of the Occoquan Basin. Parks and private conservation areas should be maintained primarily in undisturbed open space and low-intensity recreational use. Heritage resources should be protected from development within EQCs, but efforts should be made to incorporate them into interpretive park and/or trail systems, as appropriate. The preser­ vation of wildlife habitat areas in undisturbed open space is encouraged. Maintenance in agricultural use or development in residential use at a density of one unit per five acres or larger lot development is acceptable as long as tree removal is minimized. 3. Where a Sensitive Lands EQC overlaps with a Resource Protection EQC, the policy for protection of the Sensitive Lands EQC should apply. C. Pursue a variety of implementation tools for the preservation of EQCs including, for example, new zoning categories, additional performance standards, open space dedication at rezoning and site and subdivision plan review, fee simple and easement acquisition, tax incentives, and agri­ cultural and forestal districts. To the extent possi­ ble, Sensitive Lands EQCs should be protected through implementation methods which provide public ownership or control, such as the stream valley park acquisition program, so that adverse impacts on these ecologically sensitive areas can be minimized. A portion of the stream valley and adjacent land within this Planning District/Planning Sector is within the dam failure impact area for a pro­ posed or existing dam. The extent of development within these impact areas should be minimized in the interest of public welfare and safety. For details on the extent of this area, refer to the sec­ tion on potential dam failure impact areas, in the Environmental Chapter.

Recommendations Applying to Lands In the Dulles Airport Noise Impact Area A. Apply the land use compatibility guidelines presented in Figure 1 (located at the beginning of the Area III Plan under the heading Land Use Plan­ ning Within the Dulles Airport Noise Impact Area) to all lands within the Dulles Airport Noise Impact Area as well as applicable acoustical treatment measures in Appendix A and Appendix B which follow Figure 1 in the text. Fairfax County Comprehensive Plan, 1986 Edition, Area III STABLE AREAS

Stable areas containing both open and would compromise or degrade this character. tion. It is emphasized that these characteristic developed land of established character predom­ Stable areas within Area III are almost exclu­ problems do not cover all problems in stable inate in all three planning districts of Area III. sively residential, ranging from very low- to mod­ areas, nor is treatment of those listed exhaustive. Protection and enhancement of these stable erate-densities, often containing large amounts of areas throughout the planning area is a primary open space with strong environmental amenities Development Potential and Compatibility objective of the Plan's strategy and recommenda­ and constraints. The physical condition of the Unlike stable areas in some other sections of tions. This section designates the majority of Area homes and public and private structures is gen­ the County, many of those in Area III contain much III, with the exception of two complex areas and erally good to excellent; with minor maintenance vacant land and thus have a significant remaining four option areas, as stable, analyzes local area these structures should remain sound for at least potential for development. In suburbanized areas problems and opportunities, and makes recom­ 10 to 15 years. such as the inner Pohick and Reston/Herndon, in mendations for stable area infill development, semirural areas such as Great Falls and Dominion preservation, and enhancement. Establishing Policies for Neighborhood Valley, great care must be taken to ensure com­ Protection patible infill. In rural areas such as the western Framework for Analysis The first step in developing a plan for Area III and southern reaches of the Area, environmental The land classification system described in the neighborhoods was to divide the three planning and aesthetic considerations suggest that they be preceding section was applied to Area III to pro­ districts into local (community planning) sectors treated so as to ensure area conservation. vide a framework for analysis and Plan recommen­ and then analyze each sector, identifying its Different solutions are required for each of the dations. Geographic delineation of stable, option strengths and weaknesses. Information from three situations above. In the suburban areas, ad­ and complex areas was made for each of 23 small these small sectors was then assembled to form­ ditional development should preserve environ­ areas which together constitute Area III. These 23 ulate the eight general policies listed below. mental amenities and be subject to the con­ local sectors were created to facilitate staff These cover recommendations for improving the straints of factors such as flooding, erosion, and analysis and development of recommendations, specific conditions which are identified there-, siltation. Compatible infill is not necessarily iden­ and to provide a vehicle for citizen review of local after. tical to that in surrounding neighborhoods. To en­ information, assets, problems, and Plan recom­ sure compatibility, however, such devices as plan­ mendations. These local sectors are referred to as Compatible Infill ned development, density gradation, screening, community planning sectors to highlight their use Evaluate proposed development in stable areas and buffering must be used. Planned development in focusing planning consideration at the local and provide guidance to ensure compatibility with provides the best opportunity to ensure that the level in addition to the more inclusive levels of the surrounding neighborhoods and the environment. physical design of the site is sensitive to en­ planning district, planning area, and the overall vironmental concerns and neighborhood compati­ County. Housing bility. The PDH approach also provides the citizen Boundaries for the community planning sec­ Provide housing for residents of all income opportunity to influence project design through tors in Area III have been drawn so as to allow the ranges and varied life styles. Encourage mainten­ discussion and negotiation. use of existing small area data sources and they ance and improvement of the existing housing In areas where large-lot residential use predom­ generally follow principal roadways and natural stock. inates, additional use should follow the same pat­ barriers. The sectors divide each planning district tern. In some areas, clustering will be appropriate into several parts and are identified by a let­ Road and Trail Network in order to minimize impact on the landscape and ter/number code. The letters are a planning Provide a road and trail network which will preserve as much open space as possible. district reference (UP-Upper Potomac, BR-Bull satisfy: In conservation zones, parkland, farms, and Run, P-Pohick)—and the number is simply a se­ » commuting to and from the metropolitan other open space should predominate, with min­ quential designation. The sectors are also identi­ core, including bus lanes; imal development on five, ten, and greater acre­ 8 fied by community names for easy reference. The adequate cross-County movement; ages. map at the beginning of the Area III section of the • adequate and safe collectors and minor Plan shows the community planning sectors for arterials; Imbalance In Housing Stock; Deterioration of all of Area III. It should be emphasized that the • nonautomotive access to local-serving Modest Homes identified community planning sectors are not facilities such as shopping, schools, and The housing stock in Area III as of January 1983 meant necessarily to delineate neighborhoods, parks. is 58 percent single-family detached, 26 percent however defined, and may have only limited utility townhouse, and 16 percent apartments. The price for other purposes, such as neighborhood housing Public Transit of most of this housing, and especially new con­ improvement programming or variable service- Support and encourage public transit including struction, is expensive and beyond the reach of a area public facilities,programming. No one sys­ commuter rail. large segment of the County's population. There tem of small area designation can meet all needs. are several communities in the area, such as The community planning sectors offer a useful Public Facility Improvement Chapel Acres and Lorfax Heights, where the lack way to present information for small areas within Provide balanced public facilities to existing of basic public facilities such as water and sewer planning districts. residents and future development as guided by has contributed to unsafe conditions and deteri­ this Plan. oration of the neighborhoods. What is a Stable Area? The goal of a wider variety and mix of housing A variety of land use characteristics exist Environmental Protection types and costs can be achieved through a com­ within the stable areas of Area III. That most of Establish and protect environmental quality bination of available tools. Encouraging imagina­ Area III has been designated as stable indicates corridors. Discourage development in other en­ tive use of the planned development approach that these land use characteristics should be pro­ vironmentally sensitive areas and conservation along with County actions to improve the review tected and enhanced. Preservation of stable zones. Insure consideration of environmental fac­ and approval process, land banking, density areas, therefore, is a major objective of the Area III tors in infill development. credits, etc., may all be used to attain this goal. Plan. But what actually is a stable area in Fairfax Community development programs should also be County? What are its characteristics and what is Community Service Programs initiated to revitalize aging and deteriorating com­ its condition? What does it need now and what Develop programs and facilities which serve munities. will it need in the future? the special needs of residents. The key to the definition of a stable area in Area Inadequacy of Major Arterial Roads and III is the present state of development and its Community Organizations Commuter Use of Rural Roads potential for future development. A given area may Encourage community organizations to par­ Major arterials through Area III are currently be entirely large-lot residential and farmland, ticipate in evaluation of development proposals handling large volumes of commuter traffic gen­ single-family homes, or a mixture of housing den­ and to identify community problems and seek erated from both within and outside the area. sities; it may contain significant amounts of com­ solutions through County government and local Severe congestion occurs particularly at major in­ mercial or industrial development, or mostly large action. tersections. As alternative routes, commuters are undeveloped tracts of land. But the main feature is using rural roads not built to handle large volumes a definite, distinctive character which should be Characteristic Problems and Recommended Solu­ of traffic, and are experiencing severe safety haz­ respected by future development. tions for Stable Areas ards due to poor horizontal and vertical alignment, Protection and enhancement thus involve tak­ The following are characteristic problems iden­ narrow road width, and narrow rural-type bridges. ing actions necessary to reinforce the existing tified from the evaluation of stable areas in Area High volumes of traffic on such roads impact adja­ character of the area and preventing actions that III, with recommended approaches for their solu­ cent communities and hinder the roads' primary

in u Fairfax County Comprehensive Plan, 1986 Edition, Area III

Citizen Action function of providing internal circulation. In other venient community parks and a lack of active Much of the framework for citizen concern for sections of Area III, two-lane roads must function recreation facilities, many schools above program and participation in County activities already ex­ as arterials where no primary high capacity roads capacity, and a lack of conveniently located ists in such organizations as citizen associations, yet exist. police, fire, and health services are representative professional groups, and volunteer organizations. While existing arterials serve transportation problems. Moreover, there are voids in such ser­ A more recent addition are the citizen task forces demands to and from the metropolitan core, ade­ vices as water and sewer in several older commun­ and special groups associated with the current quate cross-County access within Area III does ities such as Upper Clifton Road, Chapel Acres, planning effort. As the evaluation and implemen­ not exist, placing additional burden on rural roads. and Lorfax Heights. tation mechanisms associated with the ongoing Representative required improvements to the Expected growth added to the existing popula­ planning process come into being, this participa­ road system include: tion both requires and makes possible a better tion will be enlarged and of increasing impor­ • improvement of major arterials to limited ac­ distribution and more comprehensive provision of tance. Involvement in the project impact evalua­ cess highways; public facilities. As infill takes place in the stable tion system and in formulation of the Capital Im­ » access to the Dulles Airport Access Road or areas, the population distribution will become provement Program are specific examples of the the construction of parallel lanes for com­ more concentrated and better defined, making it role anticipated for citizen action. muter use; possible to provide more conveniently located • improvement of Route 28 to a limited access facilities. Population growth, on the other hand, facility to provide north-south access; and concomitant increases in demand, will make • construction of a major arterial in the Pohick it possible to further decentralize many govern­ to provide adequate east-west access; ment services now remote from the western por­ • construction of a north-south arterial from tion of the County. Route 7 in the vicinity of Dranesville Road The ten-year Water, Sewage and Drainage Plan, through Reston to the Dulles Airport Access the five-year Capital Improvement Program, and Road with possible extension to Route 50/ this Plan provide the means to redress these im­ 1-66; balances and to maintain a balance of services in • improvement of the intersections of major the future. arterials through grade separations; • improvement of rural-type roads, especially Continuing Process in the Pohick watershed, to two lanes with Two policies of particular importance in Area III shoulders, improvement of their intersec­ are that growth should be in harmony with the en­ tions and widening of one-lane bridges. vironment and should be consistent with avail­ ability, and Fairfax County's ability to pay for Poor Internal Circulation and an Overdependence public facilities and public service. The planning on the Automobile tor Short Local Trips and land use system (PLUS) implies a continuing While streets within subdivisions generally process of monitoring and analysis during every meet current design standards, collector roads phase of implementation. Whatever our guide­ onto which traffic from these subdivisions must lines, we must continue to be aware of changing be directed are often inadequate in meeting cur­ circumstances and growth trends as we see a bet­ rent demands and present severe safety hazards ter future. in alignment and at intersections. Access to neighborhood commercial areas and public facili­ Time-Phasing of Development ties is almost exclusively by way of auto, with lit­ The time-phasing of development in accor­ tle provision for paths and bike trails.. , dance with the provision of adequate public facili­ A partial solution would be the development of ties is a particularly critical issue in Area III, much a well-coordinated series of paths alongside road­ of which lacks such facilities now in terms of ex­ ways and through subdivisions, parks, open isting, and committed development. The problem space, and stream valleys that link with access is particularly acute in terms of transportation fa­ points to recreation and commercial activities cilities. The Comprehensive Plan should provide a which are in those locations desired by local time-phasing schedule for planned development residents. While caution would have to be exercis­ in Area III where public facility deficiencies cur­ ed in the location of these walkways and access rently exist or will exist as a result of already com­ points to minimize destabilizing effects on mitted development. residences abutting commercial activity areas, nevertheless, the positive feature of such an in­ Environmental Factors tegrated trail and walkway system would be the Attention to environmental concerns is a major provision of a real option to the automobile. policy for Area III. Since stable areas encompass much of the undeveloped and environmentally im­ Low Level of Public Transit portant land in the area, much of the implementa­ Reston/Herndon, Greenbriar, and part of the in­ tion of this policy falls here. In light of extensive ner Pohick are the only areas served by regular treatment of environmental issues elsewhere, suf­ and/or commuter bus service. The low density of fice it to say here that the extent to which this much of the area coupled with the inadequacy of policy is successfully pursued in the stable areas many collector and arterial roadways inhibit pub­ will largely determine its overall effectiveness. lic transportation in the area. Several measures should be taken to increase Social Factors the availability and use of public transit: The pressures of rapid growth intensify needs » improvement of collectors and arterials; for special segments of the population. Large « provision of bus lanes on major arterials; numbers of younger, urban-oriented residents ar­ » provision of fringe parking lots; riving in an established rural-oriented community » encouragement of and assistance to com­ such as Herndon; large increases in the number of munities where viable commuter bus service young children and youth, such as in Reston and could be initiated; Pohick; elderly, fixed-income residents in estab­ « provision of feeder bus systems to provide lished neighborhoods, some impacted by new de­ access to Metro stations; velopment; are representative of specific seg­ • continuing investigations leading to estab­ ments of the population which require specific at­ lishment of commuter rail service on the tention. Programs, facilities, and activities to fill Southern Railway tracks. these needs should be defined and pursued.

Adequate Public Facilities Problems involving public facilities can be characterized by an imbalance in supply and de­ mand which exists through much of Area III. It is particularly evident in growth concentrations such as Reston/Herndon and the eastern Pohick. Incon­

HI 17 Fairfax County Comprehensive Plan, 1986 Edition, Area III UPPER POTOMAC PLANNING DISTRICT

The Upper Potomac Planning District is located tween Centreville Road and Dulles Airport, Both County transportation plan will be needed in the in the northwest portion of Fairfax County. It is the Reston and Dulles areas have large potential areas affected by these changes, especially in the bounded on the west by Loudoun County, on the for expansion of industrial uses. Centreville area and Route 50 corridor, to ade­ north by the Potomac River, on the east generally The area north of Leesburg Pike and Crowells quately address the future transportation needs of by the Difficult Run stream valley and on the south Corner to the south are semirural in nature. Hous­ the County. by Route 50 and Dulles Airport. ing here includes scattered, older residential dwellings and new, high-income dwellings on Public Facilities Land Use large lots. There are still active farms in these Existing public facilities located within the Up­ The Upper Potomac Planning District contains areas. per Potomac Planning District are listed in the ac­ a wide variety of land use within its 44,600 total If all currently committed residential develop­ companying table. acres. As of January 1983, 41 percent or 18,500 ment takes place, the district's housing stock will The existing population and the influx ex­ acres are in residential use. While 95 percent of increase by nearly one-third, an increase of ap­ pected for the area create a substantial need for the total acres in residential use are single-family, proximately 15,000 units with a concurrent popula­ active recreation facilities in public parks located the actual number of units are split between tion increase of approximately 43,000 people. in close proximity to concentrations of popula­ single-family (50 percent), townhouses (25 per­ Due to the growth of Reston and Herndon, pop­ tion. Acquisition of additional parks, expansion of cent), and apartments (25 percent). These figures ulation within the district has increased rapidly existing parks, and development of these parks reflect the impact of the new town of Reston and over the past ten years. In 1969, the population must occur to complement existing resources and the Town of Herndon in providing a wide variety of was estimated at 16,304. 1983 estimates set the take advantage of what are now good opportun­ housing types within the Upper Potomac Planning population of the Upper Potomac Planning Dis­ ities to provide additional facilities. District. trict at 82,250, an increase of over 400 percent Working, owner-occupied farms and orchards The community of Reston, approximately one- since 1969. Including the additional population to and individually owned forests and open space half complete, has 7,100 acres and will ultimately be added under Plan buildout, the district's pop­ should be preserved if possible through agricul­ include a population in the neighborhood of ulation will increase to approximately 111,000. tural zoning, easements, and/or established tax in­ 70,000. It contains a wide range of housing in­ centives to provide open space and buffers in ap­ cluding low-density, large single-family homes; Transportation propriate areas. townhouses; garden and high-rise apartments. Route 7, Route 50 and Route 28 are the major There are three major commercial centers in Res­ arterials serving the district. The former two also Environment ton. Residential subdivisions of detached and carry a large volume of traffic transiting the dis­ The Upper Potomac Planning District lies cluster townhouse homes are located in Reston's trict between Loudoun County and the metropoli­ within the Triassic lowlands and Piedmont geo­ peripheral areas. Substantial urban development tan core. The alignment for the previusly planned logic provinces and contains the Pond Branch, has occurred in Reston in recent years which has outer beltway transits the district from north to Nichol Branch, Sugarland Run, Horsepen Creek spurred growth in adjacent county acres. south. The district is poorly served by public tran­ and Difficult Run watersheds. The entire planning Reston also contains a significant industrial sit, except for excellent commuter service to and park, oriented largely to office and research type from Reston via the Dulles Airport Access Road. Route 7 Corridor Between DAAR and Loudoun operations. The headquarters of the United States With the adoption of the Occoquan Basin County Geological Survey is also located in Reston. Some Study recommendations for changes in various Industrial, office, research and development (R&D) light industrial activity is located in the area be­ County land uses, a reevaluation of the Fairfax and retail commercial uses are not appropriate in the Route 7 corridor.

EXISTING PUBLIC FACILITIES June 1983

Schools Parks, Recreation Other Public Sector Elementary Intermediate High School and Open Space Facilities

UP1 Riverbend, Great Falls (National Park Service), Upper Potomac (Northern Virginia Regional Park Authority)

UP2 Great Falls Windermere, Great Falls Grange Great Falls Fire Station, Great Falls Mini Library

UP3 Forestville Great Falls Nike, Lockmeade, Lexington Elementary School Site Estates, Colvin Run and Difficult Run Stream Valleys

UP4 Clearview Herndon Dranesville Tavern, Sugarland Run and FCWA Potomac River Treatment Folly Lick Run Stream Valleys Plant

UP5 Lake Anne, Forest South Lakes South Lakes Northern County Governmental Center, Reston Police, Access, North Edge, Sunrise Baron Cameron, Lake Fairfax, South County Government Site, Carter Valley, Dogwood, Lakes Drive, Fox Mill District, Difficult Glass and Hunters Wood Libraries, Terraset, Hunters Run Stream Valley, W&OD Railroad Health and Social Services, Reston Woods Regional Park Fire Station, Reston Community Center

UP6 Herndon Herndon Stanton, Chandon, Bruin, Alabama Drive, Herndon Fire Station, Herndon W&OD Railroad Regional Park Library, Town of Herndon Govern­ ment, Herndon Community Center

UP7 Hutchison, Floris Sully Intermediate School Site

UP8 Fox Mill, Franklin Frying Pan, Garnchayne, Horsepen Run Navy-Vale Fire Station, Fox Mill Park and Difficult Run Stream Valleys, Fire Station Clarke's Landing

UP9 Navy Franklin Intermediate Site, Pender Police/Fire Station Site

III 18 Fairfax County Comprehensive Plan, 1986 Edition, Area III

PLANNED RESIDENTIAL INFILL-UPPER POTOMAC PLANNING DISTRICT district contains vast environmental resources which merit protection. Factors serving to constrain development of At Buildout this area in general include the Dulles Airport Existing (1983) Estimated Additional Noise Impact Area, an extensive environmental Unit Type Number Percent Number Percent Number Percent quality corridor which contains floodplains noted 33,278 59.5 for severe periodic flooding, steep slopes flanking Single-family 14,358 49.7 18,920 70.2 many stream valleys and the Potomac shoreline, 21.0 and highly erodible soils in the eastern two-thirds Townhouse 7,186 24.8 4,540 16.8 11,726 of the district. In addition, the western portion is in 10,877 19.5 a regional aquifer recharge area. This area is a Apartment 7,367 25.5 3,510 13.0 potential source of groundwater for Leesburg and 55,881 100.0 Manassas. Total 28,911 100.0 26,970 100.0 This area is noted for its rolling topography, well-defined ridge tops and high quality vegeta­ tion. These physical attributes coexist with many other features, a large wildlife preserve, several parks and numerous historic sites. Source: Office of Research and Statistics, January 1983. A portion of the stream valley and adjacent land within this Planning District/Planning Sector is within the dam failure impact area for a pro­ posed or existing dam. The extent of development within these impact areas should be minimized in the interest of public welfare and safety. For details on the extent of this area, refer to the sec­ tion on potential dam failure impact areas, in the Environmental Chapter.

History and Archaeology Numerous known and potential heritage resources exist in the Upper Potomac Planning District. Important prehistoric and historic ar­ chaeological sites are present in and adjacent to the Potomac River floodplain. Other important sites are located along the valleys and adjacent uplands of small streams entering the Potomac, in the Difficult and Sugarland Run watersheds, and along Horsepen Run, Frying Pan Branch, Cain Branch, and Flatlick Branch. Since much of the District remains relatively undeveloped, there is high potential for other important historic resources, and some as-yet-unidentified sites and structures may still exist within developed areas, particularly in Herndon, Reston, and Chantilly. Some of the known historic resources include Dranesville Tavern, Sully Plantation, and Colvin Run Mill, which are operated by the Fairfax County Park Authority for public enjoyment. Recommendations. The major heritage resource preservation guidelines for the Upper Potomac Planning District are: - consideration of heritage resources at the earliest planning stages of development; • the investigation of open space and sensitive areas for heritage resources.

01 19 Fairfax County Comprehensive Plan, 1986 Edition, Area III AREA III

UPT , RIVERFRONT

> UP2 SPRINGVALE

UP4 SUGARLAND/

UP3 TOWN OF HICKORY UP7 HERNDON UP6 SULLY UP5 RESTON .-.-.•.vyx/xW:

s1 AREAS RELATED TO DULLES { AlfWO'RT AND ACCESS ROAD

lii

::::::,:,r-:-:- UP8 >

WEST OX

CHANTILLY/ROUTE 50 CORRIDOR COMPLEX AREA -FAIRFAX CENTER AREA

UP9

UPPER POTOMAC PLANNING DISTRICT

in 20 Fairfax County Comprehensive Plan, 1986 Edition, Area III

rw RIVERFRONT COMMUNITY U r 1 PLANNING SECTOR

This sector is in the Difficult Run watershed and Clarks Branch stream valleys transect the and is located on the Potomac River. The entire area. sector is designated as stable. Environmental factors constraining develop­ ment include slopes in excess of 15 percent, and Land Use floodplains. This sector is made up of parkland, large sec­ Attractive open space and extensive wood­ tions of undeveloped land, estates, farms and a lands serve as visual attributes. few large lot subdivisions. The existing population A portion of the stream valley and adjacent is 1231. The sector has 5,241 acres. Sector UP1 is land within this Planning District/Planning Sector essentially a rural sector and present residents is within the dam failure impact area for a pro­ wish it to remain so. Local-serving commercial posed or existing dam. The extent of development uses are located at Route 193 and Walker Road in within these impact areas should be minimized in Sector UP2. There is a small parcel of commer­ the interest- of public welfare and safety. For cially-zoned land at River Bend Road and Weant details on the extent of this area, refer to the sec­ Drive. The major land use issue involves maintain­ tion on potential dam failure impact areas, in the ing the present five-acre and two-acre residential Environmental Chapter. density. On January 26, 1981, the Patowmack Agricul­ tural and Forestal District was established by the RECOMMENDATIONS Board pursuant to Chapter 36 of Title 15.1 of the Code of Virginia. A portion of the district is in­ cluded in this sector: a 471-acre dairy farm and a Land Use 36-acre portion of a nature preserve. The rest of A. Limit land use to parkland, open space, and the district is included in Sector UP2 (Springvale). large-lot residential use. On lands included by or­ The dairy farm and nature preserve are located dinance in the Patowmack Agricultural and For­ east of Seneca Road, south of parkland owned by estal District, prohibit development to a more in­ the Northern Virginia Regional Park Authority, tense use than the existing use as of January 26, north of residential developments along Beach 1981 (but do not prohibit farm-related structures). Mill Road, and northeast of Springvale Road. Limit density to no greater than one dwelling unit Housing per five acres to protect the Potomac River Envi­ Existing below market housing sites in this ronmental Quality Corridor and Wildlife Preserve. Transporation Sector, if any, are listed in a Table in the Housing B. No cluster subdivision development should Major access roads to Sector UP1 are Seneca Chapter of the Background section of the Plan, be allowed in this sector as the present pattern of Road, River Bend Road, Springvale Road, Utter- and proposed below market housing sites in this development is predominantly on two acre or back Store Road and Walker Road. All roads in Sector, if any, are listed in a Table in the Housing larger noncluster lots. This sector is currently Sector UP1 are two-lane rural roads. The major Chapter of the Recommendations section of the zoned to permit two-acre per unit residential transportation issue in this sector is the impact of Plan. development and is planned for 5-10 acres per road improvements needed for access to new de­ unit. The intent of the Plan for this area is to Other Public Facilities velopment and regional park areas. preserve and provide the two-acre or larger home- A.Ensure adequate facilities, manpower, equip­ site character of the area. ment and water supply for adequate fire and emer­ Public Facilities C. Additional commercial uses should be lo­ gency protection. Parks, Recreation and Open Space cated only on land currently zoned for commercial The Riverbend, Upper Potomac Regional uses near Walker Road and Route 193 and at Environment (Northern Virginia Regional Park Authority), and Walker Road and Colvin Run Road. A. Protect the Potomac River Environmental Great Falls (National Park Service) Parks are D. Provide sufficient access to public parkland Quality Corridor and wildlife preserve through located within the sector. in Sector UP1. scenic, open space and trail conservation ease­ Given the existing and planned low-density de­ ments. velopment in the sector, no other park or recrea­ Public Facilities tion facilities except for Nichols Run stream valley Parks, Recreation and Open Space Transportation will be needed in this sector. A. Support federal, state and regional expan­ A. Vehicular access to proposed development sion of existing parkland along the Potomac River in Loudoun County will cause negative impact Environment through public acquisition. upon Fairfax County communities. The primary objective in selecting an alignment for this access This sector is located in the Triassic geologic B. Conserve the Potomac shoreline by estab­ road will be to minimize the impacts on existing province and in the Nichols Run and Pond Branch lishing a preservation overlay district with restric­ and planned residential communities in the County. watersheds. Most of the sector, comprised of tion against incompatible development. Great Falls Park, is in the Potomac River Environ­ C. Preserve stream valleys by acquisition and B. Additional transportation recommendations mental Quality Corridor and the Northern County scenic easement. for this sector are contained in the Transportation Wildlife Preserve. Jefferson Branch, Nichols Run D. Complete development of Riverbend Park. section of the Plan.

in 2i rjrfJ SPRINGVALE COMMUNITY Fairfax CountyU Comprehensiver £, PLANNIN Plan,G SECTO 1986 Edition,R Area III

The entire sector is designated as stable. Environment scenic byway by the Commonwealth of Virginia. This sector is located in the Triassic geologic Safety improvements should be made where they Land Use province and the Sugarland Run, Nichols Branch, are appropriate. This sector is similar to Sector UP1 because it Pond Branch and Difficult Run watersheds. It is is semirural and consists of undeveloped land, transected by the Jefferson Run and Nichols Run farms, large-lot subdivisions, estates and scat­ stream valleys and by the Atlantic Seaboard Cor­ Public Facilities tered single-family development. Residents wish poration utility easement. Schools to maintain the existing character. Most of the Steep slopes (over 15 percent) and extensive committed and anticipated development in the Great Falls Elementary School is located with­ stream networks in some areas pose constraints in the sector. sector is for 5-acre and 2-acre residential develop­ to development, while various plant and wildlife ment. Housing ranges from older, moderate- resources serve as unique attributes in this sec­ Parks, Recreation and Open Space income dwellings to recent high-income dwell­ tor. ings. There are small parcels of commercially- The Great Falls Grange, Holly Knoll, and Winder- A portion of the stream valley and adjacent zoned land at Beach Mill and Springvale Roads mer Parks are located within the sector. Continued land within this Planning District/Planning Sector and local-service commercial uses are located on development in this sector will create a need for com­ is within the dam failure impact area for a pro­ Route 7 at Georgetown Pike and at the village of munity parks with active recreation facilities. posed or existing dam. The extent of development Great Falls. The major land use goal of the resi­ within these impact areas should be minimized in dents is to maintain large-lot densities (one dwell­ the interest of public welfare and safety. For Housing ing per five- and two-acre lots) in spite of pressure details on the extent of this area, refer to the sec­ Existing below market housing sites in this to develop one-acre residential lots on land zoned tion on potential dam failure impact areas, in the Sector, if any, are listed in a Table in the Housing for one-acre development. There is also pressure Environmental Chapter. Chapter of the Background section of the Plan, for commercial use in the Route 7 corridor. Cur­ and proposed below market housing sites in this rently committed dwelling units on large lots are Sector, if any, are listed in a Table in the Housing in consonance with existing land use. Transportation Chapter of the Recommendations section of the On January 26, 1981, the Patowmack Agricul­ Access and circulation are adequate for exist­ Plan. tural and Forestal District was established by the ing conditions. Major access roads are Route 193, Board pursuant to Chapter 36 of Title 15.1 of the Springvale Road, Walker Road, Beach Mill Road, Code of Virginia. A portion of the district is in­ Old Dominion Drive, and Seneca Road. There is Other Public Facilities cluded in this sector, a 132-acre dairy farm located public transportation service on Route 7. Infre­ Other public facilities located within the sector south of Brockman Lane and west of Seneca quent service is provided on Old Dominion Drive are the Great Falls Fire Station and Great Falls Road. The rest of the district is located in the Sec­ and Great Falls Road. Road 193 should maintain Mini Library. tor UP1 (Riverfront). its rural character. It has been designated a

Ill 22 Fairfax County Comprehensive Plan, 1986 Edition, Area III

RECOMMENDATIONS

Land Use A. Land use in this sector should continue to reflect and support the established low-density character of the sector. Open space uses and low- density residential uses at ,2-.5 dwelling unit per acre and .1-.2 dwelling unit per acre are planned as shown on the Plan map. Some existing residential use at higher density and some local-serving com­ mercial use at Walker Road is planned as shown on the Plan map. Development to a more intense use than the existing use as of January 26, 1981 should not be allowed on lands within the Patow­ mack Agricultural and Forestal District while such lands are by ordinance included in the district (farm-related structures excepted). B. No cluster subdivision development should be allowed in this sector as the present pattern of development is predominantly on two acre or larger noncluster lots. This sector is currently zoned to permit two acre per unit residential development and is planned for 2-5 acres per unit and 5-10 acres per unit. The intent of the Plan for this area is to preserve and provide the two acre or larger homesite character of the area. C. Additional commercial uses should be lo­ cated only on land currently zoned for commercial uses near Walker Road and Route 193 and at Walker Road and Colvin Run Road. D. Policies for industrial/office and retail commer­ cial uses in the Route 7 corridor are contained in the Upper Potomac Planning District introduction, above.

Public Facilities Parks, Recreation and Open Space A. Acquire and develop a community park in the area north of Dranesville Tavern. B. Develop Windermere Park. C. Acquire and develop land associated with the Great Falls Grange for community park use.

Other Public Facilities A. Ensure adequate facilities, manpower, and equipment and water supply for adequate fire and emergency protection.

Environment A. Preserve the semirural character of the sec­ tor. Preserve the various wildlife and plant re­ sources and the stream valleys. B. Include Route 193, which has been desig­ nated as an historic highway by the Common­ wealth of Virginia, in an environmental quality cor­ ridor for protection of its natural and scenic amen­ ities.

Housing A. In order to provide some low- and moderate- income housing in a semirural environment, it is recommended that land be reserved for low- and moderate-subsidized housing in the vicinity of land zoned for commercial use at Walker Road and Route 193. The amount of land and density needed are not now recommended.

Transportation A. Vehicular access to proposed development in Loudoun County will cause negative impact upon Fairfax County communities. The primary objective in selecting an alignment for this access road will be to minimize the impacts on existing and planned residential communities in the County. B. Additional transportation recommendations for this sector are contained in the Transportation section of the Plan.

Ill 23 Fairfax County Comprehensive Plan, 1986 Edition, Area III

D0 HICKORY COMMUNITY U r O PLANNING SECTOR

GEORGETOWM PU«-C

The entire sector is designated as stable and includes a major part of the Difficult Run stream valley.

Land Use This sector is semirural in character with some­ what more development than in Sector UP2. There are large-lot subdivisions and some in half-and one-acre development. The existing population is 6,293. The sector has 5,626 acres. There are sev­ eral operating farms in the sector. Housing ranges from older, moderate- and low-income dwellings to recent, high-income subdivisions and estate dwellings. It is the goal of residents to maintain large-lot development despite pressure to develop Parks, Recreation and Open Space at higher densities, in the Crowells Corner area A portion of the stream valley and adjacent The Colvin Run Mill, Great Falls Nike, Lexing­ and on vacant land fronting on Route 7 east of Dif­ land within this Planning District/Planning Sector ton Estates, Lockmeade, Colvin Run Stream Val­ ficult Run. is within the dam failure impact area for a pro­ ley, and Difficult Run Stream Valley Parks are lo­ Local-serving commercial uses are located at posed or existing dam. The extent of development cated within the sector. Great Falls village (Sector UP2) and Colvin Run within these impact areas should be minimized in The rural character of much of the sector and Road, and outside the sector in Herndon, Tysons, the interest of public welfare and safety. For access to the Potomac shoreline parks and Lake and Vienna. Scattered commercial uses are lo­ details on the extent of this area, refer to the sec­ Fairfax Park provide open space and numerous cated on Route 7. tion on potential dam failure impact areas, in the passive and active recreation opportunities. Ac­ The Colvin Run Mill Historic District extends up Environmental Chapter. tive recreation facilities, such as ballfields, do not to one-quarter of a mile from the restored mill. The exist and will be needed to serve new residents. Alfred Leigh house is a historic site at Walker Road and Colvin Run Road. RECOMMENDATIONS Housing Transportation Existing below market housing sites in this Land Use Major access to the sector is by Route 7, Lees­ Sector, if any, are listed in a Table in the Housing A. Most land should be developed for residen­ burg Pike, and Route 193, Georgetown Pike. Lees­ Chapter of the Background section of the Plan, tial use at one dwelling unit per two acres and one burg Pike is experiencing increased congestion and proposed below market housing sites in this dwelling unit per five acres in order to preserve the especially at Tysons Corner. The facility will need Sector, if any, are listed in a Table in the Housing existing character and support the low-density upgrading to a full freeway with controlled access, Chapter of the Recommendations section of the buffer concept for land in the Reston environs. service roads and grade separations to serve Plan. The buffer zone concept should be extended to the future growth in Fairfax County and Loudoun eastern portion of UP5 along Hunter Mill Road. County. Secondary roads generally need upgrad­ The area bounded by Route 7, Georgetown ing but should remain basically at two lanes. Environment Pike, Walker Road and Piney Run to be .5-1 dwell­ Regular bus service is available on Old Dominion This sector is located in the Difficult Run water­ ing unit per acre to reflect existing and committed Drive. As tourism and local traffic increase on Col­ shed, which is classified by the State of Virginia development. New development should provide vin Run Road, the intersection at Route 7 will as a critical environmental area. Captain Hickory for ample landscaping, buffering and substantial become more deficient. Improvements will be Run, Colvin Run, Difficult Run, and the Transconti­ building setbacks to ensure that much of the pres­ needed in the form of signalization or redesign. nental gas pipeline transect the sector. ent relatively low-density character of the area will Steep slopes associated with stream valleys be preserved when viewed from the collector and Public Facilities pose constraints to development, however, this arterial roadways serving the sector. Schools sector contains many features which serve as phy­ B. Residential use at a density not to exceed Forestville Elementary School and a future ele­ sical attributes—open fields, small ponds, good one dwelling per acre is recommended for the area mentary school site are located within the sector. soils and thick overburden. generally between Difficult Run, Towlston Road,

in 24 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Leigh Mill Road and Route 7, excluding properties History and Archaeology fronting on Towlston Road and Leigh Mill Road. Colvin Run Mill Historic District The northwest quadrant of the intersection of A. The regulations of the Colvin Run Mill His­ Route 7 and Towlston Road, bounded by the Glen toric District (Appendix 1, A1-600 of the Zoning Or­ Haven Farms subdivision to the north and Ken- dinance) limit development to residential uses more subdivision to the west, should be .5-1 dwell­ with the exception of commercial uses appro­ ing unit per acre to be compatible with the planned priate to the mill site itself. Residential density density in this vicinity along Route 7. Substantial should not exceed one dwelling unit per acre. Pub­ buffering, adequate landscaping and a substan­ lic facilities should be permitted only after Archi­ tial setback of buildings along the west side of tectural Review Board and Board of Supervisors Towlston Road in the area south of Glen Haven approval. Such facilities, if approved, should be Farms subdivision are appropriate to preserve the concealed underground or obstructed from view low-density, rural character of Towlston Road. by design or designed and located with consid­ C. No cluster subdivision development should eration to the historic site and its environs. be allowed in this sector on land which is currently Freestanding signs should not exceed ten feet in zoned to permit two acre per unit residential height. development and is planned for 2-5 acres per unit, B. Preservation of the environment of the Col­ as the present pattern of development in these vin Run Mill depends in part on retaining the pres­ portions of the sector is predominantly on two ent character of roads in the vicinity. Access acres or larger noncluster lots. The intent of the roads from property adjacent to Route 7 should be Plan for this area is to preserve and promote the kept to a minimum. Further, Walker Road-Colvin two acres or larger homesite character of the area. Run Road should not be improved to an arterial D. Additional commercial uses should be located highway. only on land currently zoned for commercial uses near C. All improvements, including structures, Walker Road and Route 193 and at Walker Road and signs, fences, street furniture, and outdoor graph­ Colvin Run Road. It would, however, be appropriate for ics should be designed, located and installed to some required commercial parking to be located on the be compatible with the historic site in terms of residentially zoned portion of Tax map 12-4 ((1)) 15A, mass, scale, height, color, type of material and provided that the Alfred Lehigh House is rehabilitated visual impact. All development within the historic and maintained as defined in "The Secretary of the In­ district will be reviewed by the Architectural Re­ terior's Standards for Historic Preservation Projects". view Board. The Fairfax County Architectural Review Board will pro­ vide guidance. The parking should be buffered from Transportation surrounding residential development. Such parking A.The transportation recommendations for this should only be granted in conjunction with the rehabili­ sector are included in the Transportation section tation and maintenance of the Lehigh House. Should of the Plan. the Lehigh House be demolished, use of the residen­ tially zoned parking shall cease and the land be re­ stored to its original condition. E. Policies of industrial/office and retail commercial uses in the Route 7 corridor are contained in the Upper Potomac Planning District introduction, above. F. Because the Route 7/Route 606 intersection is the main gateway to what will be a Herndon/Reston population of more than 100,000, any development at that intersection should be such that it would not fore­ close the possible future construction of a multi-level interchange. G. The northwest and northeast quadrants of the intersection of Route 7 and Springvale Road are planned for residential use at .5-1 dwelling unit per acre. No direct access to Route 7 should be permitted. Con­ solidation of parcels and a coordinated access point to Springvale Road should be required.

Public Facilities Parks, Recreation and Open Space A. Expand and develop the Great Falls Nike Park with active recreation facilities to serve the Great Falls area. B. Develop Lexington Estates Park.

Other Public Facilities A. Ensure adequate facilities, manpower, equipment and water supply for adequate fire and emergency protection.

Environment A. Preserve the Difficult Run and Colvin Run stream valleys and environmental quality corri­ dors by dedication and/or acquisition.

m 25 Fairfax County Comprehensive Plan, 1986 Edition, Area III r%A SUGARLAND COMMUNITY U r *§ PLANNING SECTOR

This sector is north of the Town of Herndon south of Route 7 and immediately east of the Lou­ doun County line.

Land Use The area is relatively flat and heavily treed. A large part of the area is dominated by the Sugar- land Run stream valley and its flood plain. Ex­ isting housing, such as that in the proximity of Sugarland Road, is primarily older, single-family development which is structurally sound. Recent single-family residential development has occur­ red in the southern and western portion of the sector including Kingston Chase and Stuart Ridge. Herndon High School is located on Route 228 on the Herndon Boundary. A small portion of the sector is in Reston. Local-serving commercial uses are located in Herndon and Reston on Route 7 across the Lou­ doun County line. Regional commercial uses are at Tysons Corner.

Transportation Major roads serving this sector include Route 7 and Route 288 (Dranesville Road). Interior cir­ culation is adequate within recent subdivisions, Stuart Road, providing access to Stuart Ridge is marginally adequate. New development will have to be served by improved interior roads. The Springfield Bypass is planned to provide north-south access in this area.

Public Facilities Schools Clearview Elementary and Herndon High Schools as well as a partial elementary school site are located within the sector.

Parks, Recreation and Open Space The Dranesville Tavern, Folly Lick Run Stream Valley and Sugarland Run Stream Valley Parks Herndon/Reston wildlife area, and several historic and Stuart Road. This provides compatible dens­ are located within the sector. features such as Dranesville Tavern, Dranesville ity west of Sugarland and a low-density buffer- Existing gas line rights-of-way provide potential Methodist Church, Mayfield and Ivy Chimney type area adjacent to the Sugarland Run stream recreational areas and the proposal to build 230 which should be preserved. The Sugarland Run valley. The area in Reston should conform to the kV transmission lines running parallel to the Col­ Environmental Quality Corridor encompasses Reston Master Plan. onial pipeline has stimulated strong local most of these amenities. B. Density within the Dranesville Tavern opposition. Historic. District should be .2-.5 dwelling unit per acre. Housing C. Cluster residential development to preserve Existing below market housing sites in this open space. Sector, if any, are listed in a Table in the Housing RECOMMENDATIONS Chapter of the Background section of the Plan, D. Policies for industrial/office and retail commer­ and proposed below market housing sites in this Land Use cial uses in the Route 7 corridor are contained in the Sector, if any, are listed in a Table in the Housing A. It is desirable to maintain a qualitative dif­ Upper Potomac Planning District introduction, above. Chapter of the Recommendations section of the ference in development in this small section be­ E. Prohibit strip commercial uses on Route 7. Plan. tween Loudoun County, the Town of Herndon and F. The land west of Stuart Road, south of Reston for visual relief and the environmental pro­ Reston (Parcels 17-1 ((4)) B, 15-19, 38-41) is tection of the Sugarland Run stream valley and planned for low-rise office use with the following Other Public Facilities Dranesville Tavern Historic District. Although conditions: The Fairfax County Water Authority's Potomac preservation of the Sugarland Run stream valley 1. Consolidated access and internal circula­ River water treatment plant is located within the is feasible through dedication and acquisition of tion is required with access to Stuart Road sector. district parkland, preservation of open space limited to one location at the northern end of through low-density development is not entirely the property. Environment practical west of Sugarland Run because of the 2. Parcel consolidation for the purpose of The Sugarland Run stream valley system is the Allman court decision granting 2-3 dwelling units coordinated development is encouraged. major visual feature in this area, but it also con­ per acre. 3. Land for an interchange of the tains extensive flood plains. This, together with Low density residential development similar Springfield Bypass and Baron Cameron the severe soil erodibility and soils only marginally to that existing near Herndon (2-3 dwelling units Avenue shall be provided. suitable for septic systems, places constraints on per acre) and that granted for the Allman tract is 4. A landscaped open space buffer to the housing types and density. Preliminary geologic recommended west of Sugarland Run, with low- west and to the north shall be provided. evaluation indicates the presence of crushed rock density residential development (.5-1 dwelling unit mineral resources. In addition, this area is located per acre) planned between Sugarland Run and in the Triassic zone ground water recharge area. Reston and north of the northern boundary of the Also present are commercial farmland, the Kingstream subdivision between Sugarland Run

in 26 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Public Facilities Parks, Recreation and Open Space. A. The Fairfax County Park Authority should acquire adequate acreage near Stuart Road for the development of a community park to serve the residential development in this area. A site should be selected which will allow the development of active recreation facilities and which will be acces­ sible from the existing and/or planned trail net­ work as well as by automobile. B. Ensure the preservation of Sugarland Run ford.

Other Public Facilities A. An adequate water supply and water distribution system should be provided for fire pro­ tection services.

Environment A. Stream valley land in Sugarland Run should be preserved where development occurs and all efforts be made to preserve other portions in their natural state. This stream valley includes Folly Lock Branch and Offuts Branch. B. Include Dranesville Tavern Historic District in the Sugarland Run Environmental Quality Corridor. C. Acquire parkland along the Captain Hickory Run stream valley in accordance with the Fairfax County stream valley policy.

History and Archaeology A. The Dranesville Tavern Historic District (Ap­ pendix 1, A1-700 of the Zoning Ordinance) regula­ tions specify residential development with the ex­ ception of commercial development appropriate to the tavern itself. Residential development may not exceed one dwelling unit per acre. The maximum building height is 35 feet and the limit for free­ standing signs is 10 feet. Public facilities should be permitted only after Architectural Review Board and Board of Supervisors approval. It is fur­ ther recommended that major transportation improvements be prohibited. All improvements, in­ cluding public facilities, structures, signs, fences, street furniture and outdoor graphics should be designed, located and installed to be compatible with the historic site in terms of mass, scale, height, color, type of material and visual impact. All development within the historic district will be reviewed by the Architectural Review Board. B. Dranesville Methodist Church and Mayfield should be protected from destruction or adverse environmental impacts without including them in a historic district. Ivy Chimney should be con­ sidered for inclusion in the Dranesville Tavern Historic District.

Transportation A. The transportation recommendations for this sector are included in the Transportation sec­ tion of the Plan. Fairfax County Comprehensive Plan, 1986 Edition, Area III riC RESTON COMMUNITY I O PLANNING SECTOR This sector includes Reston and contains both U stable and option areas.

Land Use The majority of land in this 7,825-acre sector is in the planned community of Reston, which consists of 7100 acres. The population of Reston is planned to reach 70,000 by 1995. Reston is planned with a variety of land uses including extensive areas of residential development. A high-density cluster is located at Lake Anne which also includes a village commercial center. Four village centers exist and a fifth is planned within Reston. High-density areas are oriented to the interior and low-density residential is located on Reston's periphery. Res- BOUNDARY OF RESTON ton's Center for Business and Industry parallels, on both sides, the Dulles Access Road. The land use of Reston is established through the zoning development plan process residential planned community (RPC), which is roughly two-thirds complete. The largest unzoned areas are the fu­ ture high-density Town Center west of Reston Ave­ nue and the entire northern sector between Baron Cameron Avenue and Leesburg Pike. Reston offers a wide range of housing from moderately priced rental and purchase units to high income, detached dwellings. There is a variety of structure types such as high-rise apartments, garden apartments, townhouses, and single-fam­ ily detached and semidetached homes. The major­ ity of dwellings in this sector are less than 15

years old and in excellent condition. There are ap­ proximately 1,300 low- and moderate-income units in Reston. This housing includes units for the elderly. The A. Smith Bowman Distillery is operational and is designated as a historic landmark in Res­ ton. There is scattered new and older residential de­ velopment in the sector outside Reston. Generally these areas are undeveloped and should maintain a low-density residential character, including areas along Route 7.

Transportation East-west access to this sector is gained from BOUNDARY OF RESTON Leesburg Pike, Route 7; Baron Cameron Avenue, Parks, Recreation and Open Space Route 606; Dulles Airport Access Road; and Law­ The Baron Cameron, Foxmill, Lake Fairfax, yers Road, Route 673. North-south access is gained Northern County Governmental Center, South from Hunter Mill Road, Route 674; West Ox Road, Lakes Drive and Difficult Run Stream Valley Parks Lawyers Road; and Reston Avenue. are located within the sector. Metrobus service operates during the morning and evening to draw significant vehicle trips dur­ ing peak travel times from the roads service this Public Facilities Other Public Facilities sector. The Reston commuter buses use special Schools Other public facilities located within the sector ramps constructed on the Dulles Airport Access The Dogwood, Forest Edge, Hunters Woods, are as follows: ACCESS medical facility, Reston Road which further removes traffic from the Lake Anne, Sunrise Valley and Terraset Elemen­ Police District Station, Carter Glass Library, arterials serving this sector. Major improvements tary Schools; South Lakes Intermediate School Hunters Wood Regional Library, Health and Social needed to serve Reston include but are not limited and South Lakes High School schools are located Services, Reston Fire Station and the Reston to the following: within the sector. Community Center. • upgrading Reston Avenue to four lanes be­ New school facilities will be needed to meet tween Baron Cameron Avenue and Sunrise demands generated by future development. To Housing Hills Lane and improving the bridge at the meet these demands, two elementary school sites Existing below market housing sites in this Dulles Airport Access Road, have been committed by the developers. Sector, if any, are listed in a Table in the Housing

III 28 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Chapter of the Background section of the Plan, Without this facility the level of activity of the westerly corner of the Bladen property. At least and proposed below market housing sites in this Town Center would have to be modified. one-half of the Kidwell property shall be re­ Sector, if any, are listed in a Table in the Housing To provide a viable residential and commercial tained as the low-density residential buffer. The Chapter of the Recommendations section of the mix, there should be a minimum of 1,400 units in above line of demarcation will regularize the Plan. close proximity to the retail-hotel-office core. The boundary between industrial and residential by actual number of units should range from this relating the transition and land use to physical minimum to a potential of 2,100 units. A mixture features of the land, i.e., the tree line and of housing types ranging from high-rise to mid-rise swale; Environment to garden apartments at the further edges of the 4. the applicant shall install approved plant­ Reston is located in the Sugarland Run, Horse­ core area is recommended for this area. It would ings to close the gap, which is approximately pen Run and Difficult Run watersheds. Reston in­ be appropriate to locate a hospital use in a fifty feet wide, between the tree line running cludes many environmental features such as Lake nonresidential portion of the Reston Town Center. north from Sunset Hills to where it most closely Anne, South Lakes, Lake Fairfax Park, and several approaches the existing trees and tying into the 1. NORTH RESTON. The parcel of high density treed swale running south from Lake Fairfax tributaries to the Difficult Run Environmental residential land at the corner of Reston Avenue and Quality Corridor. Park. In the event that such plantings are in­ Center Harbor Road be turned slightly so as to orient consistent with good site planning and land use The portion of this sector within the Difficult more directly towards Reston Avenue. The isolated Run watershed was the subject of an environ­ as determined in the final site planning of the parcel of high density residential land adjacent to property, the Reston Community Association mental and land use study. (See the Difficult Run the proposed village center be incorporated within Headwaters Land Use Study, April 1978 prepared and the applicant should work out a suitable the PRC village center area in order to allow for a compromise; by the Office of Comprehensive Planning.) The more flexible design of the center's residential 5. separate access points shall be provided study area was analyzed for its ability to accept component. various density categories and simultaneously for the residential use on the easterly portion The proposed church/day care site be moved maintain high quality environmental standards. of the site and for the industrial use on the from the southeast corner of Reston Avenue and The primary environmental objectives concerning westerly portion of the site; Wiehle Avenue, further south on Wiehle Avenue to this area relate directly to the impacts created by a more attractive location adjacent to community 6. stringent environmental controls must be urbanization such as increased stormwater runoff open space. applied to the industrial portion of the tract. These values; increased nonpoint source pollution load­ include extensive landscaping on Sunset Hills 2. TOWN CENTER AREA. Three industrial ings; stream channel enlargement; loss of high Road, buffering for residentially planned area to parcels— sections 935, 937 and 93 blocks 1, 2 and quality forested vegetation; loss of high quality the east, and sedimentation control measures to 3—along Sunset Hills Road be designated as PRC wildlife habitats; increased number of septic assure the environmental integrity of Lake Fairfax; Town Center in order to permit a more flexible front fields; and possible soil, overburden and ground­ yard angle of bulk plane for office development. This 7. the Best Company shall adopt, proffer and water contamination from septic effluent. The flexibility would provide for a more attractive street­ record covenants and restrictions on the I-4 which study area was reviewed for its sensitivity to these scape along Sunset Hills Road by encouraging land­ will parallel closely the "Declaration of Protective impacts. scaping rather than parking between the road and Covenants and Restrictions" for the Reston A detailed environmental inventory was compiled buildings, whereas the net effect of a 45 degree Center for Industry and Government; that identified geologic, topographic, hydrologic, angle of bulk plane (as mandated by an I-4 or I-5 8. copies of the generalized development plan vegetative soil, wildlife, air quality, noise and open district) would be to generate strips of parking be­ shall be furnished to the Crowell Corners Civic space factors. This information was then used to tween the road and buildings. Association and to the Reston Community prepare an overall land use design that would Association at least fourteen days before the minimize the impacts from development in a Land on the periphery of Reston is recommended public hearing on the zoning application; region that is not planned for sanitary sewer ser­ as follows: 9. such additions to the zoning application vice. The result is an environmentally sensitive C. Land between Piney Branch, Route 7, Stuart as are necessary will be made to reflect the plan that takes topographic forms for boundaries. Road and Reston should be planned for residential use above items. An environmental quality corridor (EQC) was at .5-1 du/ac, except map 12-3((1))lot 28, which can be H. The property at the intersection of Old Reston outlined. It as determined by use of a U.S. Forest developed at 1-2 du/ac if sole access is to and through Avenue and New Reston Avenue, known as the Poston Services water quality filter strip equation, areas Reston and the land is developed as a functionally in­ Property, is well suited for low rise office use at a FAR of steep slopes, U.S. Geological Survey desig­ tegral part of Reston. not to exceed .5 and with a maximum three story nated 100-year floodplain, and existing parkland. D. .5-1 dwelling units per acre between Reston and building height along Reston Avenue that achieves Plant nutrient uptake capabilities of the filter strip Stuart Road. architectural harmonious development with the adja­ will slow and filter overland stormwater runoff E. The area between Reston, Baron Cameron cent residential houses known as Jonathan's Keepe. prior to its introduction to the streams. Avenue, Route 7, Difficult Run, and the Dulles Airport The FAR and height limit should only be achievable with A portion of the stream valley and adjacent Access Road is recommended for .2-.5 dwelling units substantial preservation of tree cover and excellence land within this Planning District/Planning Sector per acre. in site planning. Is within the dam failure impact area for a pro­ F. The area between Reston, Baron Cameron I. The 5.2 acres of land not included in the posed or existing dam. The extent of development Avenue, Hunter Mill Road and Colvin Run is within these impact areas should be minimized in Reston PRC located on the northwest quadrant of recommended for ,2-.5 dwelling unit per acre; the intersection of Reston Avenue and the W&OD the interest of public welfare and safety. For G. The westerly portion of the approximately details on the extent of this area, refer to the sec­ Railroad right-of-way should be planned for com­ 120-acre tract of land, north of Sunset Hills Road mercial uses, similar to those permitted in the tion on potential dam failure impact areas, in the immediately east of the Reston boundary may be Environmental Chapter. Reston PRC Town Center designation. These considered for industrial use provided that: uses should be compatible in use and architec­ 1. the industrial portion of the 120-acre tural style with surrounding Reston's PRC plan­ RECOMMENDATIONS tract, which is approximately 55 acres in area ned and existing development. If development and located on the western portion of the tract, necessitates the need for road dedication or im­ Land Use is to be used for i-4 uses; provements, this should be done to the satisfac­ A. Incorporate the Reston Master Plan*, 2. the residential area of the tract of tion of the County. adopted on July 18, 1962, and amended through approximately 65 acres will remain in the July 25, 1983 by reference in the Area III Plan and planned residential density of .2-.5 dwelling J. The Smith Bowman house should be on the composite map. On the periphery where unit per acre. This residential area shall be the preserved; its present exterior retained and new development is not committed by zoning, land first section of the project and the industrial buildings should be sensitively sited in relation­ should be developed at a density no greater than development only begun after the development ship to the house. Other scenic assets and natural one dwelling unit per acre. Density should be of residential portion has commenced. This will features such as the pond and gazebo should be tiered so that it decreases from the center toward ensure that low-density residential buffer will preserved as much as possible. Because of the the boundary (within Reston). be constructed between the industrial and the Smith Bowman house and the need for develop­ B. The Reston Town Center should develop as planned .2-.5 dwelling unit per acre residential ment compatible with the adjacent PRC uses, a planned. To assure this, it is recommended that use to the east; preliminary site plan should be submitted for ap­ proval in the same way as Reston PRC applica­ VDH&T include in its 6-10 year program a major 3. the dividing line between the industrial tions. The development and architectural plans north-south link connecting Route 7, the Town and residential uses shall accommodate and must be reviewed by the Reston Architectural Center, Dulles Airport Access Road and Route 50. follow the swale commencing on the northerly Review Board and be in conformance with their side of the property at its boundary with Lake recommendations. Fairfax Park and running southerly towards Sunset Hills Road, following the tree line as it K. The area between the Dulles Airport Access •The Reston Master Plan has its own program of time-phased approaches the Bladen property and continu­ Road, Difficult Run and the eastern edge of development, which shall be the guide for development in Reston. ing towards Sunset Hills Road to the north­ Reston (with Hunter Station Road being the ap-

HI29 Fairfax County Comprehensive Plan, 1986 Edition, Area III Reston Master Plan Land Use Plan

Low Density Residential 3.8 Persona Per Gross Residential Acre Single Family Detaehed and Attached.

Medium Density Residential 14 Persons Per GrosB Residential Acre Single Family Detached and Attached, Multiple Family.

High Density Residential 60 Persons Per Gi Single Family Att

I in I istrial A

! Town Cente

( vention i \ 'II ige Ceni

| (C) | Convenienci

[ ^ ' i|•• n Space

I'll III Hi Commercial

Population Location North of Rte. 606 te. 606 To Dulles Highway

South of Dulles Highway Total Not To Exceed

/ Reston Land Corporation December, 1985 Initially Adopted: July 18, 1962 Amended: September 3, 1968 February 17, 1971 May 19, 1971 June 26, 1978 July 20, 1981 July 25, 1983 July 23, 1984 July 22, 1985 July 21, 1986 in 30 Fairfax County Comprehensive Plan, 1986 Edition, Area III Reston Master Plan

HI 31 Fairfax County Comprehensive Plan, 1986 Edition, Area III

propriate southern boundary) is recommended for Public Facilities of the Zoning Ordinance. The intent is that the .5-1 dwelling unit per acre. Schools original mixture of residential and commercial L. An area adjacent to the western edge of A. Schools should be provided as planned de­ space be maintained and that the pattern of com­ Lake Fairfax Park on Colvin Run is recommended mand occurs and as proposed in the Capital mercial frontage on the lake and restrictions to for 4-5 dwelling units per acre. Improvement Program. pedestrian access be strictly followed. All im­ M. A special study has been completed that provements and alterations will be reviewed by details an environmentally sensitive land use plan Parks, Recreation and Open Space the Architectural Review Board. for the headwaters region of the Difficult Run A. Develop Fox Mill District Park for active watershed. The results of this study, together with recreation to serve the committed growth in the Transportation other factors such as existing and committed area. development in the area and site and road design B. Develop Lake Fairfax Park with additional or A. The transportation recommendations for controls, are reflected on the land use map for this improved facilities. this sector are included in the Transportation sec­ tion of the Plan. area which designates the recommended land C. Continue development of Baron Cameron uses and densities. Park. 1. Long narrow ridge lines with thin over­ D. Develop South Lakes Drive Park. burden, highly erosive soils, steep topography, E. Develop Tamarack Pa'k. high quality vegetation and poor access are F. Acquire and develop Reston North Park on proposed for low-density (5 acre or larger) Stevenage Road. uses. Two to five acre lots (.2-.5 dwelling unit G. Continue development of the Northern per acre) are proposed for areas adjacent to County Governmental Center Park. streams where topography is relatively steep, overburden moderately thick (10-50 feet) and Other Public Facilities soils moderately erosive. Areas on plateaus or A. Construct the North Reston Fire Station ridge lines where thick overburden (50 feet *), (north of Baron Cameron Avenue). gently sloping topography, good septic B. Provide an adequate water supply and water suitability soils, mixed vegetation and varied distribution system for fire protection services. access points are present combine to form C. Construct a governmental center. Services areas preferable for somewhat higher density included would be: police, assessments, viola­ development (.5-1 dwelling unit per acre). tions bureau, inspections, voter registration, and 2. Factors other than environmental con­ the district supervisor's office. siderations were also evaluated before arriving D. Provide permanent space for human re­ at the land use recommendations shown on the source services such as mental health and retard­ Plan map. Since adoption of the Plan recom­ ation facilities, drug, alcohol, and vocational reha­ mendations for Sectors UP5 and UP8, there bilitation and cooperative extension services and has been substantial development, primarily consumer protection plus tenant-landlord ser­ 1-2 acre per unit cluster subdivisions, which vices and other services. limit the options for planning totally this sen­ E. Construct a regional library in Reston and re­ sitive headwaters area only for very low den­ tain the Carter Glass and Hunters Woods branch sities. Existing and committed development is facilities if usage warrants. used in Plan recommendations in many areas of the Difficult Run headwaters in terms of compatible density. New development should Environment also be compatible with the established A. Require that any development in the head­ development pattern in its vicinity with similar waters of Difficult Run valley be sensitive to water lot sizes, provided such would not be detri­ quality issues. Such sensitivity includes minimal mental to environmental amenities. impervious surface, stringent sediment control during construction, and stormwater management 3. Design controls for the site and road designed to protect water quality. system are key factors in arriving at the land B. Design controls for the Difficult Run head­ uses shown on the Plan map. The controls waters include the following: listed in Environmental Recommendation B 1. All major collector and subdivision roads should be incorporated into any site and road should be oriented to uplands and ridge lines. system design prior to development approval. 2. Small subdivision streets or access roads 4. Additional environmental analysis and should not cross streams or major swales as recommendations, supportive of the Plan map, this interrupts and disregards the EQC net­ are given in the environment discussion and work, promotes nonpoint source pollution load­ recommendations sections for Sectors UP5 ings and excessive cut and fill. and UP8. 3. The Difficult Run Environmental Quality N. The area between Fox Mill District Park, Corridor should be protected by dedication or Reston, Lawyers Road and Fox Mill Road is acquisition. recommended for 1-2 dwelling units per acre. 4. Tract consolidation may be appropriate 0. The area between Lawyers Road and Deep- prior to development. wood is recommended for .1-.2 dwelling unit per 5. Developers are encouraged to design acre. with varying lot sizes corresponding to the P. The area between Reston, the Springfield planned land use densities, even if the area to Bypass right-of-way and Fox Mill Road is recom­ be developed involves more than one land use mended for 1-2 dwelling units per acre. density category. Q. Additional local-serving and regional com­ 6. The use of adequate buffers, landscaping mercial uses should be located in village centers and substantial building setbacks should be and the Town Center. Commercial needs in the provided to preserve the present character of northern sector should be limited to one village this area when viewed from collector and minor center. Any additional demand for retail space arterial roads. should be provided in the Town Center. C. Support land use and design proposals, es­ R. For the Sector UP5 area outside Reston, pecially clustering, which preserve open space ample local-serving commercial facilities are and integrate natural features with development. either available or planned within Reston, at the village and town centers, leaving no need for com­ mercial development along either Route 606 or Hunter Mill Road. History and Archaeology S. Policies for industrial/office and retail commer­ Lake Anne Village Center Historic District cial uses in the Route 7 corridor are contained in the A. The Lake Anne Village Center Historic Upper Potomac Planning District introduction, above. District regulations are found in Appendix I, AI-II00

III 32 Fairfax County Comprehensive Plan, 1986 Edition, Area III

PJU HERNDON COMMUNITY U I O PLANNING SECTOR

Herndon is a town within Fairfax County which has jurisdiction over its own planning. Fairfax County supplies many public facilities for the town, including schools, parks, health facilities, libraries, social services, fire services and sewer service. Although Herndon will remain a growth center in the future, it has been classified as sta­ ble in this analysis because Fairfax County plan­ ning cannot directly control population and land use.

Land Use Herndon has an area of four square miles and a 1983 population of 12,530 people. This represents more than a 191 percent increase over the 1970 population of 4,300. Herndon projects that its fu­ ture growth which may reach 14,119 people by 1995. Recent growth has taken place generally in the single-family home and townhouse categories. Population generated per unit in Herndon has been slightly above the Fairfax County averages, which means the land absorption rate is less than Fairfax County. Present Herndon planning goals are to provide a variety of housing types as well as a variety of townhouse sizes. The town intends to preserve the environmental and aesthetic quality of the town, which may be reflected in different land use and Parks, Recreation and Open Space RECOMMENDATIONS density patterns than have evolved recently. Fu­ The following parks are located within Hern­ ture growth in Herndon also depends on employ­ don: Stanton Park, Chandon Park, Bruin Park, Land Use ment development both within the corporate Brady Park, Trailside Park, and Alabama Drive The land use and density plans for the Town of limits and in the Dulles Airport vicinity. Park. Herndon apply to this sector. Fairfax County Industrial land use is planned for the southeast Additional parks are needed for the current should lower residential densities in areas adja­ part of Herndon, adjacent to land in Reston planned population as well as the future residents. Imple­ cent to Herndon to be compatible with the charac­ for the same use. mentation of the town's adopted hike and bike ter of development in Herndon. Coordination between land use and density trail plan is a high-priority recreation objective. planning in Herndon and adjacent portions of Fair­ Public Facilities fax County, including Reston, is necessary to eval­ Other Public Facilities Schools uate the impact of and control future growth in the The Herndon Community Center provides a A. Schools should be provided as planned de­ area. comprehensive program of recreational activities mand occurs. and social services. The Center was constructed Transportation through the County's community development Parks, Recreation and Open Space Major access is provided by Route 228, Dranes­ block grant program. The sale of municipal bonds A. Continue development of Chandon and ville Road, which extends south from Route 7 into were used to acquire land for and construct an Stanton Parks. Herndon. Centreville Road extends north from 18-hole municipal golf course. B. Expand the community center in Herndon Route 50 to Herndon and Route 228. Baron Cam­ Other public services are currently available in with federal housing and community development eron Avenue is a minor arterial which extends from Herndon, including the Herndon Fortnightly funds. Route 7 through Reston and becomes Elden Street leased library, the Herndon Fire Station, a public in Herndon. Spring Street extends east from Hern­ health clinic and Herndon government offices. Other Public Facilities don and becomes Sunset Hills Road in Reston. The emergency and outpatient health care facility A. Several new facilities are recommended for Monroe Street extends south from the town into (ACCESS) at the North County Governmental Cen­ the North County Governmental Center complex the growing area of Horsepen Creek in Fairfax ter complex in Reston (see Sector UP5) serves the (see Sector UP5, Reston) on Baron Cameron Ave­ County. Herndon community. nue just east of Herndon. Services include outpa­ A major transportation issue is the construc­ tient and emergency medical care, mental health tion of a major north-south link from Route 7 to Housing and retardation, a regional library facility, police connect with the Dulles Airport Access Road par­ Existing below market housing sites in this and other government services. allel lanes, Route 50, I-66, and Route 123. This Sector, if any, are listed in a Table in the Housing B. Fire facilities and equipment at the Herndon facility is planned east of Herndon within the Chapter of the Background section of the Plan, Fire Station should be kept adequate to meet in­ right-of-way acquired along the Reston-Herndon and proposed below market housing sites in this creasing demand for fire and emergency protec­ boundary. Herndon favors the new facility be­ Sector, if any, are listed in a Table in the Housing tion. Water supply should be adequate to ensure cause it removes through-traffic from the resi- Chapter of the Recommendations section of the fire protection for new development. dentially-orlented center of the town and allows Plan. C. An adequate water supply and water distri­ indirect local distribution of traffic to and from the bution system should be provided for fire protec­ town. tion services. Right-of-way has been reserved north of Hern­ Environment don for the future extension of Wiehle Avenue in A branch of Sugarland Run which is part of the Environment Reston into Loudoun County. This facility is Potomac River system is located in this sector. A. Acquire portions of the Sugarland Run planned to serve as a minor arterial linking the The Northern Virginia soils survey identifies a stream valley, including Folly Lick Branch. residential communities north and west of Hern­ potential reservoir site on Sugarland Run. Soils B. Protect the Sugarland Run Environmental don. are generally poor for septic. Herndon is in the Quality Corridor. Triassic zone which means the following factors Public Facilities should be evaluated in terms of new development: Transportation Schools mineral resources (gravel, stone); high water table, A.The transportation recommendations for this The Herndon Elementary School and Herndon depth to bedrock; aquifer recharge system; and sector are included in the Transportation section High School are located within the town. run-off factor. of the Plan.

ni33 Fairfax County Comprehensive Plan, 1986 Edition, Area III

"7 SULLY COMMUNITY P f PLANNING SECTOR

This sector is adjacent to Dulles Airport and RECOMMENDATIONS contains stable, and complex areas. Part of this Sector is within the watershed of Land Use the Occoquan Reservoir. Special recommenda­ Airport-oriented commercial and industrial tions resulting from the Occoquan Basin Study uses are appropriate for the majority of are presented at the beginning of the Area III sec­ undeveloped land in the sector, which is largely tion of the Plan. These apply to affected lands in undeveloped. A stable residential community is this sector in addition to the option area recom­ located at Floris, which is bounded by Horsepen mendations listed below. Run and Frying Pan Branch near Centreville It is desirable to provide adequate access for Road. Frying Pan Park is in Floris. Another stable the basic employment and related uses which are residential area is Reflection Lake, a townhouse appropriate in areas adjacent to the airport. Route and single-family development between Herndon 28 is best suited for this purpose. Centreville and the Dulles Airport Access Road on Centreville Road, because it serves the Floris community and Road. Sully Plantation Park is located on Route other settlements, should not be used as a major 28 next to the Chantilly-Route 50 Complex Area. industrial/employment access road. Therefore, The major problem in the sector is protection of airport-oriented uses are most appropriate west of residential communities from the impact of future Centreville Road with a Route 28 orientation. Pro­ commercial/industrial development related to tection of the stream valley areas can be ac­ Dulles Airport. Airport-oriented development has complished by dedication. not occurred in this sector, although planned, because of inadequate sanitary sewer and road Land Use systems. A. This sector is largely influenced by Dulles Local-serving commercial uses are located at Airport to the west. Airport-oriented uses (basic Herndon and Chantilly at either end of the sector. employment and related uses) are recommended Regional commercial centers are at Fairfax, Vien­ in the majority of the area south of the Dulles Air­ na and Tysons Corner. port Access Road. Some of the land in this area is in the Dulles 1. Major employment uses should be con­ Airport Noise Impact Area and should be planned fined to areas fronting on the Dulles Airport in conformance with the policies that apply to this Access Road and the area west of Centreville area as described at the beginning of the Area III Road, except land currently used or zoned for section of the Plan. industrial use on the east side of Centreville Road south of Floris. Because of the Transportation topography, there are interesting vistas of the The area is bordered by Route 28 to the west Dulles terminal (listed on the Fairfax County in­ and the Dulles Airport Access Road to the north. ventory of historic sites as an architectural Limited access on these facilities is a constraint landmark) and the mountains to the west. to development. Major access roads in the sector Multistory, well-sited R&D employment uses are Centreville Road and McLearen Road. Grow­ and airport-oriented uses could be attracted to ing through-traffic on Centreville Road impacts this area, supported by motel and restaurant residential areas, especially Floris. Internal cir­ uses. culation is generally adequate for existing development but any substantial new develop­ 2. Low-intensity industrial uses should be ment will require considerable road located south of Frying Pan Road. Because of improvements. its environmental significance, the industrial area between Sully and Centreville Roads Public Facilities should be planned to include major open space Schools recreation areas. The Floris community should The shaded area is part of the Chantilly-Route 50 Floris and Hutchison Elementary Schools and be buffered from the employment centers to Complex Area discussed beginning on page III 83. an Intermediate school site are located within the preserve its identity. sector. 3. It is desirable that the area in general be developed as a series of well-planned industrial Parks, Recreation and Open Space parks, which are related to each other to make The Sully Plantation Park is a special regional optimum use of roads and other public agricultural easements (R-A zoning district) or park and cultural facility located within the sector. facilities. Ideally, it would be advantageous to established tax incentives to provide open space Frying Pan Stream Valley Park is also located within form a committee of all land owners in the Sully and buffers between employment uses and the sector. Road/Centreville Road corridor to oversee residential uses. development in cooperation with the County. C. The The area between Reflection Lake, Housing 4. Proposed road improvements to the Loudoun County and the Dulles Airport Access Existing below market housing sites in this north (parallel lanes on Dulles Airport Access Road is appropriate for residential development at Sector, if any, are listed in a Table in the Housing Road) and an improved Route 28, make this 2-3 dwelling units per acre as a continuation of the Chapter of the Background section of the Plan, area potentially very accessible. Because Cen­ type of development in the immediate vicinity. To and proposed below market housing sites in this treville Road serves the Floris Community and minimize the potential for non local traffic using Sector, if any, are listed in a Table in the Housing other settlements, it should not be used as a residential streets, no through connections from Chapter of the Recommendations section of the major industrial/employment access road. Rock Hill Road to the Reflection Lake community Plan. 5. A recreation center should be planned for should be allowed. Buffering and safety barriers should be provided between dwellings and the Environment this area and should be oriented toward Dulles Airport Access Road for the protection of The major environmental features in the sector employment uses in the area and attracting the residents. are the Horsepen Run and Frying Pan Branch businesses into the area. These could be stream valleys. This sector is affected by the served by a golf course possibly located in the D. Development in Floris should be limited to Dulles Noise Impact Area as well as by highway Sully area. Such recreational uses would residential use at one dwelling unit per acre. noise. Located in the Triassic zone groundwater greatly enhance the attractiveness of the E. Buffering should be provided between ex­ recharge area, preliminary geologic evaluation in­ Dulles area for private industry as well as for isting residential areas and future airport-oriented dicates the presence of crushed rock mineral nearby residents as well as preserve the land­ development by open space with natural tree resources. Soils are not suitable for septic tank scape around Sully. cover or planted screening. construction. Views to the north are particularly B. Agriculture may be considered an ap­ F. Additional commercial uses should be spectacular and should be preserved. All of these propriate interim use in those areas planned for limited to the area in which commercial uses factors will constrain the type and pattern of airport-oriented uses west of Centreville Road. presently exist; further commercial zoning in development that may occur. Farms should be preserved if possible, through Floris should not take place.

ra34 Fairfax County Comprehensive Plan, 1986 Edition, Area III

G. Land in this sector which is in the Dulles Transportation Airport Noise Impact Area should be planned to A. To ensure adequate access, an improved conform with the policies that apply to this area two-lane section of Rock Hill Road should be con­ as described at the beginning of the Area III sec­ structed by developers from Route 606. This will tion of the Plan. meet County standards up to 5500 vehicles per day (and possibly up to 8000 vehicles per day with Public Facilities VDH&T approval). Parks, Recreation and Open space It is essential that Loudoun County continue A. Complete development of Sully Plantation to limit development with Rock Hill Road access Park. to 100,000 square feet of office space. It is also B. Develop active park recreation facilities at essential that Loudoun County continue to pursue Floris Park. significant construction and upgrading of Route C. Community parkland should be acquired. 636 and Rock Hill Road in Loudoun County in The stream valleys of Horsepen Run and Frying order to assure adequate access for all proposed Pan Branch should be preserved. Open space office/industrial development in Loudoun County. park and recreation facilities should be acquired Should any future traffic be allowed to use Rock to serve employment uses that develop near Hill Road to access development in Loudoun Dulles Airport. County, future study will be needed to assure ade­ quate access to this area through both counties. Other Public Facilities B. Additional transportation recommendations A. Provide a fire station to serve the planned for this sector are included in the Transportation industrial development in this sector, to be phased section of the Plan. with the development of the area. B. An adequate water supply and water distribution system should be provided for fire pro­ tection services.

Environment A. Preserve the Horsepen Run and Frying Pan Branch stream valleys partly by dedication. B. Water quality recommendations presented at the beginning of the Area III section of the Plan should be applied to those lands within the Occo­ quan Basin. C. The clustering of development, where com­ patible, is strongly advised because it increases open space and has a beneficial effect on water quality in the Occoquan Basin. D. Aircraft noise mitigation recommendations presented at the beginning of the Area III section of the Plan should be applied to those lands within the Dulles Airport Noise Impact Area. E. Highway noise mitigation should be pro­ vided for noise-sensitive land uses so as to ensure a healthful living and working environment in which speech and activity interference is mini­ mized in both interior and exterior areas.

History and Archaeology A. Sully Historic District 1. Zoning within the historic district (Appen­ dix 1, A1-300 of the Zoning Ordinance) is a mixture of residential and industrial areas. Residential dwellings are limited to single- family detached units. Industrial uses are limited to those permitted by right, special per­ mit or special exception in the I-4 District. The height of freestanding signs should not exceed 10 feet. 2. All improvements, to include structures, signs, fences, street furniture, outdoor graphics, public and private utilities, should be designed and installed to be compatible with the Sully complex in terms of mass, scale, color and visual impact. A planted buffer hav­ ing a 200-foot minimum width should be pro­ vided along all lot lines which are contiguous to the Sully property. All development within the historic district shall be reviewed by the Ar­ chitectural Review Board. B. A historic district should be studied for the area around Frying Pan Church, so that develop­ ment in the immediate environs of the site will be subject to special provisions and review of the Ar­ chitectural Review Board.

in 35 Fairfax County Comprehensive Plan, 1986 Edition, Area III

OQWEST OX COMMUNITY U rU PLANNING SECTOR

This sector is south of Reston (Sector UP5) Transportation Other Public Facilities generally between Centreville Road and Vale Roads have become inadequate in the sector Fox Mill and Navy/Vale Fire Stations are Road. because development in the area, particularly in located within the sector. Reston, has increased rapidly in recent years. Transportation is completely automobile depen­ Housing Land Use dent. There is no bus service in the sector. Existing below market housing sites in this A pattern of moderate-density residential use Although Route 50 is still at level of service A/B Sector, if any, are listed in a Table in the Housing has been established in southern and eastern por­ (not over capacity), the secondary roads are over Chapter of the Background section of the Plan, tions of the sector including one acre and one-half capacity. Centreville, Fox Mill, West Ox, and and proposed below market housing sites in this acre and one-quarter acre development. There is Lawyers Roads are either congested or over Sector, if any, are listed in a Table in the Housing a mixture of older dwellings and new subdivision capacity. Internal circulation is adversely affected Chapter of the Recommendations section of the development, ranging from highto moderate- by congestion. New development in the sector Plan. income dwellings. Much of the land on the east and in.surrounding areas will further impact this side of the Centreville Road corridor is situation. West Ox Road is extremely congested undeveloped. The major land use problem is and operating at failing levels of service, espe­ Environment stabilization of uses at lower densities. It is impor­ cially in the Route 50 vicinity. Horizontal align­ This sector is located in the Horsepen Run, tant to maintain a mediumand low-density residen­ ment improvements are needed on several sec­ Cub Run and Difficult Run watersheds. It is tial development pattern this sector to preserve tions of this roadway to improve safety and reduce located at the Piedmont and Triassic geological the existing development and to prevent en­ accidents. Future traffic volumes are projected to contact. The sector is transected by the Atlantic croachment of higher density development from warrant the widening of this road to four lanes, Seaboard Corporation utility easement, Frying Reston and Chantilly. Frying Pan Park is a model even with alternative routes in existence. Pan Branch, South Fork and Difficult Run stream farm in this vicinity, which may be the only prac­ Therefore, right-of-way necessary to accom­ valleys. Several tributaries of Flatlick Branch and tical preservation of the working farm possible modate four lanes should be obtained as develop­ Cain Branch originate within this sector. They are under present County policies. ment occurs in the West Ox corridor. part of the upper watershed of the Occoquan Reservoir. The Difficult Run Environmental Qual­ Local-serving commercial uses are located out­ ity Corridor has been classified as a critical en­ side the sector in Chantilly, Fairfax, Reston, and Public Facilities vironmental area by the State of Virginia. at the intersection of Fox Mill Road, Lawyers Schools Floodplains and associated shallow bedrock Road and Reston Avenue. Fox Mill and Franklin Park Elementary Schools depth pose some constraints to development. The are located within the sector. area contains soils with relatively good bearing capacity but severe erodibility. Parks, Recreation and Open Space The portion of this sector within the Difficult The following parks are located within the sec­ Run watershed was the subject of an environ­ tor: Clarke's Landing, Floris, Frying Pan, Garn- mental and land use study. (See the Difficult Run chayne, Horsepen Run Stream Valley and Difficult Headwaters Land Use Study, April 1978 prepared Run Stream Valley. by the Office of Comprehensive Planning.) The study area was analyzed for its ability to accept various density categories and simultaneously maintain high-quality environmental standards. The primary environmental objectives concerning this area relate directly to the impacts created by urbanization such as increased stormwater runoff values; increased nonpoint source pollution loadings; stream channel enlargement; loss of high-quality wildlife habitats; increased number of septic fields and possible soil, overburden and groundwater contamination from septic effluent. The study area was reviewed for its sensitivity to these impacts. A detailed environmental inventory was com­ piled that identified geologic, topographic, hydrologic, vegetative, soil, wildlife, air quality, noise and open space factors. This information was then used to prepare an overall land use design that would minimize the impacts from development in a region that is not planned for sanitary sewer service. The result is an en­ vironmentally sensitive plan that takes topographic forms for boundaries. An environmental quality corridor (EQC) was outlined. It was determined by use of a U.S. Forest Services water quality filter strip equation, areas of steep slopes, U.S. Geological Survey designated 100-year floodplain, and existing parkland. Plant nutrient uptake capabilities of the filter strip will slow and filter overland stormwater runoff prior to its introduction to the streams. A portion of the stream valley and adjacent land within this Planning District/Planning Sector is within the dam failure impact area for a pro­ posed or existing dam. The extent of development within these impact areas should be minimized in Additional land use policies for the Dulles y. the interest of public welfare and safety. For Airport Access Road corridor are discussed ^ details on the extent of this area, refer to the sec­ on page III 132. tion on potential dam failure impact areas, in the Environmental Chapter.

m 36 Fairfax County Comprehensive Plan, 1986 Edition, Area III

RECOMMENDATIONS although lower density should still be located in ing Park on the south be developed at a density of .2-.5 the eastern portion of the area. Also, the dwelling units per acre preferably at the lower density Part of this sector is within the watershed of the perimeter of the development, adjacent to lower level. Occoquan Reservoir. Special recommendations, density residential communities, should be low- resulting from the 1982 Occoquan Basin Study, density residential so as to be compatible with ex­ are presented at the beginning of the Area III isting and planned adjacent residential areas. Plan. These apply to affected lands in this sector Long narrow ridge lines with thin over­ Western Portion of Sector in addition to the sector recommendations listed burden, highly erosive soils, steep topography, A. In order to establish a clearly defined below. high quality vegetation and poor access are pro­ employment/ commercial focus for the southern posed for low density (5 acre or larger) uses. Two sector of the Dulles Airport employment corridor, Land Use to five acre lots (.2-.5 dwelling unit per acre) are it is recommended that parcel 25-3 ((1)) 15 be Eastern Portion of Sector proposed for areas adjacent to streams where comprehensively developed in a mix of employ­ The following land use and densities are topography is relatively steep, overburden ment, commercial, recreational and residential appropriate to prevent the encroachment of higher moderately thick (10-50 feet) and soils moderately uses. Planned use of this parcel would include densities from Reston and Chantilly: erosive. Areas on plateaus or ridge lines where office/light industrial employment activity, related A. The area generally between Fox Mill Road, thick overburden (50 feet *), gently sloping local-serving retail activity and recreation and Lawyers Road, West Ox Road and the Springfield topography, good septic suitability soils, mixed residential uses. There should be adequate open Bypass .is recommended for 1-2 dwelling units per vegetation and varied access points are present space to provide a buffered transition to residen­ acre. combine to form areas preferable for somewhat tial uses. Residential use should be at an overall B. The area bounded by Fox Mill Road, Bennett higher density development (.5-1 dwelling unit per density of 2-3 dwelling units per acre. Road, West Ox Road, Thompson Road, and Lawyers acre). Factors other than environmental considera­ Development of this property should be Road is planned for residential use at .5-1 dwelling units tions were also evaluated before arriving at the phased so that the construction of residential per acre. As an option, up to 2 dwelling units per acre land use recommendations shown on the Plan units, development of recreational areas and the may be appropriate for the portion south and southeast map. Since adoption of the Plan recommenda­ provision of landscaped open space buffers of the Franklin Farms community and west of West Ox tions for Sectors UP5 and UP8, there has been precede commercial and/or office/light industrial Road (map 35-2((1)) lots 46,47,51,52,53, and 54,54A; substantial development, primarily 1-2 acres per development. map 35-4((1)) lots 4, 4A, 4B, 4C, 4D, and 10) provided unit cluster subdivisions, which limit the options B. Density should generally be between 2-3 that: for planning totally this sensitive headwaters area dwelling units per acre east of Centreville Road • substantial parcel consolidation is achieved to only for very low densities. Existing and commit­ except for that area west of Ashburton Avenue ex­ ensure that the property is developed under the ted development is used in Plan recommenda­ tended, south of the land presently zoned for planned development concept; tions in many areas of the Difficult Run head­ residential development at a density of 2-3 dwell­ • the property is developed within a planned de­ waters in terms of compatible density. New ing units per acre, and east of the land shown for velopment concept, with substantial open space development should also be compatible with the 2-3 dwelling units per acre on the Plan map, and with lots abutting Willow Glen similar in size established development pattern in its vicinity with which should be 1-2 dwelling units per acre. The to foster compatibility. The higher density single similar lot sizes, provided such would not be land east of Ashburton Avenue and Ashburton family lots should be concentrated internally to detrimental to environmental amenities. Avenue extended is planned for .5-1 dwelling.unit the development. Large lots should be located Design controls for the site and road system per acre. along the peripheries to provide the transition be­ are key factors in arriving at the land uses shown To assure a viable transition between the tween densities. It is anticipated that this option on the Plan map. The controls listed in Environ­ 1-2 dwelling units per acre and the .5-1 dwelling area be developed in single family detached ment Recommendation B should be incorporated unit per acre density ranges, the eastern portion dwelling units; into any site and road system prior to develop­ of the 1-2 dwelling units per acre area which lies • access to the northern portion of the option area ment approval. along Ashburton Avenue extended should not ex­ (35-2((1))46, pt. 52) is provided by Pond Crest and D. While clustering of residential development ceed 1 dwelling unit per acre. Such development Willow Glen Drive to Franklin Farms Road; ac­ is an appropriate method of preserving open should be of sufficient depth to establish a one- cess to the southern portion of the option area space and benefiting water quality in the Occo­ acre or more lot size character in this area. is provided from West Ox Road and Oxon Road; quan Basin (part of which is in this sector), it Portions of the residential area north of and should be controlled so that the existing character Horsepen Run, south of the Dulles Airport Access • a more detailed transportation analysis is per­ of development is maintained. In this area, no Road industrial area, west of the Colonial pipeline formed in conjunction with a rezoning application, subdivision lot should be smaller than 15,000 and Fox Mill Estates and east of Centreville Road and the developer agrees to provide the road im­ square feet. containing desirable environmental features, such provements found to be needed as a result of that In addition, the clustering of residential lots as woodlands, streams and rolling topography, analysis. shall not be approved for subdivisions in which should be left undeveloped or developed at very C. A special study has been completed that any residential lot would have direct vehicular ac­ low-density with other areas accommodating a details an environmentally sensitive land use plan cess onto Fox Mil! Road, Stuart Mill Road, Vale larger share of the planned overall density in a for the headwaters regions of the Difficult Run Road, West Ox Road, Bennett Road, Lawyers variety of housing types and arrangements. Land watershed. The results of this study, together with Road, or Pinecrest Road. A natural buffer strip, consolidation should be accomplished prior to other factors such as existing and committed not less than 25 feet in width, shall be provided development where possible. Overall densities development in the area and site and road design between all cluster lots and the right-of-way for the should not exceed the planned 2-3 dwelling units controls, are reflected on the land use map for this roads listed above with no direct vehicular access per acre. area which designates the recommended land permitted. C. The area generally bounded by Centreville Road, uses and densities. E. Local-serving commercial use in the Fox Mill West Ox Road, Borneham Woods and Cedar Lake Owners of very large tracts should be en­ Road/Lawyers Road/Reston Avenue/Pinecrest Road Estates West is recommended for residential use at 1-2 couraged to plan and develop these tracts as an vicinity should be confined to the planned Fox Mill dwelling units per acre. Density at the upper end of the entity. Also owners of small parcels adjacent to Shopping Center. Future local-serving commercial ac­ 1-2 designation is appropraite and should be achieved. large parcels should endeavor to consolidate with tivity, if needed, should be near or along Centreville Access to the site should be from West Ox Road. larger tracts in order to create a more integrated Road and developed in conjunction with planned D. Some neighborhood commercial facilities should development. Such development could result in a residential development. Isolated commercial uses be provided for this residential development although more imaginative design; greater preservation of should not be permitted. Reston and Chantilly will be the prime location. environmental and scenic amenities; more F. With the completion of the Police and Fire E. Farms, such as that at Frying Pan, should be realistic road alignments and a greater variety of Station north of Route 50 and west of West Ox preserved, if possible, through agricultural easements open spaces, recreational facilities and housing Road, the site of the Navy-Vale Fire Station will (R-A zoning district) or established tax incentives, to types. The development should generally adhere not be a functional facility and consideration provide open space and buffers between employment to the overall densities recommended in the should be given for the provision of an appropriate uses and residential areas. adopted Plan and map with the lower densities community-serving use on the property such as a located in the eastern portion of the area, acting public library. If such a use cannot be designated Public Facilities as a transitional area between the higher densities for the property in a reasonable length of time, it Parks, Recreation and Open Space and the environmentally sensitive headwaters of should be planned for residential use at .5-1 dwell­ A. Develop Frying Pan Park as a model farm the Difficult Run. If the area is eveloped as a low- ing unit per acre to be compatible with adjacent and show area for livestock. density planned unit development with significant properties. B. Acquire community parkland in areas of environmental, recreational amenities and public G. The area bounded by Stuart Mill Road on the future residential development (e.g., off southern facilities provided, some flexibility would be ap­ east, private open space and Oakton Woods on the portion of Bennett Road). Dedication of land abut­ propriate as regards the density distribution, north, Linda Marie Drive on the west and Clarks Land­ ting the existing Board of Supervisors-owned land

in 37 Fairfax County Comprehensive Plan, 1986 Edition, Area III

could provide an expanded park should develop­ ment occur around this former right-of-way. C. Acquire portions of the Difficult Hun, Horsepen, and Frying Pan stream valleys through dedication as development occurs, and preserve other portions in their natural state. D. Acquire and develop a community park in the northern portion of the sector which serves the Greg Roy community. E. Develop Clarks Landing Park (formerly Timberlake Park) with recreational facilities to serve Clarks Landing and adjacent subdivisions. F. Acquire and develop a community park in the southern portion of the sector which serves the Navy-Vale community.

Other Public Facilities A. An adequate water supply and water distribution system should be provided for fire pro­ tection services. B. Construct a fire station along Centreville Road to serve planned development in the area.

Environment A. Require that any development in the head­ waters of the Difficult Run stream valley be sen­ sitive to water quality issues. Such sensitivity includes minimal impervious surface, stringent sediment control during construction, and storm­ water management designed to protect water quality. B. Design controls for the Difficult Run head­ waters include the following: 1. All major collector and subdivision roads should be oriented to uplands and ridge lines. 2. Small subdivision streets or access roads should not cross streams or major swales as this interrupts and disregards the EQC net­ work, promotes nonpoint source pollution loadings and excessive cut and fill. 3. The Difficult Run Environmental Quality Corridor should be protected by dedication or acquisition. 4. Tract consolidation may be appropriate prior to development. 5. Developers are encouraged to design with varying lot sizes corresponding to the planned land use densities, even if the area to be developed involves more than one land use density category. 6. The use of adequate buffers, landscap­ ing and substantial building setbacks should be provided to preserve the present character of this area when viewed from collector and minor arterial roads. C. Acquire parkland along the Horsepen Run stream valley in accordance with the Fairfax County stream valley policy. D. Apply water quality recommendations presented at the beginning of the Area III section of the Plan to those lands within the Occoquan Basin. E. Provide highway noise mitigation for noise sensitive land uses so as to ensure a healthful liv­ ing and working environment in which speech and activity interference is minimized in both interior and exterior areas. F. Preserve the environmental quality corridor system as described at the beginning of the Area III section of the Plan, including those EQC lands along Flatlick Run and Cain Branch tributaries, through a variety of implementation methods.

Transportation A. The transportation recommendations for this sector are included in the Transportation sec­ tion of the Plan. Fairfax County Comprehensive Plan, 1986 Edition, Area III

nO| LEE-JACKSON COMMUNITY U PLANNING SECTOR

The shaded areas are part of the Chantilly-Route 50 Complex Area discussed beginning on page III 83.

Additional land use policies for the area at Route 50 and Centreville Road are discussed on page III 132.

This sector includes stable areas and portions of The hatched area is part of the Fairfax Center Area the Chantilly-Route 50 Complex Area and the Fair­ discussed beginning on page III 85. fax Center Area.

Land Use The stable area of this sector includes residen­ tial development along Thompson Road, Murray Sector, if any, are listed in a Table in the Housing designed to minimize visual impacts on the residential Farms, Chantilly Estates, Fairwood Estates and Chapter of the Recommendations section of the community and that the overall FAR on the site does the International Golf Course. Plan. not exceed .2. The southern 7.5 acre portion of this site Except for Chantilly Estates, all of the residen­ is planned for private open space and should not be Environment tial areas consist of large lots of one to several developed without due consideration for the proceed­ This sector is located where the Triassic geo­ ing buffer provisions. acres. There is pressure for both townhouse, logic province and the Piedmont province join. It is apartment, and commercial uses in the Route 50 in the Cub Run watershed and is traversed by the Public Facilities corridor, which could have an adverse impact on Flatlick Branch stream valley. Parks, Recreation and Open Space existing development. This sector is impacted by several development A. Acquire land for community parks in future Local-serving commercial uses are located on constraints—noise from Dulles Airport, highway development areas through dedication. the south side of Route 50. Regional-serving com­ noise and shallow depth to bedrock. Lands af­ mercial uses are in Fairfax, Vienna, and Tysons. fected by the Dulles Noise Impact Area are lo­ Other Public Facilities cated in the Chantilly-Route 50 Complex Area. A. Relocate the Navy-Vale Fire Station to Transportation Route 50 near West Ox Road. Route 50 is the major access to the sector. The RECOMMENDATIONS B. An adequate water supply and water distri­ facility is now congested at peak hours and will bution system should be provided for fire protec­ need upgrading as substantial new development All of this sector is within the watershed of the tion services. occurs. The closest public transportation is bus Occoquan Reservoir. Special recommendations, service at Kamp Washington and Greenbriar resulting from the Occoquan Basin Study, are pre­ Environment Shopping Center. There is charter commuter bus sented at the beginning of the Area III Plan. These A. Protect the Flatlick Branch stream valley by service to Greenbriar/Brookfield. See Sector UP8 apply to affected lands in this sector in addition to dedication and/or acquisition. for discussion of the proposed improvement of the sector recommendations listed below. B. Apply water quality recommendations pre­ West Ox Road. sented at the beginning of the Area III section of Land Use the Plan to those lands within the Occoquan Public Facilities A. Low-density residential use is recom­ Basin. Schools mended in the stable areas, as indicated on the C. Apply aircraft noise mitigation recom­ Navy Elementary School is located within the Plan map. Townhouse and apartment develop­ mendations presented at the beginning of the sector. Also, Franklin Park Intermediate, under ment is not appropriate. Area III section of the Plan to those lands within construction, will be completed for the 84-85 B. Residential use in the .5-1 dwelling unit per the Dulles Noise Impact Area. school year. acre and 1-2 dwelling units per acre ranges should D. Provide highway noise mitigation for noise be planned in the vicinity of Thompson Road and sensitive land uses so as to ensure a healthful liv­ Parks, Recreation and Open Space West Ox Road, Rugby Road and Avery Road as ing and working environment in which speech and Provision for community parks and additional shown on the Plan map. activity interference is minimized in both interior active recreation will be required as significant C. The International Town and Country Club and exterior areas. development occurs. should be planned for private recreation use. E. Preserve the environmental quality corridor D. The clustering of development is strongly system as described at the beginning of the Area Other Public Facilities advised as it provides open space and has a bene­ Mi section of the Plan, including those EQC lands The Pender police/fire station site is located ficial effect on water quality in the Occoquan along Flatlick Branch and its tributaries, through within the sector. Basin. a variety of implementation methods. Housing E. Parcel 45-2((1))25 is appropriate for hospital and Existing below market housing sites in this related low intensity ancillary medical service use, Transportation Sector, if any, are listed in a Table in the Housing provided that a substantial vegetated buffer is main­ A. The transportation recommendations for Chapter of the Background section of the Plan, tained between such uses and the nearby residential this sector are included in the Transportation sec­ and proposed below market housing sites in this neighborhoods, that siting and height of buildings are tion of the Plan.

Ill 39 Fairfax County Comprehensive Plan, 1986 Edition, Area III BULL RUN PLANNING DISTRICT

The Bull Run Planning District is located in the County transportation plan will be needed. noted for its potential crushed stone resources western corner of Fairfax County. It is bounded on Changes to the transportation element of the along the Bull Run and Cub Run watershed divide. the northeast by the eastern boundary of Dulles Comprehensive Plan may be deemed appropriate Factors posing constraints to general develop­ International Airport and Route 50; on the east by and necessary, especially in the Centreville area ment in this area include the Dulles Airport Noise Ox Road and Lee Highway; on the southeast by and Route 50 corridor, to adequately address the Impact Area, an extensive environmental quality Braddock Road, Shirley Gate Road, Union Mill future transportation needs of the County. corridor which contains extensive floodplains, Road, Compton Road, and Centreville Road; on highly erodible soils covering approximately half the southwest by Bull Run; and on the northwest Public Facilities of the district and shrink-swell soils in the north­ by the Loudoun County line. Existing public facilities located within the Bull ern portion of the district. In addition, approx­ Run Planning District are listed in the accompany­ imately 90 percent of the district is part of the Land Use ing table. Triassic aquifer recharge system which is suscep­ The Bull Run Planning District has a total of As is true in Area III generally, existing school tible to contamination. 30,622 acres and is one of the least developed dis­ facilities are adequate for the existing population. This area is noted for its gently rolling land- tricts in Fairfax County. But the substantial development projected for the forms with a combination of dense deciduous Most of the development in this planning dis­ Bull Run Planning District will require additional vegetation and open fields. These features, trict has occurred along Route 50 or in and west of school facilities to meet the needs of the incom­ together with a large wildlife preserve, parks along Centreville. This scattered pattern of development ing residents. Bull Run and heritage resources, comprise an ex­ was encouraged by Sanitary District No. 12, which Due to a lack of recreation facilities, develop­ tensive open space system. established five small-area treatment plants with­ ment with active recreation facilities will be The Bull Run Planning District is extremely im­ in the planning district. Outside of these concen­ necessary to serve the people currently living in portant from a water quality perspective. The trations, the district contains a few scattered com­ the district and the expected growth of the area. Metropolitan Washington Area 208 Plan specifies munities of large-lot development and a mobile that the Occoquan watershed is a critical water­ home park. The 1983 population of the district was Environment shed which should be protected from degradation estimated to be 25,359. The Bull Run Planning District lies within the and indeed public law 92-500 stipulates that by Triassic lowland geologic province. It contains 1985, the nation's rivers and water courses must Transportation portions of the Cub Run, Bull Run, Little Rocky be cleaned up. This can be accomplished by con­ Access to the District of Columbia is excellent. Run and Popes Head Creek watersheds. trolling two sources of pollution; one is point I-66, Route 29 and Route 50 are major east-west ar­ This district contains numerous environmental sources (sewage treatment plant effluents), the terials, which extend from Washington, D.C., resources. The western portion of this district is other is nonpoint sources of land runoff. The land through Fairfax to Loudoun County. Route 28 is the major north-south arterial, which extends from Route 7 to Sterling Park in Loudoun County, PLANNED RESIDENTIAL INFILL-BULL RUN PLANNING DISTRICT through the western part of Fairfax adjacent to Dulles Airport and through Centreville to Manas­ sas in Prince William County. The proximate in­ Existing (1983) Estimated Additional At Buildout tersection of i-66, Route 29 and Route 28 at Cen­ Unit Type Number Percent Number Percent Number Percent treville provides a focus for potential large-scale development. Internal circulation is generally ade­ Single-family 6,233 71.5 17,374 55.8 23,607 59.2 quate, although congestion is increasing on the major arteries and especially at their intersections Townhouse 2,186 25.1 7,026 22.5 9,212 23.1 (e.g., central Centreville). Beyond the major high­ ways, circulation is on narrow, winding and hilly Apartment 296 3.4 6,766 21.7 7,062 17.7 rural roads which are adequate for the present scattered population, but which would require Total 8,715 100.0 31,666 100.0 39,881 100.0 major improvement if development occurs. With the adoption of the Occoquan Basin Source: Office of Research and Statistics, January 1983. Study recommendations for changes in various County land uses, a reevaiuation of the Fairfax

EXISTING PUBLIC FACILITIES June 1983

Schools Parks, Recreation Other Public Sector Elementary Intermediate High School and Open Space Facilities

BR1 Dulles Airport

BR2 Cub Run Stream Valley Chantilly Police District Station

BR3 London Towne Rocky Run Chalet Woods, Ellanor C. Lawrence, Chantilly Fire Station, Flatlick and Country Club School Site, Cub Run and Middle Cub Sewage Treatment Rocky Run Stream Valleys Plant Sites (surplus), two School Sites

BR4 Brookfield, Chantilly Greenbriar, Flatlick Frog Branch and FCWA Western Shop and Property Greenbriar East, Rocky Run Stream Valley Yard, New Beginning, Park Autho­ Greenbriar West rity Nursery/Maintenance Facility

BR5 Northern Virginia Regional Park Upper Occoquan Sewerage Authority Authority Plant

BR6 Centreville Arrowhead Centreville Library, Centreville Fire Station, Library Site

BR7 West Ox, Brentwood, Piney Branch Fire Training Center, Solid Waste Stream Valley Transfer Station, Animal Shelter, EMTA Maintenance Facility, State Prison Camp

in 40 Fairfax County Comprehensive Plan, 1986 Edition, Area III AREA III

AREAS RELATED TO DULLES AIRPORT AND ACCESS ROAD

BR2 UPPER CUB RUN'T-;

BULL RUN PLANNING DISTRICT

m 4i Fairfax County Comprehensive Plan, 1986 Edition, Area III

use development process in this district is espe­ History and Archaeology Recommendations cially important for the nonpoint source pollution Since the Bull Run Planning District is one of The major heritage resource preservation control program. Therefore, land development the least developed districts in the County, a guidelines for the Bull Run Planning District are: decisions in this area should be carefully con­ number of heritage resources have already been • consideration of heritage resources at the sidered for their water pollution impact upon the identified, and the potential is very high for addi­ earliest planning stages of development, Occoquan. tional resources to exist relatively intact. This • the investigation of sensitive areas for A portion of the stream valley and adjacent district has produced some of the most important heritage resources. land within this Planning District/Planning Sector prehistoric archaeological resources identified in is within the dam failure impact area for a pro­ the County. The Cub Run and Bull Run flood- posed or existing dam. The extent of development plains are particularly sensitive areas. There are within these impact areas should be minimized in several important historic resources in the District, the interest of public welfare and safety. For a number of which represent events of the Civil details on the extent of this area, refer to the sec­ War. There is a high potential for the identification tion on potential dam failure impact areas, in the of additional resources indicative of other periods Environmental Chapter. in the District's history, and of the historical growth of Centreville and Chantilly. Some of the known historic resources include Walney and Cabell's Mill at E. C. Lawrence Park and Bull Run Stone Bridge.

Q-f DULLES AIRPORT B • I I COMMUNITY PLANNING SECTOR

This sector lies entirely within the Dulles Inter­ national Airport property which is the property of the U.S. Government and, therefore, it does not fall within the jurisdiction of Fairfax County planning. At present, the Federal Aviation Administration (FAA) is conducting an airport master planning program which is designed to address regional needs in relationship to the airport. It is essential that the County monitor this planning activity and become an active planning partner along with the FAA and Loudoun County. Two areas of concern to the County, aircraft noise impacts and indus­ trial and commercial development programs, bear especially close scrutiny as they have a major ef­ fect on County development potentials in the air­ port area.

Ill 42 Fairfax County Comprehensive Plan, 1986 Edition, Area III

E. Agriculture may be considered an ap­ propriate interim use in those areas planned for airport-oriented uses. F. Land in the westernmost portion of the sec­ tor is planned for residential use at a maximum density of .2 dwelling unit per acre to conform with findings in the Occoquan Basin Study which con­ cludes that urban use should occur in Centreville, Chantilly and the area generally east of Cub Run. G. The clustering of development, where com­ patible, is strongly advised because it increases open space and has a beneficial effect on water quality in the Occoquan Basin. Clustering also provides flexibility for low-density residential development in the area which has public sanitary sewer. H. Land in the 35-40 NEF contour area west of Cub Run (no farther north than the Pleasant Valley subdivision) and between Cub Run and Flatlick Run in the vicinity of Braddock Road (see Plan map) should be planned for agricultural or EQC use. A less desirable but achievable option for this land is industrial use if parcels are con­ solidated, buffering for adjacent existing or poten­ tial residential use is provided and access is pro­ vided that does not cause employment traffic to traverse the residential areas south along Brad­ dock Road. I. Additional local-serving commercial uses Environment should be located on Route 50 at Centreville This sector is located in the Cub Run water­ Road. shed. It is transected by Schneider Branch, Cain J. Land between Cub Run and Flatlick Run, in Branch, Sand Branch, Dead Run and Cub Run, the vicinity of Braddock Road should be planned all tributaries of the Occoquan Reservoir. for residential use at a maximum density of 0.2 Environmental constraints to development in­ dwelling unit per acre. The portion north of Brad­ clude the Dulles Airport Noise Impact Area, dock Road may be appropriate for industrial use if, and only if, parcels are consolidated and devel­ This sector is bounded by Dulles Airport, Lee highway noise impacts, extensive floodplain, oped in a unified manner; a substantial undevel­ Road, Braddock Road and the Loudoun County shallow bedrock, and shrink/swell soils. oped buffer of not less than 250' consisting of ex­ line. Extensive woodlands and several small ponds visually enhance this sector. isting and supplemented vegetation and land- forms is maintained along Braddock Road; the Land Use siting and height of the proposed development Much of the area is undeveloped forest and RECOMMENDATIONS does not create a negative visual impact on ex­ meadowland. Development is difficult on septic isting or potential residential communities; and, systems because of soil conditions. Existing All of this sector is within the watershed of the coordinated employment access is accommo­ residential development includes Pleasant Valley Occoquan Reservoir. Special recommendations, dated from the northeast, with no access from and Dulles Friendly Village mobile home park. resulting from the Occoquan Basin Study, are Braddock Road. Both communities are impacted by noise from presented at the beginning of the Area III section Dulles Airport. of the Plan. These apply to affected lands in this Braddock Road is intended to remain a resi- dentially oriented road with its rural character to A large proportion of the land in this option sector in addition to the sector recommendations remain intact. The incorporation of a substantial area is in the Dulles Airport Noise Impact Area listed below. buffer with any industrial development is intended and should be planned to conform with the to provide the transition between residential and policies that apply to this area as described at the Land Use nonresidential land in this area. No development beginning of the Area III section of the Plan. A. Land in this sector which is in the Dulles or parking is appropriate within this buffer area. There are no local serving commercial uses in Airport Noise Impact Area should be planned to this area. Commercial uses are located on Route conform with the policies that apply to this area 50 in Chantilly. as described at the beginning of the Area III sec­ Public Facilities tion of the Plan. Parks, Recreation and Open Space Transportation B. The Area north of Route 50 next to Dulles A. Develop a small community park to serve Route 50 is the major access to the sector. Airport is appropriate for airport-oriented industrial Friendly Village. Traffic congestion is increasing on Route 50 and and employment uses because of severe noise it will need upgrading as new development occurs impact and proximity to the airport. Other Public Facilities in the corridor and in Loudoun County. C. Dulles Meadows should not be expanded be­ A. An adequate water supply and water cause it is located within an area so impacted by sig­ distribution system should be provided for fire pro­ Public Facilities nificant airport noise that mobile homes are not an tection services. Portions of the Cub Run Stream Valley Park appropriate use. B. The site of the Upper Cub Run sewage are located in this sector. D. In the long term, land now occupied by Dulles treatment plant should be retained in public use. The Chantilly Police Substation, which is Meadows mobile home park is appropriate for indus­ The site should be used as a storage site for con­ located in this sector, is inadequate and in need trial use because of the projected severe noise impact struction materials. of replacement. and its proximity to the airport and major transporta­ C. Relocate the Chantilly Police Substation to A 13.8-acre County-owned parcel, formerly tion facilities, Route 50 and Route 28. However, until the joint police/fire station site on Route 50. used for the Upper Cub Run sewage treatment redevelopment occurs, Dulles Meadows should be plant, is located in this sector. recognized as a nonconforming residential area, and Housing This area is served by the UOSA treatment transitional screening requirements on adjacent Existing below market housing sites in this plant which was completed in I978. The area is industrially-planned parcels should neither be waived Sector, if any, are listed in a Table in the Housing located within the Occoquan watershed, making or modified to protect the residents of the mobile home Chapter of the Background section of the Plan, extensive septic development undesirable. park. and proposed below market housing sites in this

III 43 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Sector, if any, are listed in a Table in the Housing Chapter of the Recommendations section of the Plan.

Environment A. The Cub Run stream valley should be preserved through dedication and/or acquisition. The Cub Run stream valley includes the Cub Run and Cain Branch in this sector. B. Apply water quality recommendations presented at the beginning of the Area III section of the Plan to those lands within the Occoquan Basin. C. Apply aircraft noise mitigation recommen­ dations presented at the beginning of the Area III section of the Plan to those lands within the Dulles Noise Impact Area. D. Provide highway noise mitigation for noise sensitive land uses so as to ensure a healthful liv­ ing and working environment in which speech and activity Interference is minimized in both interior and exterior areas. E. Preserve the environmental quality corridor system as described at the beginning of the Area III section of the Plan, including those EQC lands along Cub Run, Flatlick Branch, Cain Branch, Sand Branch, Dead Run and their tributaries, through a variety of implementation methods.

History and Archaeology A. There are numerous prehistoric and historic archaeological resources in the vicinity of Upper Cub Run and Route 50 which should be considered for preservation.

Transportation A. The transportation recommendations for this sector are included in the Transportation sec­ tion of the Plan. Fairfax County Comprehensive Plan, 1986 Edition, Area III O FLATLICK COMMUNITY R O PLANNING SECTOR

The hatched area is part of the Areas Related to Dulles Airport and Access Road discussed beginning on page III 132.

This sector includes areas, the Fairfax Center Area, the Centreville Area and the Chantilly-Route 50 Com­ plex Area.

Land Use With the exception of Country Club Manor, Belle Pond Farm, Pleasant Hills, Chalet Woods and London Towne, the sector is undeveloped with some active farmland. The sector has 6,786 acres. Most of the hous­ ing is recent and in the higher income range. The Chan­ tilly National Golf and Country Club is on Braddock Road north of Country Club Manor. Land use in this sector will be influenced by the complex areas lying within and adjacent to the sector. It is important to stabilize residential areas in the immediate vicinity of Country Club Manor and Chalet Woods. There is a potential land use com­ patibility problem between London Towne and land zoned for industrial use across Route 29. Local serving commercial uses are located at Centreville. Much of the land in this sector is in the Dulles Airport Noise Impact Area and should be planned to conform with the policies that apply to this area as described at the beginning of the Area III sec­ tion of the Plan.

Transportation Major access in the north portion of the sector is Route 50 and 1-66. Route 29 and Route 28 are major roads serving the remainder of Sector BR3. The shaded area on the left is part of the Centreville The major north-south access in the sector is Area discussed beginning on page III 85. Route 28 which is becoming congested. The align­ ment of Braddock Road and its intersection with Route 28 are inadequate for substantial growth on Braddock Road. Transportation is almost exclu­ sively auto-oriented, with limited commuter bus service from London Towne to Washington, D.C.

Public Facilities Schools The London Towne Elementary and Chantilly Intermediate Schools are located within the sec­ Environment the interest of public welfare and safety. For tor. The school administration owns an elemen­ This sector is located in the Cub Run water­ details on the extent of this area, refer to the sec­ tary and an intermediate schooi site in this sector. shed. It is transected by Flatlick Branch, Round tion on potential dam failure impact areas, in the Lick Run, Cold Scent Spring Branch, Cub Run and Environmental Chapter. Parks, Recreation and Open Space Big Rocky Run. All three streams are located in The following parks are located within the sec­ the Occoquan watershed. A large area of upland tor: Chalet Woods, E.C. Lawrence, Country Club hardwood forest is found along Pleasant Valley RECOMMENDATIONS School site, (interm use agreement), Cub Run Road and is identified as a potential wildlife Stream Valley, and Rocky Run Stream Valley. habitat preservation area in the Occoquan Basin All of this sector is within the watershed of the Community parks or private recreation facili­ Study. A map showing its location, Map 4, is Occoquan Reservoir. Special recommendations, ties should be provided to serve additional devel­ presented in the beginning of the Area III section resulting from the Occoquan Basin Study, are opment in the sector. of the Plan. Much of the area is still active farm­ presented at the beginning of the Area III section land. of the Plan. These apply to affected lands in this Other Public Facilities The Transcontinental gas pipeline crosses the sector in addition to the sector recommendations The following facilities are located within the southern portion of this sector. listed below. sector: Chantilly Fire Station, and the Flatlick and This sector also contains potential crushed Middle Cub sewage treatment plant sites (both stone resources. Land Use surplus to the needs of the sewerage system). Major constraints to development include the A. Land in this sector which is in the Dulles Dulles Airport Noise Impact Area, highway noise Airport Noise Impact Area should be planned to impacts, and small and sensitive stream valleys conform with the policies that apply to this area Housing and adjacent slopes. as described at the beginning of the Area III sec­ Major assets are the Ellanor C. Lawrence Park tion of the Plan. Existing below market housing sites in this natural area and a wildlife preserve. B. Land generally located between Flatlick Sector, if any, are listed in a Table in the Housing A portion of the stream valley and adjacent Run and Big Rocky Run, in the vicinity of Country Chapter of the Background section of the Plan, land within this Planning District/Planning Sector Club Manor and Chalet Woods should be planned and proposed below market housing sites in this is within the dam failure impact area for a pro­ for residential use in the density range of 2-3 Sector, if any, are listed in a Table in the Housing posed or existing dam. The extent of development dwelling units per acre which is commensurate Chapter of the Recommendations section of the within these impact areas should be minimized in with existing development and recent zoning. Plan.

in 45 Fairfax County Comprehensive Plan, 1986 Edition, Area III

C. London Towne and the land between Lon­ Other Public Facilities don Towne and Cub Run should be planned for A. Update and improve the facilities and equip­ residential use in the 5-8 dwelling units per acre ment available at the Chantilly Fire Station. range to be commensurate with the density of B. An adequate water supply and water distri­ London Towne, This location has excellent access bution system should be provided for fire protec­ to 1-66 and therefore is appropriate for higher den­ tion services. sity residential development. C. The Flatlick treatment plant site should be D. The land between Cub Run, Flatlick used by the Department of Public Works for sew­ Branch, Braddock Road and Country Club Manor erage-related purposes. subdivision should be in private recreation and EQC use. Environment E. The land generally located between Cub A. Apply water quality recommendations pre­ Run, Braddock Road, Pleasant Valley Road and sented at the beginning of the Area III section of Route 29 should be planned for residential use at the Plan to those lands within the Occoquan a maximum density of 0.2 dwelling unit per acre Basin. to conform with the Occoquan Basin Study fin­ B. Apply aircraft noise mitigation recom­ dings, which indicate that approximately two- mendations presented at the beginning of the thirds of the land area in the County portion of the Area III section of the Plan to those lands within Occoquan Basin should be in nonurban use (see the Dulles Noise Impact Area. Occoquan Basin Study, page 127). This area is C. Provide highway noise mitigation for noise appropriate for residential use at a maximum den­ sensitive land uses so as to ensure a healthful liv­ sity of 0.2 dwelling unit per acre because growth ing and working environment in which speech and should be concentrated in Centreville and the activity interference is minimized in both interior areas east of Cub Run. and exterior areas. F. The area south of Route 50 is appropriate for D. Preserve the environmental quality corridor airport-oriented industrial and employment uses system as described at the beginning of the Area because of severe noise impact and proximity to the III section of the Plan, including those EQC lands airport. Certain areas in the Route 28 corridor are also along Flatlick Branch, Roundlick Run, Cold Scent appropriate for industrial and employment uses. This Spring Branch, Cub Run, Big Rocky Run and their includes land now zoned for these uses. tributaries through a variety of implementation G. Agriculture may be considered an appropriate methods. interim use in those areas planned for airport-oriented E. Preserve the identified wildlife habitat pres­ uses west of Centreville Road. ervation area along Pleasant Valley Road through H. Land in the 35-40 NEF contour area of Cub Run either acquisition or restriction to low-density and Flatlick Run in the vicinity of Braddock Road (see residential development (a maximum density of Plan map) should be planned for agricultural or EQC one unit per five acres) where tree preservation is use. A less desirable but achievable option for this land maximized. is industrial use if parcels are consolidated, buffering for adjacent existing or potential residential use is Transportation provided and access is provided that does not cause A. The transportation recommendations for employment traffic to traverse the residential areas this sector are included in the Transportation sec­ south along Braddock Road. tion of the Plan. I. Land in the westernmost portion of the sector should be planned for residential use at a maximum density of 0.2 dwelling unit per acre to conform with findings in the Occoquan Basin Study which concludes that urban use should occur in Centreville, Chantilly and the area generally east of Cub Run. J. The clustering of development, where compati­ ble, is strongly advised because it increases open space and has a beneficial effect on water quality in the Occoquan Basin. Clustering also provides flexibil­ ity for low-density residential development in the area which has public sanitary sewer. K. Additional local-serving commercial use should be located near Braddock and Stone Roads to serve the stable area and new development in the vicinity. L. Land generally located between Poplar Tree Road, Ellanor C. Lawrence Park, Centreville and String- fellow Road should be residential use in the 1-2 dwell­ ing units per acre range commensurate with the density of existing residential development in that area.

Public Facilities Schools A. Construct the Country Club Elementary School.

Parks, Recreation and Open Space A. Develop active recreation facilities at Cha­ let Woods Park or on the vacant elementary school site adjacent to the Country Club subdivi­ sion. B. Develop the Ellanor C. Lawrence Park. C. Acquire the surplus Middle Cub Run treat­ ment plant site as an addition to the Park Author­ ity's holdings along the Cub Run stream valley. D. Acquire parkland along the Cub Run stream valley in accordance with the Fairfax County stream valley policy. This stream valley includes the Elklick, Flatlick, Big Rocky Run, and Cub Run Branches.

Ill 46 Fairfax County Comprehensive Plan, 1986 Edition, Area III

D J STRINGFELLOW COMMUNITY B f\t¥ PLANNING SECTOR

This sector includes stable areas and portions of the Chantilly-Route 50 Corridor Complex Area and the Fairfax Center Area.

Land Use The subdivisions of Greenbriar and Brookfield are substantial communities of single-family de­ tached houses and townhouses, which include neighborhood shopping centers. There are scat­ tered, older residential dwellings in the sector. All development is oriented to Route 50. The remain­ der of the sector is undeveloped and includes some active farmland. The impact on existing stable communities of development along the Chantilly-Route 50 Com­ plex Area is the major land use issue in this sec­ tor. Local-serving commercial uses are located along Route 50. Some land between Flatlick Run and Walney Road including Rockland Village lies within the Dulles Airport Noise Impact Area and land use should conform to land use and noise compatibil­ ity policies described at the beginning of the Area III section of the Plan.

Transportation RECOMMENDATIONS Public Facilities Route 50 is the major access to the sector. Con­ Parks, Recreation and Open Space gestion is presently increasing along Route 50 in A. Develop passive recreation facilities in Frog the peak hours and the facility will have to be up­ Land Use Branch stream valley. B. Complete development of Greenbriar Park. graded to serve substantial new development in A. Land in this sector which is in the Dulles C. The site of the former Greenbriar treatment the corridor and Loudoun County. Limited com­ Airport Noise Impact Area should be planned to plant should be used for recreation purposes. muter bus service is available from Greenbriar to conform with the policies that apply to this area D. Continue the development of the Pender Washington. as described at the beginning of the Area III sec­ Park Maintenance Facility. tion of the Plan. Public Facilities B. Undeveloped land in existing subdivisions E. Develop Fairfax Center Park. Schools should be developed as currently zoned. Other Public Facilities The Brookfield Elementary, Greenbriar East C. The land along Route 50 east of the Dulles A. Relocate the Navy-Vale Fire Station to the Elementary, Greenbriar West Elementary and Airport Noise Impact Area and including general vicinity of West Ox Road and Route 50 to Chantilly High Schools are located within the sec­ Pinewood Meadows, Winding Brook, Brookside improve fire and rescue services to the Route 50/ tor. and Brookleigh should be residential use at a den­ Greenbriar area. sity of 8-12 dwelling units per acre commensurate B. Colocate a new police substation (to re­ Parks, Recreation and Open Space with the density of these subdivisions. place the Chantilly substation), with the relocated The following parks are located within the sec­ D. Land between the Brookfield subdivision, Navy-Vale Fire Station. tor: Fairfax Center, Greenbriar, Flatlick Stream Poplar Tree Road and Stringfellow Road is plann­ C. An adequate water supply and water distri­ Valley, Frog Branch Stream Valley, and Rocky ed for 2-3 dwelling units per acre commensurate bution system should be provided for fire pro­ Run Stream Valley. with the density of Brookfield. tection services. E. Land in the Dulles Airport Noise Impact Other Public Facilities Area, including Rockland Village subdivision, Environment The following facilities are located within the should be planned for industrial use to conform A. Apply water quality recommendations pre­ sector: Water Authority western shop and property with Plan policies for land use and noise com­ sented at the beginning of the Area III section of yard, New Beginning (alcohol intermediate care patibility described at the beginning of the Area III the Plan to those lands within the Occoquan facility), and the Park Authority nursery and park section of the Plan. Basin. maintenance facility. F. The parcels immediately west of Flatlick B. Apply aircraft noise mitigation recom­ Branch on the south side of Route 50 are planned mendations presented at the beginning of the Housing for low-intensity retail use under the following Area III section of the Plan to those lands within Existing below market housing sites In this conditions: the Dulles Airport Noise Impact Area. Sector, if any, are listed in a Table in the Housing 1. the maintenance of the historical integrity C. Provide highway noise mitigation for noise Chapter of the Background section of the Plan, of the Mitchell-Weeks house and original out­ sensitive land uses so as to ensure a healthful liv­ and proposed below market housing sites in this buildings by preservation or incorporation of ing and working environment in which speech and Sector, If any, are listed in a Table in the Housing the major elements of the historic house into activity interference is minimized in both interior Chapter of the Recommendations section of the a new structure; and exterior areas. Plan. 2. the provision of signing and lighting D. Preserve the environmental quality corridor which is compatible with the historic structure. system as described at the beginning of the Area Environment G. The clustering of development where III section of the Plan, including those EQC lands The major natural environmental features of compatible is strongly advised as it provides in­ along Flatlick Branch, Big Rocky Run, Frog the sector are Frog Branch, a tributary of Flatlick creased open space and it has a beneficial effect Branch, and their tributaries, through a variety of Run, and Big Rocky Run. This entire sector is lo­ on water quality in the Occoquan Basin. Implementation methods. cated in the Occoquan Reservoir watershed. H. Land generally located south and west of Major environmental constraints include the envi­ Brookfield near Poplar Tree Road should be Transportation ronmental quality corridors of these streams, air­ residential use in the 2-3 dwelling units per acre A. The transportation recommendations for craft noise within the Dulles Airport Noise Impact range which is commensurate with the density of this sector are included in the Transportation sec­ Area, and highway noise. existing development in the immediate area. tion of the Plan.

Ill 47 Fairfax County Comprehensive Plan, 1986 Edition, Area III O |- STONE BRIDGE COMMUNITY B Hy PLANNING SECTOR

This entire sector is designated as stable. It is located on Bull Run in the southwestern corner of the County and bounded by Prince William County and Loudoun County.

Land Use Most of the sector is undeveloped and includes forest and farmland. There are four older large-lot residential subdivisions—Cedar Springs off Route 29 at Cedar Springs Road, a small settlement near the western end of Compton Road, Bull Run Es­ tates along Bull Run Drive south of Compton Road and Bull Run Farm. These residential commun­ ities are long-standing and should be preserved. There are scattered, older dwellings throughout the sector. Significant residential or industrial development in the area could easily impact these settlements and impact the marginal road system. The Fairfax quarry is located on Route 29 near the stone bridge and is a major source of stone for area construction industry. Other industrial uses are located near the quarry and are in poor condi­ tion giving the area a rundown appearance. Local-serving commercial uses are located in Centreville. The Bull Run Bridge Historic District is located on Route 29 at the County line. A large proportion of the land in this sector is within the Dulles Airport Noise Impact Area and should be planned to conform with the policies that apply to this area as described at the beginn ing of the Area Hi section of the Plan.

Transportation Major access to the area is Route 29. Existing secondary roads adequately serve scattered de­ velopment. Public transportation, in the form of limited commuter bus service, is available from London Towne to Washington, D.C.

Public Facilities The Bull Run Regional Park is located between 1-66 and Bull Run. It contains both active and passive recreation including a large swimming pool complex and shooting ranges which serve the Northern Virginia area. There is no need for community parkland because additional develop­ ment is not recommended, nor likely to occur because of poor soils. The regional Upper Occoquan Sewage Author­ ity advanced waste water treatment plant is located south of 1-66 near Compton Road.

Housing of the Area III section of the Plan. In addition, RECOMMENDATIONS Existing below market housing sites in this there is a primary crushed stone resource in the Sector, if any, are listed in a Table in the Housing southern portion of this sector. All of this sector is within the watershed of the Chapter of the Background section of the Plan, The sector is transected by the Atlantic Sea­ Occoquan Reservoir. Special recommendations, and proposed below market housing sites in this board Corporation and VEPCO utility easements. resulting from the Occoquan Basin Study, are Sector, if any, are listed in a Table in the Housing Constraints to development include the Dulles presented at the beginning of the Area III section Chapter of the Recommendations section of the Airport Noise Impact Area, the Cub Run flood- of the Plan. These apply to affected lands in this Plan. plain, highway noise impacts, predominance of sector in addition to the sector recommendations shrink-swell soils, and steep slopes adjacent to listed below. Environment the stream valleys. This sector comprises all of Bull Run and por­ Extensive woodlands and several small ponds tions of Cub Run watersheds. Bull Run and Cub enhance this sector visually. Land Use Run Environmental Quality Corridors along with A portion of the stream valley and adjacent A. The land on the southwest perimeter of the the Bull Run Regional Park system are the major land within this Planning District/Planning Sector County, adjacent to Loudoun County and Prince environmental features. This entire sector is is within the dam failure impact area for a pro­ William County, lying generally along Bull Run located within the watershed of the Occoquan posed or existing dam. The extent of development and the public parkland associated with Bull Run Reservoir. A large area of upland hardwood forest within these impact areas should be minimized in has remained for the most part open and unde­ is found along Pleasant Valley Road and is iden­ the interest of public welfare and safety. For veloped. Countywide planning policy has attemp­ tified as a potential wildlife habitat preservation details on the extent of this area, refer to the sec­ ted to channel new development in the western area in the Occoquan Basin Study. A map showing tion on potential dam failure impact areas, in the County into areas with locational advantages its location, Map 4, is presented in the beginning Environmental Chapter. such as Chantilly, Centreville, Reston and Hern­

ia 48 Fairfax County Comprehensive Plan, 1986 Edition, Area III

don. Relatively inaccessible areas such as this, B. Apply aircraft noise mitigation recommen­ with a history of rural development and poor dations presented at the beginning of the Area III building conditions, should not be encouraged for section of the Plan to those lands within the new development and extensive new public facil­ Dulles Airport Noise Impact Area. ities. The present character should remain intact C. Provide highway noise mitigation for noise and be encouraged not only to maintain the sensitive land uses so as to ensure a healthful liv­ semirural character of the community but to pro­ ing and working environment in which speech and tect the ecology of the area in terms of natural activity interference is minimized in both interior wildlife and water quality, which is particularly and exterior areas. sensitive in terms of the Occoquan Reservoir D. Preserve the environmental quality corridor located downstream of this area. Most of the land system as described at the beginning of the Area in this sector west of Cub Run should be in resi­ III section of the Plan, including those EQC lands dential use at a maximum density of .2 dwelling along Bull Run, Cub Run, and their tributaries, unit per acre. This is in conformance with the Oc­ through a variety of implementation methods. coquan Basin Study findings and overall planning E. Preserve the identified wildlife habitat objectives for the County. Nonurban uses now preservation area along Pleasant Valley Road predominate in the area and continue to be ap­ through either acquisition or restriction to low- propriate. density residential development (a maximum den­ sity of one unit per five acres) where tree preserva­ B. The clustering of development, where com­ tion is maximized. patible, is strongly advised because it provides in­ F. Allow for future expansion of the crushed creased open space and has a beneficial effect on stone industry in areas which are visually buf­ water quality in the Occoquan Basin. fered, topographically uncomplicated and readily C. Existing industrial land should be con­ accessible without inordinant disruption of adja­ sidered as nonconforming along Route 29 west of cent planned or existing residential or commercial the Fairfax quarry industrial node (see Recom­ properties. Permanent land development uses mendation D, below). The present industrial and should be restricted from such areas. commercial development are for the most part aesthetically unpleasant and obviate the positive History and Archaeology rural and historic milieu surrounding the Bull Run stone bridge and the Manassas National Battle­ Bull Run Stone Bridge Historic District field Park which is contiguous with this area. A. The regulations of the Bull Run Stone Bridge Historic District (Appendix 1, A1-500 of the D. Fairfax County, in conjunction with the En­ Zoning Ordinance) specify residential develop­ vironmental Quality Advisory Council, should ment limited to single-family detached units at a study the future use of quarries in Fairfax County, density not to exceed one dwelling unit per acre, and the Fairfax quarry in particular. The study with the exception of land already zoned for com­ should include environmental controls and a mercial use. Commercial uses should be limited restoration program, such controls and restora­ to tourist and local-serving uses, and all industrial tion to become a part of the next issued special uses should be prohibited. Building height should use permit. It is possible that these quarries could be limited to 35 feet and freestanding signs be used for landfilling inert substances; such as should not exceed 10 feet. All improvements, to in­ incinerated debris, or developed as lakes and clude structures, signs, fences, street furniture, recreational facilities. Parcel 64-1 ((1)) 7A should outdoor graphics, and public and private utilities, be shown for natural resources extraction use shall be designed and installed to be compatible subject to natural district overlay zoning re­ with the Bull Run stone bridge. All development quirements and review process and subject to the within the historic district will be reviewed by the mitigation of any adverse effects on residential Architectural Review Board. and other areas. Industrial use should be planned for land encompassed by the quarry property, so B. As a result of the Occoquan Basin Study that residential use is not surrounded by industrial findings and land use reevaiuation, the Bull Run use. As an alternative, residential use at the Stone Bridge Historic District should be modified lowest possible density (.2 dwelling unit per acre to provide that all planned land use be residential maximum) is acceptable. at a maximum density of .2 dwelling unit per acre. This will help maintain the rural/historic milieu of the stone bridge and Manassas National Battle­ field Park. Public Facilities Parks, Recreation and Open Space Transportation A. Acquisition of additional land by the North­ A. The transportation recommendations for ern Virginia Regional Park Authority for the Bull this sector are included in the Transportation sec­ Run Regional Park. tion of the Plan. B. Acquire the Bull Run floodplain between I-66 and the Loudoun County line for addition to the landholdings of the Northern Virginia Regional Park Authority. C. Acquire parkland along the Cub Run stream valley, in accordance with the Fairfax County stream valley policy. This stream valley includes the Elklick and Cub Run Branches.

Other Public Facilities A. Ensure the availability of sufficient and up- to-date facilities and equipment at the Centreville Fire Station. B. An adequate water supply and water distri­ bution system should be provided for fire protec­ tion services.

Environment A. Apply water quality recommendations pre­ sented at the beginning of the Area III section of the Plan to those lands within the Occoquan Basin.

m 49 Fairfax County Comprehensive Plan, 1986 Edition, Area III C CENTREVILLE COMMUNITY R O PLANNING SECTOR

This sector includes stable areas, the major portion Public Facilities of the Centreville Area, and a portion of the Fairfax Schools Center Area. Centreville Elementary School is located within Soils poor for septic system are found in the the sector. portions of the sector.

Land Use Parks, Recreation and Open Space RECOMMENDATIONS The core of Centreville contains scattered Arrowhead and Rocky Run Stream Valley residential development and local-serving and Parks are located in the sector. Active local- All of this sector is within the watershed of the highway oriented commercial uses. A few residen­ serving recreation facilities (e.g. ballfields, tennis Occoquan Reservoir. Special recommendations tial areas are located on Clifton Road and Stone courts) are needed to serve existing stable com­ resulting from the Occoquan Basin Study are Road on one-acre and larger lots. The Meadows of munities including Meadows of Newgate and Lon­ presented at the beginning of the Area III section Newgate are recent townhouse and triplex con­ don Towne. of the Plan. These apply to affected lands in this dominiums located at 1-66 and Route 29. The sec­ sector in addition to the sector recommendations tor has 4,435 acres. The remainder of the sector Other Public Facilities listed below. has large and small undeveloped parcels, general­ The following public facilities are located ly zoned R-1. A few small parcels around main within the sector: Centreville Fire Station, Cen­ Land Use roads and intersections are zoned for commercial treville Library, and a regional library site. use. The major land use and development issues The core of Centreville contains scattered residen­ are discussed in the Centreville Complex Area. Housing tial development and local-serving and highway ori­ ented commercial uses. A few residential areas are Local-serving commercial uses are located in Existing below market housing sites in this located on Clifton Road and Stone Road on one-acre the sector at the Newgate Shopping Center and on Sector, if any, are listed in a Table in the Housing and larger lots. The Meadows of Newgate are recent Route 29. Other commercial facilities are in Fair­ Chapter of the Background section of the Plan, townhouse and triplex condominiums located at I-66 fax and Manassas. and proposed below market housing sites in this and Route 29. The sector has 4,435 acres. The re­ Some land in this sector is within the Dulles Sector, if any. are listed in a Table in the Housing mainder of the sector has large and small undeveloped Airport Noise Impact Area and should be planned Chapter of the Recommendations section of the parcels, generally zoned R-1. A few small parcels to conform with the policies that apply to this area Plan. around main roads and intersections are zoned for com­ as described at the beginning of the Area III sec­ mercial use. The major land use and development tion of the Plan. Environment A part of the Big Rocky Run stream valley is issues are discussed under the Centreville Area sec­ tion of the Plan. Transportation located in the northern part of the sector, and part Major roads in the sector are i-66, Route 29, of the Little Rocky Run stream valley extends A. Land generally located between the Centreville Braddock Road and Route 28. Circulation is ex­ through the eastern part of the sector. Both Area, Little Rocky Run. Clifton Road, and the Twin cellent although congestion is beginning to occur streams are tributary to the Occoquan Reservoir. Lakes Golf Course Facility should be In residential use because of regional traffic from Prince William A privately-owned nature preserve is located in the 2-3 dwelling units per acre range as a transition County. This will continue in the future and major south of I-66 off Old Mill Road. density away from the higher density uses in the Cen­ improvements will be necessary when substantial Level Green is a well-preserved eighteenth- treville Area. growth occurs in Centreville. The alignment and century home which has been designated as a intersection of Braddock Road in two places historic site. (Route 29 and Route 28) is awkward and will need Environmental constraints to development in­ redesign in the future. There is limited commuter clude the Dulles Airport Noise Impact Area, bus service from London Towne to Washington, highway noise impacts, and the Big Rocky Run D.C. The area is also served by Trailways. and Little Rocky Run stream valleys.

in so Fairfax County Comprehensive Plan, 1986 Edition, Area III

B. Land west of the Big Rocky Run stream Public Facilities valley, north of the London Towne/Center Heights Parks, Recreation and Open Space medium density residentially planned land, is A. Acquire community parkland for active planned for residential use at 2-3 dwelling units recreation where development occurs. per acre, commensurate with the density of ex­ B. Develop Arrowhead Park on Stringfellow isting residential development and residential Road. rezonings. C. Acquire parkland along the Big Rocky Run C. The clustering of development, where com­ stream valley In accordance with the Fairfax patible, is strongly advised because it provides in­ County stream valley policy. creased open space and has a beneficial effect on water quality in the Occoquan Basin. Other Public Facilities D. Land shown on the Plan map for 2-3 dwell­ A. Provide sewer for the Clifton Road com­ ing units per acre south of Braddock Road be­ munity without damaging the Little Rocky Run tween Little Rocky Run and Twin Lakes Park stream valley. should be developed in a manner which provides B. Place needed government services in leased a substantial transitional area to lower densities facilities as demand requires. Possible services planned to the east. An overall density up to 4 include public health, mental health and retarda­ units per acre may be appropriate if all parcels are tion, and inspection services (see Introduction). consolidated or suitably integrated for develop­ C. An adequate water supply and water distri­ ment and if open space and lower densities as bution system should be provided for fire protec­ part of the development are arranged to provide tion services. the needed transitions and environmental quality corridor areas. Environment E. There should be a density transition be­ A. Acquire parkland along the Big Rocky Run tween 2-3 dwelling units per acre development in stream valley in accordance with the Fairfax Little Rocky Run and semirural density in the County stream valley policy. Johnny Moore Creek watershed to protect the B. Apply water quality recommendations pre­ character of the established community around sented at the beginning of the Area III section of the Clifton area. The density range for develop­ the Plan to those lands within the Occoquan ment in a 600-foot strip on the west side of Union Basin. Mill Road between Compton Road and planned C. Apply aircraft noise mitigation recommen­ 4-5 dwelling units per acre development near dations presented at the beginning of the Area III Braddock Road, should be .5-1 dwelling unit per section of the Plan to those lands within the acre, with reverse frontage and a 100-foot open Dulles Airport Noise Impact Area. space buffer maintained between the limits of D. Provide highway noise mitigation for noise clearing and the right-of-way of Union Mill Road sensitive land uses so as to ensure a healthful liv­ improved. ing and working environment in which speech and F. Access points along Union Mill for 2-3 activity interference is minimized in both interior dwelling units per acre and .5-1 dwelling unit per and exterior areas. acre development should be minimized. Access E. Preserve the environmental quality corridor should be oriented to Braddock Road and Com­ system as described at the beginning of the Area pton Road wherever possible. III section of the Plan, including those EQC lands G. The land bounded generally by Little Rocky along Little Rocky Run, Big Rocky Run, and their Run on the west, Compton Road on the south and tributaries, through a variety of implementation Union Mill Road on the east and designated as methods. parcels 65-4((1))9 and 11, and parcels 74-2((1))19, 3, 4, 5, 7 and 10 should be designated in the 1-2 Transportation dwelling units per acre planned density range with A. The transportation recommendations for the limitation of one-acre development for the 600' this sector are included in the Transportation sec­ strip along Union Mill Road as noted in Recom­ tion of the Plan. mendation B. A 200' buffer and reverse frontage development should be established on the north side of Compton Road between Union Mill Road and Little Rocky Run. This provides a transition between planned densities.

HI 51 Fairfax County Comprehensive Plan, 1986 Edition, Area III Q7 BRADDOCK COMMUNITY B rl f PLANNING SECTOR

This sector includes stable areas and portions of the Fairfax Center Area.

Land Use The sector has varied land uses including two major subdivisions, marginal highway-oriented commercial uses on Route 29 and the County landfill, animal shelter site and Virginia correc­ tions facility on West Ox Road. A majority of the area is undeveloped with scattered, older dwell­ ings and some active farmland. The sector has 3,169 acres. Local-serving commercial uses are located in Fairfax. Housing ranges from recent, moderate-income to older low-income dwellings in poor condition. The commercial parcels along Lee Highway are used for a variety of retail businesses and are in marginal condition. There will be pressure for highway-oriented strip commercial development and medium-density residential use when new sewer capacity is available.

Transportation Major roads in the sector are Route 29 (Lee Highway), Braddock Road, Shirley Gate Road and West Ox Road. Braddock Road is becoming con­ gested with east-west commuter traffic between Centreville and I-495. Public transportation is not available within the sector but it is available nearby at Kamp Washington.

Public Facilities Parks, Recreation and Open Space The following parks are located within the sector: West Ox, Brentwood, and Piney Branch Stream Valley. Future development in the area will require ad­ ditional local-serving active recreation facilities.

Other Public Facilities The following public facilities are located on RECOMMENDATIONS Public Facilities West Ox Road within the sector: fire training Parks, Recreation and Open Space center, animal shelter, solid waste transfer sta­ All of this sector is within the watershed of the A. Continued development of active recreation tion, and a vehicle maintenance facility. Occoquan Reservoir. Special recommendations, facilities on the new park at the County landfill A sanitary sewer system is under construction resulting from the Occoquan Basin Study, ate site. in the Lincoln-Lewis-Vannoy Conservation Area presented at the beginning of the Area III section and will be completed by August, 1984. This pres­ of the Plan. These apply to affected lands in this Other Public Facilities sector in addition to the sector recommendations surized collection system was selected because it A. An adequate water supply and water distri­ is environmentally sound and will not adversely listed below. bution system should be provided for fire protec­ affect the surrounding area. tion services. Land Use Housing A. The land in the Popes Head Creek water­ Existing below market housing sites in this shed should be residential use at a maximum Environment Sector, if any, are listed in a Table in the Housing density of .2 dwelling unit per acre to help protect A. Apply water quality recommendations pre­ Chapter of the Background section of the Plan, the environmentally sensitive headwaters of the sented at the beginning of the Area III section of and proposed below market housing sites in this Occoquan Basin watershed and to provide nonur­ the Plan to those lands within the Occoquan Sector, if any, are listed in a Table in the Housing ban land use as described in the Occoquan Basin Basin. Chapter of the Recommendations section of the Study. Land in this sector which is in the Little B. Provide highway noise mitigation for noise Plan. Rocky Run watershed, part of the UOSA sewer sensitive land uses so as to ensure a healthful liv­ system, should be residential use in the 1-2 dwell­ ing and working environment in which speech and ing units per acre density range which is commen­ Environment activity interference is minimized in both interior surate with the density of existing use and recent and exterior areas. The major natural environmental features in rezoning in the area. C. Preserve the environmental quality corridor the sector are the upper Little Rocky Run, Willow B. Clustering of development, where compat­ system as described at the beginning of the Area Springs Branch, and Popes Head Creek stream ible, is strongly advised because it provides III section of the Plan, including those EQC lands valleys, all of which are located in the Occoquan increased open space and has a beneficial effect along Little Rocky Run, Willow Springs Branch, Reservoir watershed and are important com­ on water quality in the Occoquan Basin. Popes Head Creek and their tributaries, through a ponents of the environmental quality corridor C. Land generally located south of the Route variety of implementation methods. system. These, as well as highway noise, are the 29 corridor and Braddock Road should be residen­ major environmental constraints to development. tial use in the 1-2 dwelling units per acre range Transportation commensurate with the density of existing and A. The transportation recommendations for planned residential use and zoning in the im­ this sector are included in the Transportation sec­ mediate vicinity. tion of the Plan.

in 52 Fairfax County Comprehensive Plan, 1986 Edition, Area III POHICK PLANNING DISTRICT

probably also create demand for some additional The Pohick Planning District is located in the and Route 123, and Braddock Road and Twinbrook intermediate and high school facilities before southwest part of Fairfax County. It is bounded on Road. A total of 155 acres were in commercial use 1990. the north by Braddock Road, on the east by Roll­ in the Pohick Planning District in 1982. Because of the large population growth plan­ ing Road, on the southeast by the Lorton refor­ In spite of the foregoing development, nearly 40 ned for the area, additional health services will be matory, on the southwest by the Occoquan River, percent of the total acreage within the district needed, including preventive and mental health Bull Run, Centreville Road, Compton Road, and remains in stream valleys, woodland, farms and services, emergency medical and outpatient ser­ Union Mill Road. parkland. vices. Due to its central location and the availabil­ Transportation ity of mass transit, the mental health, emergency Land Use Access to the district is via Braddock Road, and outpatient services should be provided in the The Pohick Planning District is and has been Rolling Road, Old Keene Mill Road, Ox Road Springfield Planning District. Also, additional fire for the past ten years one of the primary objects of (Route 123), Hooes Road, Pohick Road and Clifton and rescue facilities will be needed, and a leased development in the County. Development has pro­ Road. All of these, and especially those east of library facility should be provided to serve the ceeded generally from the eastern part of the Route 123, have become badly overloaded as de­ lower Pohick area. district westward in the Main Branch and Middle velopment outpaced road improvements over the Due to a lack of facilities and community parks Run portions of the Pohick watershed. The new past decade. Public transportation has recently capable of development, new parks must be ac­ development in the district has been mostly reached into the developed eastern crescent, but quired and several new and existing parks must be single-family detached subdivisions and town- the poor roads still inhibit an adequate level of developed to serve the large population growth houses. In the area west of Route 123, con­ service. planned for the district. siderable development has taken place on large With the adoption of the Occoquan Basin one to five-acre lots. Study recommendations for changes in various Environment As of January 1983, of the nearly 47,000 total County land uses, a reevaiuation of the Fairfax The Pohick Planning District lies within the acres within the Pohick Planning District, 17,544 County transportation plan will be needed in the Triassic lowland and Piedmont geologic prov­ acres or 38 percent of the total land area was in areas effected by these changes to the transporta­ inces. It contains Johnny Moore Creek, Popes residential use. Single-family residences ac­ tion element of the Comprehensive Plan may be Head Creek, Pohick Creek, Sandy Run, Ryans counted for 65 percent of all dwelling units within deemed appropriate and necessary, especially in Dam, Occoquan and Mill Branch watersheds. the district, and occupy approximately 17,500 the Centreville area and Route 50 corridor, to This district, as the other districts in the acres or 96 percent of the total number of acres in adequately address the future transportation western portion of the County, contains a sub­ residential use. The 1983 population was esti­ needs of the County. stantial number of environmental resources wor­ mated to be 88,198. If all currently committed thy of protection. (under construction or building permits issued) Public Facilities Constraints to development in the planning residential development takes place, the number district include an extensive environmental qual­ Existing public facilities located within the of dwelling units will increase by about 1,600. ity corridor network, steep topography dominated Pohick Planning District are listed in the accom­ Retail commercial centers are located on Brad­ by dense forests and the headwaters and ridge- dock Road at Rolling Road, Rolling Road at Old panying table. lines of several watersheds. These environmental Keene Mill Road, Old Keene Mill Road at Shiplett, Projected development would require major ad­ features are complemented by an extensive the village of Burke, Burke Centre, Braddock Road ditions to elementary school capacity and would

EXISTING PUBLIC FACILITIES June 1983

Other Public Schools Parks, Recreation and Open Space Facilities Sector Elementary Intermediate High School Popes Head, Braddock, Twin Lakes Golf Intermediate School Site, Police P1 Course, Piney Branch Stream Valley Firing range, Nike Site (surplus), Northern Virginia Regional Park Authority Headquarters, Braddock Community Center

Country Club View, Crooked Creek, Burke and West Springfield Fire Oak View, Robinson, Lake Robinson, Lake P2 Kings Park West, Royal Lake, Rolling Stations, Kings Park Library, West Laurel Ridge, Braddock Braddock, West Woods Estates, Lake Side, Monticello, Springfield Government Center, 5 Burke, White Oaks, Springfield Lake Braddock School site, Silas Burke, Elementary School Sites, Northern Rolling Valley, Burke Station, Orange Hunt Estates, Virginia Training Center (State), Hunt Valley Hidden Pond, Greentree Village, West State Police Headquarters Springfield Village, Pohick Creek and Middle Run Stream Valleys

Chapel Road, Town of Clifton Park, P3 Clifton Northern Virginia Regional Park Authority Clifton Fire Station P4

Sandy Run Stream Valley, Northern Fairview Fire Station P5 Virginia Regional Park Authority

Burke Ridge, Rolling Valley West, Burke Centre Mini Library, Pohick Fairview, Terra P6 Huntsman, Pdhick Creek and Middle Regional Library Site, Pohick Fire Center, Orange Run Stream Valleys Station Site, Elementary School Hunt, Cherry Run Site, Line Maintenance Division Shop and Property Yard

Burke Lake, South Run District, Poburn P7 Newington Forest Woods, Recreation Lake, South Run Stream Valley

III S3 Fairfax County Comprehensive Plan, 1986 Edition, Area III

regional park system, wildlife habitats and many PLANNED RESIDENTIAL INFILL-POHICK PLANNING DISTRICT historic sites. The combinations of these elements comprises an extensive open space system. Existing (1983) Estimated Additional At Buildout The Pohick Planning District is extremely im­ Unit Type portant from a water quality perspective. The Number Percent Number Percent Number Percent Metropolitan Washington Area 208 Plan specifies Single-family that the Occoquan watershed is a critical water­ 18,511 64.7 14,126 78.7 32,637 70.1 shed which should be protected from degradation Townhouse and indeed public law 92-500 stipulates that by 9,678 33.8 3,309 18.4 12,987 27.9 1985, the nation's rivers and water courses must Apartment be cleaned up. This can be accomplished by con­ 439 1.5 522 2.9 961 2.0 trolling two sources of pollution; one is point Total sources (sewage treatment plant effluents), the 28,628 100.0 17,957 100.0 46,585 100.0 other is nonpoint sources or land runoff. The land use development process in this district is especially important for the nonpoint source pollution control program. Therefore, land development decisions in this area, tributary to Source: Office of Research and Statistics, January 1983. the Occoquan, should be carefully considered for their water pollution impact on the Occoquan. A portion of the stream valley and adjacent land within this Planning District/Planning Sector is within the dam failure impact area for a pro­ posed or existing dam. The extent of development within these impact areas should be minimized in the interest of public welfare and safety. For details on the extent of this area, refer to the sec­ tion on potential dam failure impact areas, in the Environmental Chapter.

History and Archaeology The relatively undeveloped nature of much of the Pohick Planning District has helped protect the numerous heritage resources in the District. The entire length of the Bull Run and Occoquan River stream valleys are particularly sensitive for some types of historic resources and for prehistoric archaeological sites. The Occoquan Reservoir covers many recorded sites. Water­ sheds of Popes Head, Johnny Moore, and Pohick Creeks are also sensitive for archaeological sites. In fact, the Johnny Moore Creek watershed con­ tains one of the nation's most noteworthy historic and prehistoric soapstone quarries. Important historic resources represent the agricultural, mill­ ing, transportation, and Civil War history of the District, and illustrate the development of com­ munities such as Clifton, Fairfax Station, and Burke. The potential is high for the identification of relatively intact historic structures and ar­ chaeological sites throughout the District. Some of the known historic resources include St. Mary's Church, Hope Park Mill, the Town of Clifton, and Brimstone Hill.

Recommendations The major heritage resources preservation guidelines for the Pohick Planning District are: • consideration of heritage resources at the earliest planning stages of development; • the investigation of sensitive areas for heritage resources.

m 54 Fairfax County Comprehensive Plan, 1986 Edition, Area III

POHICK PLANNING DISTRICT Fairfax County Comprehensive Plan, 1986 Edition, Area III 4 TWIN LAKES COMMUNITY P 1 PLANNING SECTOR

The majority of this sector is classified as Housing a program of public facilities improvements and a stable. It contains the Lincoln-Lewis-Vannoy Con­ Existing below market housing sites in this program for providing low-cost home rehabilita­ servation Area. Sector, if any, are listed in a Table in the Housing tion loans. Chapter of the Background section of the Plan, A sanitary sewer system is under construction Land Use and proposed below market housing sites in this in the Lincoln-Lewis-Vannoy Conservation Area There is scattered, large-lot, residential Sector, if any, are listed in a Table in the Housing and will be completed by August, 1984. This pres­ development throughout the sector. The January Chapter of the Recommendations section of the surized collection system was selected because it 1983 estimated population was 2,766. The sector Plan. is environmentally sound and will not adversely has 5,479 acres. Brecon-Ridge, the Ridges of Glen- affect the surrounding area. dilough, and Ten Penny Woods are recent subdivi­ Environment sions in the sector. Except for some scattered older homes, housing is fairly recent and in the Significant natural environmental features of medium- and high-cost range. There are no com­ this sector include the forested and rural char­ RECOMMENDATIONS mercial uses in the sector. There is a post office acter of much of the land, the poor soils in the branch in Fairfax Station. At Fairfax Station there western part of the sector, the dissected nature of All of this sector Is within the watershed of the is a small amount of industrially-zoned land along the topography, and the many streams, including Occoquan Reservoir. Special recommendations, the Southern Railroad and a parcel of commerci­ Popes Head Creek, Piney Branch, and Johnny resulting from the Occoquan Basin Study, are pre­ ally-zoned land fronting on Route 123 at St. Mary's Moore Creek, all of which are tributary to the sented at the beginning of the Area III section of Church which is in a historic district. Occoquan Reservoir. the Plan. These apply to affected lands in this sec­ Environmental constraints to development in­ Hope Park and Hope Park Mill and Miller's tor in addition to the sector recorrlhiendations clude poor soils, steep slopes, the environmental House are historic sites located on Popes Head listed below. quality corridors, and highway and railroad noise. Road. These should be preserved and protected from environmental impacts. A portion of the stream valley and adjacent Land Use The University Mall Shopping Center is located land within this Planning District/Planning Sector A. Almost all of the land in the sector should be in the southeast quadrant of Route 123 and Brad­ is within the dam failure impact area for a pro­ residential use at a maximum density of .2 dwelling dock Road. posed or existing dam. The extent of development units per acre which is consistent with the predomi­ within these impact areas should be minimized in nantly nonurban character of the existing development Transportation the interest of public welfare and safety. For pattern in the area. Nonurban use also helps protect Major roads in the sector are Route 123, Brad­ details on the extent of this area, refer to the sec­ the environmentally sensitive headwaters of Popes dock Road, Fairfax Station Road, Clifton Road, tion on potential dam failure impact areas, in the Head Creek and the water quality of the Occoquan Colchester Road, Popes Head Road, and Union Environmental Chapter, Reservoir. Mill Road. These roads, except Route 123, are B. The clustering of development, where com­ rural roads. They are generally narrow, winding patible, is strongly advised because it increases and irregular with poor sight distance at many open space and has a beneficial effect on water points. There is no public transportation service in Lincoln-Lewis-Vannoy Conservation Area quality in the Occoquan Basin. the sector. The Lincoln-Lewis-Vannoy community has C. Local-serving commercial facilities are ap­ been designated by the Board of Supervisors as a propriate at the intersection of Braddock Road Public Facilities Conservation Area within Area III. It is a commun­ and Route 123 to serve present residents and Parks, Recreation and Open Space ity of approximately 169 single-family detached future growth in Sectors P1 and P2 and within the The following parks are located within the sec­ homes located in the Pohick (Sector P1) and Bull vicinity of George Mason University. tor: Popes Head, Braddock, Twin Lakes, and Piney Run (Sector BR7) Planning Districts, two to three D. Maintain existing secondary roads as two- Branch Stream Valley. miles west of Route 123 on Braddock, Popes lane facilities in order to maintain the semirural Head, and Colchester Roads. The majority of the character of the sector. Improvements should be Other Public Facilities housing stock in Lincoln-Lewis-Vannoy is sound, made primarily for safety. Other public facilities located within the sector however the community has problems related to are: Braddock Park intermediate school site, Brad­ inadequate water and sewerage facilities. A dock Community Center, police firing range, neighborhood improvement program and a con­ Northern Virginia Regional Park Authority head­ servation plan have been prepared by the Depart­ quarters, and Northern Virginia Police Academy. ment of Housing and Community Development and adopted by the Board of Supervisors outlining

m 56 Fairfax County Comprehensive Plan, 1986 Edition, Area III

E. The conservation plan tor Lincoln-Lewis- Robey's Mill Historic District Vannoy is included in the Plan by reference. The A. The Robey's Mill complex along Popes community is planned for .2 dwelling unit per acre. Head Road has also been designated as a historic The following recommendations represent a list­ district. The provisions of the Robey's Mill ing of proposed public improvements to be under­ Historic Overlay District (Appendix 1, A1-1000 of taken as funding becomes available throughout the Zoning Ordinance) have been adopted to pro­ the life of the Lincoln-Lewis-Vannoy neighborhood tect the mill complex and ensure that all .develop­ improvement program. ment and uses will be compatible with the mill, 1. Parks, Recreation, and Community miller's house, servants' log house, springhouse Center. Expand and develop the community and smokehouse. center and adjoining grounds to accommodate B. Within the historic district, development the needs of the community (i.e., baseball/foot­ should be limited to single-family detached dwell­ ball/soccer field, tennis courts, swimming pool, ings with the exception of the mill which may be a permanent community center, additional used for its historical commercial purpose. All im­ parking space, and day care facilities). provements within the district shall be compatible 2. As funding becomes available, the Coun­ with the historic structures in terms of mass, ty should provide trash pick-up at regular inter­ scale, color and visual impact. All development vals, board-up abandoned structures within the within the district shall be reviewed by the community as required by law until the disposi­ Architectural Review Board. tion of these sites has been determined, im­ prove selected roads within the area, provide Transportation additional street lighting along Colchester A. The engineering alignment of the proposed Road, and provide adequate storm drainage Springfield Bypass should be determined as early within the community. as possible and should follow the approximate alignment shown on the Plan map. Public Facilities B. The transportation recommendations for Parks, Recreation and Open Space this sector are included in the Transportation A. Complete development of Twin Lakes Park section of the Plan. golf course. B. Make improvements to Popes Head Park. C. Complete development of Braddock Park.

Other Public Facilities A. An adequate water supply and water distri­ bution system should be provided for fire protec­ tion service.

Environment A. Apply water quality recommendations pre­ sented at the beginning of the Area III section of the Plan to those lands within the Occoquan Basin. B. Provide highway and railroad noise mitiga­ tion for noise sensitive land uses so as to ensure a healthful living and working environment in which speech and activity interference is minimized in both interior and exterior areas. C. Preserve the environmental quality corridor system as described at the beginning of the Area III section of the Plan, including those EQC lands along Popes Head Creek, Piney Branch, Johnny Moore Creek and their tributaries, through a varie­ ty of implementation methods.

History and Archaeology St. Mary's Church Historic District A. The provisions of the Saint Mary's Church Historic District (Appendix 1, A1-400 of the Zoning Ordinance) have been adopted to control devel­ opment and uses which would have visual and operational impact on the church and environs. The density of residential development should not exceed one dwelling unit per acre west of Route 123 and not exceed four dwelling units per acre east of Route 123. Commercial uses should be developed as part of a shopping center and addi­ tional commercial zoning should be prohibited. In­ dustrial development should be limited to the l-P or i-4 districts, as part of a designed industrial park. The height of freestanding signs should not exceed 10 feet and the maximum building height is 35 feet. All improvements to include structures, signs, fences, street furniture, outdoor graphics and public and private utilities, should be design­ ed and installed to be compatible with the church in terms of mass, scale, color and visual impact. To the extent possible, existing tree cover should be preserved in that area south of the Southern Railroad. All development within the historic district shall be reviewed by the Architectural Review Board.

01 57 Fairfax County Comprehensive Plan, 1986 Edition, Area III

A MAIN BRANCH COMMUNITY Pj£ PLANNING SECTOR

range. There is a community recreation facility and a church serving the community. The County and the Department of Housing and Community Development have been developing programs to bring public facilities improvements, housing rehabilitation and below-market housing to the community. Existing below market housing sites in this Sector, if any, are listed in a Table in the Housing Chapter of the Background section of the Plan, and proposed below market housing sites in this Sector, if any, are listed in a Table in the Housing Chapter of the Recommendations section of the Plan.

Environment The Main Branch of the Pohick Creek runs the entire length of the sector. This provides the possibility for a continuous greenspace core along the stream valley, including various levels of recreational development including a system of walking/biking trails. Some of the stream valleys This sector is the easternmost area of the Pohick Planning District, largely the Main Branch portion of the Pohick watershed. The sector is designated as stable.

Land Use The sector is the most intensely developed por­ tion of the Pohick, approximately half of the area having been built in single-family detached homes and townhouses since 1967. Recently, there has been a trend toward townhouse development. The sector has 7,595 acres. A portion of Burke Centre is located in the western portion of the sector. There are scattered older homes on large lots in the vicinity of Burke and along Zion Drive, Old Keene Mill Road, Pohick Road and Hooes Road. Neighborhood commercial uses are located at Kings Park (Braddock Road and Rolling Road), West Springfield (Keene Mill and Rolling Roads), Braddock Road and Twinbrook Road, Route 123 and Braddock Road, village of Burke, and Rolling Valley Center (Keene Mill Road and Shiplett Boulevard). The sector is about four miles west of the Springfield Mall. Commercial uses for the sec­ tor are adequate. Additional local serving com­ mercial uses will be needed as new development occurs. Parks, Recreation Transportation and Open Space Major roads in the sector are Braddock Road, The following parks are located within the sec­ Route 123, Rolling Road, Burke Lake Road, Guinea tor: Burke Station, Country Club View, Crooked Road, Zion Drive, Sideburn Road, Burke Road, Creek, Greenfield, Greentree Village, Hidden Keene Mill Road and Pohick Road. Metro-bus Pond, Kings Park West, Lake Braddock (school routes have recently been extended and now serve site), Lakeside, Monticello, Orange Hunt Estates, the Lake Braddock-Kings Park West area. Ox Road Rolling Woods Estates, Royal Lake, Saratoga (Route 123), Braddock Road, and Rolling Road are Park/school site, Silas Burke, Twinbrook Road, major arterials bordering the sector; all are con­ West Springfield Village, Middle Run Stream gested. The Southern Railroad main line.tracks Valley and Pohick Creek Steam Valley. cut through the sector eastward from Fairfax Station through Burke. Other Public Facilities Improvement and realignment of Pohick and Other public facilities located within the sector Hooes Roads as part of their incorporation into are as follows: Burke Fire Station, West Spring­ the proposed Springfield Bypass will provide for field Fire Station, Kings Park Library, West Spring­ some cross-county travel between l-95/Springfield field Governmental Center, 5 elementary school have been acquired for public use; the remainder Metro Station and the Pohick area and Fairfax sites, and State Police Headquarters. should be considered for use related to future City. As a four lane arterial, the Springfield Bypass In addition, a support center used primarily for development in the sector. will not serve extensive regional access demands. school maintenance and storage purposes is A portion of the stream valley and adjacent However, it will help to relieve some of the traffic located on approximately ten acres adjacent to congestion along major arterials in this area. land within this Planning District/Planning Sector the Robinson Secondary School Complex. No fur­ is within the dam failure impact area for a pro­ ther support center uses, either temporary or per­ posed or existing dam. The extent of development Public Facilities manent structures or use for vehicle maintenance Schools within these impact areas should be minimized in or storage, should be established without review the interest of public welfare and safety. For The Burke Elementary, Hunt Valley Elementary, and approval by the Planning Commission. Laurel Ridge Elementary, Oak View Elementary, details on the extent of this area, refer to the sec­ Rolling Valley Elementary, Lake Braddock In­ Housing tion on potential dam failure impact areas, in the Environmental Chapter, termediate, Robinson Intermediate, Lake Brad­ The Zion Drive community is a long-standing dock High, Robinson High and West Springfield community with a scattered pattern of older High schools are located with the sector. homes generally in the moderate- and low-income

in 58 Fairfax County Comprehensive Plan, 1986 Edition, Area III

RECOMMENDATIONS Guinea Road Area ing of a comparable amount of retail zoned land In the area south of Guinea Road, Guinea (on lot 13 to the north) to a residential use. The Land Use Road extended (planned) and north of the railroad objective is to reduce the area zoned for retail use General between Burke Road and Sideburn Road the and to relocate all retail uses to the south side of following uses are recommended: Guinea Road relocated. A. A variety of land uses and densities are A. The existing Greenfield Farm subdivision is recommended as shown on the Area III Plan map. Burke Lake Road Area planned for residential use at 4-5 dwelling units A. Residential use at a density of 2-3 dwelling In general, the recommendations are based on per acre. units per acre is appropriate in the southwest the principle of compatible infill, i.e., continuing B. Land bounded by Lakepointe townhouse quadrant of Braddock Road and Rolling Road, but patterns now established. subdivision, Greenfield Farm townhouse subdivi­ a limited amount of low-rise professional office B. Additional infill development within existing, sion, Burke Road and the Southern Railroad use can be considered as an alternative if a stable residential communities shall occur at a density tracks is planned for townhouse development number of conditions are met: comparable to that established within the community. within a density range of 5-8 dwelling units per 1. The office use must be designed and C. The Homewood subdivision near Burke acre. Actual development should provide high- developed as a +/-four-acre unit located as Road and Rolling Road should be planned for quality design respecting the special physical con­ an adjunct to existing office development on lot compatible residential infill at 1-2 dwelling units per straints of the land. Specifically, it is necessary to 32. acre. site structures away from steep slopes and at a 2. Commercial use must be developed D. Planned unit development is an option that distance from the railroad tracks to provide noise under the C-1 zoning category (Low-Rise Office may be used to achieve a mixture of housing and visual buffer. Transitional District) and limited to permitted types and to preserve open space. Access to the eastern half of the property uses, e.g. churches and places of worship, E. Recommendations for Burke Centre and its must be provided by a single access point op­ financial institutions and offices. Special permit perimeter are found in Sector P6. posite Lake Braddock Drive. The right-of-way re­ uses or special exception uses should not be quirement should be for a maximum of 40 feet. allowed because of the potentially adverse im­ Because two access points are needed from pacts these can have on the surrounding com­ Guinea Road to the western half of the subject Zion Drive/Sideburn Road Area. munity and may serve to establish precedents area for safety purposes, a public street should be for less appropriate uses in the area. A. The Zion Drive community should generally dedicated which extends from Lake Pointe Drive 3. Buildings should be designed as town- be planned for single-family residential uses to the southwest corner of the land zoned C-6, which are compatible with existing development. house- or cottage-type units to conform with (parcel 78-1 ((1)) 4) fronting on Guinea Road. This the scale of low-density residential develop­ The residential densities should be distributed as will enable the County to make all attempts to follows: ment existing and planned on adjacent land in establish second roadway access connection the area. through parcel 4. 1. The area north and south of Zion Drive, 4. The only access point should be from a generally bounded by Bonnie Brae, Kings Park Special permit and special exception uses point on Rolling Road directly opposite a West, Glen Cove, and north and west of should not be allowed because they can have a planned access point into Kings Park Shopping parcels 77-2 ((1)) 26, 27 and 68-4 ((1)) 45 at 1-2 potentially adverse impact on the surrounding complex. dwelling units per acre. With substantial land residential community and may serve to establish 5. On-site development should be consolidation that benefits circulation and limits precedents for allowing less appropriate uses in generously buffered so that planned low- access and the preservation of existing dwell­ the area. density residential development on adjacent ings, 2-3 single-family detached dwelling units C. Map 78-1 ((1)) lot 4 and the adjacent portion land to the west can maintain a satisfactory per acre will be considered. of lots 4A and 5 are planned for residential use living environment without adverse noise or 2. The area between and including parcels not to exceed 10 dwelling units per acre. The re­ visual impacts. A fifty-foot natural or land­ 77-2 ((1)) 26, 27 and 68-4 ((1)) 45 and the north­ mainder of lot 4A adjacent to Lakepointe is scaped buffer of trees should be maintained ern lot line of parcel 77-2 ((1)) 14 at 2-3 single- planned for either public park or private open between the Braddock Road right-of-way and family detached dwelling units per acre. With space use. any parking lots or buildings on site to screen substantial land consolidation that benefits cir­ D. Map 78-1 ((1)) lots 2 and 2c which includes the development from Braddock Road. culation and limits access and the preservation part of the Burke Centre planned for RPC— Lots 35, 39 and part of 36 and 38 should be of existing dwellings, 3-4 single-family detach­ industrial uses and the land westward to Roberts planned for low-rise office use with expansion ed dwelling units per acre will be considered. Road Extended, also for industrial uses. parking area included for the existing offices 3. As a transitional use from the industrially E. Adequate buffering should be provided be­ along Rolling Road. The specifications for this planned land on the south side of Guinea tween residential development and all commercial expansion parking will be determined by the Road, parcel 77-2 ((1)) 14, at the southern end and industrial development in this area. County during the zoning review process. Height of the area, is appropriate for residential use, F. Map 77-2 ((1)) lots 10, 11 and 12, if con­ should be limited to 30 feet, the same as granted preferably in townhouses, at a density of 4-5 solidated, should be developed in residential uses on parcel 31 adjacent to the north. To ensure ade­ dwelling units per acre. Appropriate interior at a density of 5-8 dwelling units per acre as an quate buffering from adjacent residential areas, and exterior noise mitigation measures should appropriate transition between the stable low- an attractive, solid masonry wall approximately six be provided for dwelling units on this property. density residential community to the west and the feet high should be developed on the western and more intense commercial and industrial uses southern boundaries of the property and well land­ B. Residential use at a density of 2-3 dwelling planned to the east. These residential units scaped with thick planting on a strip at least 50 units per acre is appropriate in the area between should be clustered on the northern portion of the feet wide. No access is appropriate between the Route 123, Zion Drive, Sideburn Branch and site to allow approximately 200 feet of open space commercial property and contiguous residential Middleridge under the following conditions: to be set aside adjacent to the Southern Railroad development. Access should be provided to Roll­ line as an effective buffer to minimize any visual 1. development must be consolidated to ing Road through the existing office development. or noise impact. provide adequate planned circulation and ac­ B. Commercial use in Burke Village should be cess in order to help prevent traffic disruption In the event that lot 12 is not consolidated with lots 10 and 11 for residential use, an option planned as follows: on Route 123 and Zion Drive and help assure 1. a commercial retail shopping center of a desirable residential environment; and for transitional low-rise office use in a townhouse style should be considered for this property. This about 10 acres on parcel 78-1 ((1)) 33A which 2. some land must be dedicated for would provide a transition between the medium- will be bisected by the planned realignment of developed recreation/open space uses to serve density residential use recommended for parcels Burke Lake Road. the area and surrounding development, includ­ 10 and 11 to the west and more intense uses east 2. commercial retail use on parcels 78-1 ing Middleridge. Adequate location and access of the planned extension of Roberts Road. ((1)) 18, 25, 26, pt. 22A, and pt. 28A (the parts must be provided to assure the equitable use Regardless of structure type and facade, substan­ zoned C-5) because there is existing commer­ of these recreation facilities by the community. tial landscaped open space buffer must be pro­ cial use or zoning on these parcels. If these conditions are not met satisfactorily, vided as part of the transitional low-rise office 3. commercial retail use as a possible alter­ the appropriate development density is 1-2 dwell­ development where it is adjacent to existing, native to the Burke Methodist Church on map ing units per acre. single-family residential neighborhoods. 78-1 ((1)) lot 19 because the parcel is zoned for C. Land between the VEPCO substation and G. Map 77-2 ((1)) lot 13, north of Guinea Road commercial use. James Robinson Secondary School, fronting on relocated is planned for medium-density residen­ 4. low-rise office use on map 78-1 ((1)) lot the east side of Sideburn Road should be tial development at 8-12 dwelling units per acre. 27 between the Pohick Creek floodplain and developed in residential use at 2-3 dwelling units H. Map 77-2 ((1)) lot 13C, south of Guinea Burke Road. per acre. Buffering should be provided between Road relocated is planned for industrial and/or 5. there is no other land that is appropriate this single-family area and land on the north now retail use; however, retail use on parcel 13C for commercial use in Burke Village because zoned R-8 and R-20. should be permitted only if preceded by the rezon­ additional use would be incompatible with ex-

III 59 Fairfax County Comprehensive Plan, 1986 Edition, Area III

isting and planned residential development. option for residential development at 5-8 dwelling In view of its transitional location, an option If it becomes necessary at some future date units per acre shall be considered only in the for residential use at 5-8 dwelling units per acre to relocate either the post office or the fire station event that there is substantial parcel consolidation may be considered for those parcels which front in Burke village, these uses should be placed on which results in desirable, coordinated develop­ on Bauer Drive only upon compliance with the the land referred to above for commercial use, not ment and the provision of an effective, internal cir­ above conditions and if there is substantial con­ in residential areas. The land where these public culation system as well as coordinated vehicular solidation of adjacent parcels to ensure coor­ uses are now located should be developed for access to existing median breaks on Old Keene dinated development. commercial use, either office or retail, because Mill Road and Rolling Road. No road access, how­ F. The area lying between Old Keene Mill this would be compatible with surrounding uses. ever, will be provided from this development to Road, Sydenstricker Road and Keene Mill Heights C. Land between the Pohick Creek floodplain and the Kenwood Oaks subdivision. subdivision should be planned as follows: Burke Lake Road east of Burke Lake Road opposite E. The land which generally lies between 1. Low-rise townhouse offices are appro­ Cardinal Estates (7 acres—map 78-1 ((1)) lots pt. 20,21; Pohick Creek, The Timbers townhouse subdivi­ priate on map 88-2 ((1)) lot 3 opposite the inter­ map 78-4 ((1)) lot pt. 17) is narrow and irregular and sion, Rolling Road, and Old Keene Mill Road, ex­ section of Shiplett Boulevard and Old Keene not easily developed. It is directly opposite the Cardi­ cluding the commercial/retail office center, has a Mill Road because of existing commercial use nal Estates subdivision, zoned R-3, and the Burke varied but established residential character which and zoning opposite this location, and the Manor townhouse subdivision, zoned R-5. The town- should be enhanced. Land within this area should noise level resulting from the proximity of three houses are oriented to Burke Lake Road and open be planned as follows: roads—Shiplett Boulevard, Old Keene Mill Road and Sydenstricker Road. The office use space is located opposite the area. The primary orien­ 1. The land between Pohick Creek and should be developed under the lowest commer­ tation of this narrow strip of land is the single-family Hillside Road should be developed in residen­ cial office zoning category to assure com­ Cardinal Estates subdivision and the planned use of tial use at a density of 3-4 dwelling units per patibility with park/open space and low-density 2-3 dwelling units per acre is appropriate. Because of acre. In order to effectively utilize the buildable residential uses planned on the south the narrow frontage of the area, it will likely be neces­ portion of these lots and to maintain compatibil­ perimeter. sary to develop townhouses, but the overall density ity with existing development west of Hillside must be within the 2-3 dwelling units per acre range. Road, townhouses may be permitted. Develop­ 2. Multiple structures should be designed ment plans should be coordinated in a manner with no more than two stories above ground. that will minimize the access points on Hillside The structures should be staggered and offset Road. from each other in a manner to enhance their Old Keene Mill Road Corridor visual aspect. 2. Land north of Center Road should be A. Prohibit commercial stripping along Old 3. Sydenstricker Road should not be developed in residential use at a density of 2-3 Keene Mill Road, west of Rolling Road. Additional realigned to intersect with Shiplett Boulevard to dwelling units per acre, utilizing single-family commercial use of zoning is inappropriate be­ discourage through movement between Burke detached dwellings. In recognition of the mixed cause it would promote strip development, which and the proposed Springfield Bypass via character of this sector, development may be has adverse effects on traffic flow, safety, pedes­ Sydenstricker where numerous homes front permitted at a density of 3-4 dwelling units per trian shopper convenience, and the visual and directly on the facility. functional character of the area, which is closely acre provided that the following condition is 4. Access to the office development should associated with existing residential development. met: be designed so that through-traffic is not drawn B. Map 79-3 ((4)) lots 42A, 43 and 44 are ap­ 3 substantial consolidation of adjacent through the site. propriate for a mix of office and retail uses. The parcels to ensure coordinated office development should employ a townhouse 5. Parking should be sufficient for the use development. design to act as a transitional buffer between the even if this requires more spaces than current 3. Land north and west of Bauer Drive, with shopping center and the single-family residential ordinance requirements. As much parking as the exception of the West Springfield Terrace uses north of Bauer Drive. These parcels repre­ possible should be oriented to either Old Keene townhouses which are zoned R-20, should be sent the limit of commercial development in the Mill Road and/or the proposed realignment of developed utilizing single-family detached northwest quadrant of Old Keene Mill and Rolling Sydenstricker Road. dwellings at a density of 2-3 dwelling units per Roads. 6. Special use permits or special exception acre. The low end of the Plan range will most uses should not be developed because they C. The tract located on the north side of Old effectively maintain the existing character of can have a potentially adverse impact on the Keene Mill Road contiguous to Tall Tree Lane and the stable, interior portion of the community; surrounding residential community and may Tall Tree Court on the west and north, respec­ and this density is recommended. However, serve to establish precedents for allowing in­ tively, is planned for residential use at 16-20 dwell­ the high end of the Plan range may be compatible uses in the area. ing units per acre consistent with adjoining resi­ achieved if the following conditions are met: dential development to the west and north. How­ 7. Access should be designed at satisfac­ ever, map 79-3((5)) lot 7 may be developed in low- • substantial consolidation of adjacent tory points as far from the actual intersection rise townhouse office use if such use can be parcels to ensure coordinated develop­ of Sydenstricker and Old Keene Mill Roads to shown to be of high quality and compatible with ment; and minimize traffic disruption. 8. The parcels east of Keene Mill Heights the existing and planned residential development • provision of an interior circulation system (Map 88-2 ((1)) lots 5, 6, 8 and 9) are planned adjacent to the property. Such development would that is coordinated with adjacent proper­ for residential use at 2-3 dwelling units per require the provision of: ties so that the remaining acreage can acre. A density of 3-4 dwelling units per acre develop in a unified fashion. 1. Coordinated vehicular access and inter­ should be considered in the event of parcel Development in this area should preserve, nal circulation with existing office development consolidation and the provision of effective in an undisturbed natural condition, the floodplain to ensure a minimum number of vehicular ac­ landscaped open space adjacent to the Vepco soils and adjacent steep slopes along the tribu­ cess points from parcel 7 to Old Keene Mill substation. If possible and desirable, a single taries of Pohick Creek according to the open Road; access will be provided for consolidated space preservation recommendations contained 2. A landscaped open space buffer, incor­ parcels 8 and 9 via old Old Keene Mill Road. porating large dense shrubs with evergreen in Section II: Environment subsection of the Plan. This preservation area represents a limit of clear­ G. The tract in the northwest quadrant of the trees should be clustered along the property intersection of Old Keene Mill Road and Shiplett boundary, to ensure the limitation of any ing for development and not a recommendation for publicly-owned open space. Boulevard is planned for low-rise, townhouse adverse visual impact from adjoining property; office use. Any office development should provide 4. The parcels which front on the north side 3. Limitation in the height of the townhouse a substantial landscaped open space buffer adja­ of Bauer Drive, north of the West Springfield office units to a maximum of three stories from cent to the Rolling Valley West subdivision. all elevations; Terrace townhouses are distinct from the re­ mainder of the Fairfax Park community, due to H. The small (approximately one acre) parcel 4. Provision of an architectural character of land currently zoned C-5, reflecting the rural which is residential in terms of bulk, scale, the existing zoning and development patterns in the vicinity. These parcels may be developed development pattern of earlier times on Lee height and material; Chapel Road south of the Burke Elementary 5. Provision of lighting and signs whose at the high end of the Plan range, and as at­ tached dwellings, if: School is planned for residential use at 2-3 dwell­ size, character and location shall be compati­ ing units per acre, which is a compatible use and ble with, and have no adverse visual impact • no vehicular access to the north; and density with the surrounding residential develop­ upon any nearby existing or planned • an effective transitional open space buffer ment. Sufficient commercial land, both in use and residences. along the northern edge of the property to zoned, exists 750 feet to the east and 2,250 feet D. The southwestern quadrant of Old Keene ensure no adverse impact upon the Fair­ farther east on Old Keene Mill Road. Commercial Mill Road and Rolling Road is planned for residen­ fax Park community. development of the property would promote unde­ tial development at 4-5 dwelling units per acre. An sirable stripping of commercial uses in this area.

HI 60 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Southern Portion A. Retail commercial uses that are planned to serve local community needs in the lower part of the Sector P2 below Hooes Road area are: 1. the existing Saratoga Shopping Center; 2. a shopping center planned on the Larwin tract in Area IV east of Rolling Road on Hooes Road; and 3. a planned tract across from the Saratoga Center on Rolling Road. No additional commercial uses should be considered in this area because the planned locations will adequately serve the area. Addi­ tional commercial land use would be incompat­ ible with existing and planned residential development. B. The section of the lower Pohick area north of Pohick Road and east of Hooes Road is appro­ priate for residential use at a gross density of 2-3 dwelling units per acre.

History and Archaeology

A. Part of the Saint Mary's Church History District lies within this area. Regulations for this district are dis­ cussed in Sector P1.

B. Sydenstricker Chapel (Upper Pohick Community Hall) has been designated a historic site and should be protected in the course of any development In the vicinity. Fairfax County Comprehensive Plan, 1986 Edition, Area III JOHNNY MOORE COMMUNITY P3 PLANNING SECTOR

Sector P3 includes a major portion of Pohick Planning District along Bull Run. The entire sector is designated as stable.

Land Use The sector is largely undeveloped open space and some farmland. There are 8,036 acres in Sec­ tor P3. Some new large-lot subdivisions as well as scattered older residential dwellings are located in the eastern portion of the sector. Local-serving commercial uses are located in Clifton, Fairfax, and Centreville. Regional com­ mercial uses are located in Fairfax, Vienna and Tysons.

Transportation Access to the sector is provided by Clifton Road, Union Mill Road, Fairfax Station Road, Compton Road, Colchester Road, Popes Head Road and Herndon Road. Except for Clifton Road, all roads are narrow, winding, irregular rural roads, which need certain safety improvements. There is no access to Bull Run Regional Park which is adjacent to this sector.

Public Facilities Schools Clifton Elementary School is located within the sector.

Parks, Recreation and Open Space The following parks are located within the sec­ tor: Chapel Road, Town of Clifton, arid Bull Run Marina (Northern Virginia Regional Park Authority). The sector is crossed by electric transmission and gas pipeline rights-of-way which traverse the sector from northwest to southeast, passing adja­ cent to the Town of Clifton. Other power rights-of- way are contemplated running roughly north and south intersecting existing ones at a large transformer and distribution center just west of Clifton. There is much public concern regarding the safety and environmental aspects of proposed ultra-high voltage power transmission lines and liquid natural gas pipelines. Land Use A. Some of the land in this sector has re­ mained undeveloped where the terrain is irregular Housing mum joint use of right-of-way; minimize ecological and access and road facilities poor, especially in Existing below market housing sites in this impacts. the areas adjacent to the public parkland which Sector, if any, are listed in a Table in the Housing stretches along the Occoquan River and Reservoir C. An adequate water supply and water Chapter of the Background section of the Plan, system. In the eastern sector five-acre develop­ distribution system should be provided for fire and proposed below market housing sites in this protection services. ment has occurred in the recent past. Sector, if any, are listed in a Table in the Housing Chapter of the Recommendations section of the Land in this sector should be planned for Environment Plan. residential use at a maximum density of .2 dwell­ A. Apply water quality recommendations ing unit per acre. This conforms with findings in presented at the beginning of the Area III section Environment the Occoquan Basin Study and is commensurate of the Plan to those lands within the Occoquan f*~This sector is located in the Johnny Moorel with predominant densities and the well- Basin. ! Creek, Polecat Branch, Old Mill Branch, Castlel established nonurban character of existing B. Provide highway and railroad noise mitiga­ Creek, and Bull Run watersheds all of which are! development in this sector. tion for noise sensitive land uses so as to ensure a ^jiubsheds of the Occoquan watershed. J B. The clustering of development, where com­ healthful living and working environment in which Constraints to development include a clearly patible, is strongly advised because it provides in­ speech and activity interference is minimized in defined stream valley with steep slopes over 15 creased open space and has a beneficial effect on both interior and exterior areas. percent (some of which have high erodibility water quality in the Occoquan Basin. C. Preserve the environmental quality corridor potential), shallow bedrock, a VEPCO utility ease­ C. Additional local-serving commercial uses system as described at the beginning of the Area ment and highway and railroad noise. should be located in Clifton (Sector P4) and out­ III section of the Plan, including those EQC lands Much of the area contains soils with good bear­ side the sector in Centreville. along Johnny Moore Creek, Polecat Branch, Old ing and high infiltration capacity. These soils D. Ivakota, located northwest of Clifton, is Mill Branch, Castle Creek, Bull Run, and their together with extensive woodlands pose planned for residential use at .2 dwelling unit per tributaries, through a variety of implementation developmental opportunities acre as an alternative to its present institutional methods. Further development should minimize clearing use. D. Protect the visual and natural environment and grading on sensitive slopes and minor swales. from extensive and disruptive public utility Public Facilities improvements, e.g., VEPCO line expansion and RECOMMENDATIONS Parks, Recreation and Open Space gas pipeline expansion. A. Develop Chapel Road Park. E. Long-range plans could provide for acquisi­ All of this sector is within the watershed of the tion of additional land for public conservation Occoquan Reservoir. Special recommendations, Other Public Facilities near the Occoquan River. resulting from the Occoquan Basin Study, are /"A. Do not provide public sewer and watef) presented at the beginning of the Area III section {service to the sector. X Transportation of the Plan. These apply to affected lands in this B. Acquire means to exercise control over A. The transportation recommendations for sector in addition to the sector recommendations location and operation of electric transmission this sector are included in the Transportation listed below. lines and gas pipelines. Ensure safety and maxi­ section of the Plan.

Ill 62 Fairfax County Comprehensive Plan, 1986 Edition, Area III M CLIFTON COMMUNITY P nr PLANNING SECTOR

Clifton is an incorporated town in the outer Pohick. It is a stable community with a distinct historic character. The Town of Clifton is approxi­ mately 162 acres in size. It is located on Popes Head Creek nearly two miles from Bull Run. The Southern railroad tracks bisect the town.

Land Use Clifton is a small older, historic community of single-family dwellings and a handful of local commercial uses. There is little anticipated addi­ tional development within the town. The town's policy has been to retain the semirural, historic character of Clifton, so major public facility improvements for the area and development in the vicinity have been discouraged in the past.

Transportation Clifton Road, Newman Road, and Chapel Road provide access to Clifton. Clifton Road is an improved two-lane facility north of the town. The other roads are narrow, hilly, winding roads. RECOMMENDATIONS Environment Improvements to roads in the area have not been A. Apply water quality recommendations required in the past and are not planned. All of this sector is within the watershed of the presented at the beginning of the Area III section Occoquan Reservoir. Special recommendations, of the Plan to those lands within the Occoquan Basin. Public Facilities resulting from the Occoquan Basin Study, are B. Provide highway and railroad noise mitiga­ There is a fire station and post office in the presented at the beginning of the Area III section tion for noise sensitive land uses so as to ensure a town. There is no public sanitary sewer available. of the Plan. These apply to affected lands in this healthful living and working environment in which A pump and haul system is being used. It is sector in addition to the sector recommendations speech and activity interference is minimized in operated by the County. This system has not been listed below. both interior and exterior area. considered ideal, but sewering the area would Land Use C. Preserve the environmental quality corridor open up the area for development, an option that A. A substantial increase in development system as described at the beginning of the Area has not been accepted. within the town and the vicinity is not appropriate because the character of Clifton should be main­ III section of the Plan, including those EQC lands along Popes Head Creek and its tributaries, Environment tained to protect the existing community and through a variety of implementation methods. Clifton is in the Popes Head subwatershed of preserve the cultural value of the historic village. the Occoquan watershed. Protection of the Occoquan Reservoir is a primary countywide Public Facilities.. . __—-——— Transportation environmental goal. Popes Head Creek is part of a Public sanitary sewer should not be pro-\ A. The transportation recommendations for designated environmental quality corridor. There f vided for the town until a satisfactory method of 1 this sector are included in the Transportation are steep slopes in the town, which should be pro­ I serving the town is found without opening upj section of the Plan. tected where they are unstable. Soils are subject V^jaoojuirjiri^reasJ^ to severe erodibility and are poor for septic B. Develop the Town of Clifton Park or acquire systems. The area is heavily wooded. There may and develop a more suitable site. be potential for wildlife habitats or recreation C. Provide adequate facilities, equipment and trails along VEPCO utility rights-of-way in the manpower at the Clifton Fire Station. An adequate vicinity. VEPCO's long-range proposal for a major water supply and water distribution system substation and transmission lines at Clifton is a should be provided for fire protection services. major environmental and citizen issue. D. Establish procedures to have public and Railroad and highway noise affect lands in this official review of major utility improvements, sector. including location and design.

m 63 Fairfax County Comprehensive Plan, 1986 Edition, Area III C DOMINION COMMUNITY p• PLANNING SECTOR

Sector P5 is part of the outer Pohick and includes a major section of the Occoquan River. The entire sector is designated as stable.

Land Use The northern part of the sector from the railroad tracks to Chapel Road is largely undeveloped open land. The sector has 16,485 acres. The central half, from Chapel Road to the westward projection of Lee Chapel Road, consists largely of subdivisions of large lots of five acres or more. The southeastern portion of the sector is largely undeveloped except for pockets of stable neighborhoods along Route 123, at Lorfax Heights, Community Lane, Virginia Estates, Lake Hills and Seven Hills Estates, which are low- income, older communities, some of which lack vital public facilities. The widening of Route 123 may put redevelopment pressures on housing in the corridor and particularly Lorfax Heights. A major part of the Bull Run Regional Park is located along the Occoquan River. There are no substantial concentrations of local serving commercial uses in the sector. Commercial uses exist in Fairfax, the inner Pohick and Springfield, as well as the Towns of Occoquan and Woodbridge.

Transportation Major access roads to the sector are Route 123, Herndon Road, Hampton Road, Chapel Road, Yates Ford Road, Clifton Road and Wolf Run Shoals Road. The projected improvement of Route 123 will improve access to the entire sector. As development occurs, some improvement in the narrow and winding internal roads might become necessary for circulation and access by emer­ gency vehicles and school buses. No public transportation now serves the area. Fairfax Station is a possible stop should com­ muter rail service be offered on the Southern railroad..

DEPARTMENT OF ^/ CORRECTIONS OF D.C.

Ill 64 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Public Facilities C. For land use density and environmental pro­ speech and activity interference is minimized in Parks, Recreation and Open Space tection policies in the South Run watershed, refer both interior and exterior areas. to Sector P7, Land Use Recommendation A, and D. Preserve the environmental quality corridor The following parks are located within the sec­ Environment Recommendations A, B and C. system as described at the beginning of the Area tor: Chapel Road, Popes Head Stream Valley, D. With the exception of the Lorfax Heights neigh­ III section of the Plan, including those EQC lands Sandy Run Stream Valley, and Northern Virginia borhood and the area planned for 1 to 2 du/ac along along Wolf Run, Sandy Run, Stillwell Branch, Regional Park Authority parkland. Silverbrook Road that drains toward South Run, the Maple Branch, Occoquan River and their There is a need for a community park in the area bound by Ox, Hooes and Silverbrook Roads is tributaries, through a variety of implementation southeastern portion of Sector P5 to serve recommended for residential use within the density methods. residents of the low-income communities. range of .5 to 1 dwelling unit per acre. Development E. Preserve the identified wildlife habitat at the upper end of the density range should be allowed preservation areas southwest of Route 123 across Other Public Facilities only if the following conditions are met: from Burke Lake Park through either acquisition The Fairview Fire Station is located within the 1. A planned residential community utilizing the or restriction to low-density residential develop­ sector. cluster development technique at a density of .5 to ment (five acre lots or greater) where tree preser­ 1 du/ac, is recommended. Density and housing vation is maximized. Environment types proposed to be located on the periphery of the F. Preserve the environmental quality corridors This sector is traversed by many streams, planned development should be compatible with the of Giles Run and Elk Horn Run. including Wolf Run, Sandy Run, Stillwell Branch, adjacent planned land uses. G. To help protect water quality and to minimize Maple Branch, Giles Run, and Elk Horn Run. All 2. Neighborhood areas should be attractive and erosion and sedimentation, limits-of-clearing should except Giles Run and Elk Horn Run, are tributary well-defined. A lack of appropriate spatial distribu­ maximize the preservation of existing vegetation. to the Occoquan Reservoir. tions resulting in a haphazard development plan is H. The Environmental Quality Corridor designation This sector is bisected by the VEPCO utility unacceptable. includes the 100-year floodplain, adjacent steep slopes easement. The southern portion of the sector is 3. Entrances or gateways from existing road­ in excess of 15 percent, major streams and swales, the property of the Regional Park Authority. ways, including Ox, Hooes and Silverbrook Roads, alluvial floodplain soils and, at a minimum, the storm­ This area is noted for steep slopes (over 15 per­ should complement the rural setting of the area. water runoff filter strip. The Environmental Quality Cor­ cent) and erodible soils. In addition, many of the 4. Sites for public facilities (i.e., parks and ridor is intended as a minimum limit of clearing. stream valleys, particularly Piney Branch, are schools) recommended for this portion of the sec­ I. Protect high-quality vegetated open spaces out­ subject to flooding. tor and usable private recreation areas should be side the Environmental Quality Corridor system, which Further development should not only be provided as an element of this planned develop­ serve as wildlife habitats. restricted from destroying the high quality vegeta­ ment. The location of these properties should be log­ J. Provide a system of pedestrian hiking, horseback tion (excellent hardwood stands) but also utilize ically related to the distribution of proposed dwelling riding and bicycling trails that provide for a continua­ these natural environmental factors as visual units and be easily accessible from streets and trails tion of linkages for access throughout this area. attributes. An area of particular importance is a associated with the development. K. Best Management Practice techniques should forested area located southwest of Route 123 be implemented on a voluntary basis to help control across from Burke Lake Park. It has been iden­ nonpoint pollution and the resultant detrimental tified as a potential wildlife habitat preservation Public Facilities impacts. area in the Occoquan Basin Study. A map showing Parks, Recreation and Open Space its location, Map 4, is presented at the beginning A. Acquire and develop a community park east Transportation of the Area III section of the Plan. of Route 123 in the southern portion of the sector A. The transportation recommendations for Highway and railroad noise affects some lands to serve the Lorfax area. this sector are included in the Transportation in this sector. B. Develop Chapel Road Park. section of the Plan. A portion of the stream valley and adjacent C. Acquire through dedication and develop com­ land within this Planning District/Planning Sector munity parkland to serve areas of future residential is within the dam failure impact area for a pro­ development. posed or existing dam. The extent of development within these impact areas should be minimized in the interest of public welfare and safety. For Other Public Facilities details on the extent of this area, refer to the sec­ A. Ensure the availability of adequate fire and tion on potential dam failure impact areas, in the rescue facilities and equipment to serve the sector. Environmental Chapter, B. An adequate water supply and water distribution system should be provided for fire RECOMMENDATIONS protection services /''C. Public sewer "may be provided within areas \ Most of this sector is within the watershed of { designated for planned residential developments that J the Occoquan Reservoir. Special recommenda­ V,_are located outside the Occoquan Basin. -"*" tions, resulting from the Occoquan Basin Study, Schools """ —" ~ are presented at the beginning of the Area III sec­ A. Provide an elementary school site in the southern tion of the Plan. These apply to affected lands in portion of the sector east of Ox Road and south of this sector in addition to the sector recommen­ Silverbrook Road. Appropriate access and utility serv­ dations listed below. ice should be provided to this site.

Land Use A. Some of the land in this sector has re­ Housing mained undeveloped where the terrain is irregular Existing below market housing sites in this and access and road facilities poor, especially in Sector, if any, are listed in a Table in the Housing the areas adjacent to the public parkland which Chapter of the Background section of the Plan, stretches along the Occoquan River and Reservoir and proposed below market housing sites in this system. In the eastern sector five-acre develop­ Sector, if any, are listed in a Table in the Housing ment has occurred in the recent past. Chapter of the Recommendations section of the Land in this sector should be residential use Plan. at a maximum density of .2 dwelling unit per acre, which helps provide nonurban land use as de­ Environment scribed in the Occoquan Basin Study and reflects A. Acquire parkland along the Popes Head the well-established existing pattern of low- Creek stream valley in accordance with the density residential development in this sector. Fairfax County stream valley policy. The clustering of development, where B. Apply water quality recommendations compatible, is strongly advised because it pro­ presented at the beginning of the Area III section vides open space and has a beneficial effect on of the Plan to those lands within the Occoquan water quality in the Occoquan Basin. Basin. B. Additional commercial uses should be C. Provide highway railroad noise mitigation located outside the sector in the Burke area (Sec­ for noise sensitive land uses so as to ensure a tor P6) or the inner Pohick. healthful living and working environment in which

in 65 Fairfax County Comprehensive Plan, 1986 Edition, Area III f* MIDDLE RUN COMMUNITY PO PLANNING SECTOR

SOUTHERNER

This sector is in the Pohick watershed adjacent to the heavily developed inner Pohick (Sector P2). Most of the area north of Burke Lake Road is part of the planned residential community of Burke Centre.

Land Use Burke Centre, currently under development in the northern portion of the sector, includes a vari­ ety of residential densities and local-serving com­ mercial services. Other existing development, which is fairly recent, is comprised of single- family detached dwellings and townhouses. Com­ pletion of existing subdivisions and committed development at similar densities will absorb much of the remaining vacant land. Several local-serving commercial areas are located outside the sector on Old Keene Mill Road and in Springfield.

Transportation Major access roads in the sector are Route 123, Guinea Road, Pohick Road, Burke Lake Road, Old area has erodible soils. Soils are marginal for sep­ Keene Mill Road, Lee Chapel Road and tic systems. This area contains many mature Sydenstricker Road. There is bus service to deciduous tree clusters, and the dominant Orange Hunt. Internal circulation is generally feature, the Peyton Run and Cherry Run stream good since local streets of urban standards have valleys, offer recreational possibilities for the been provided with recent development. However, nearby developing portions of the Pohick. there is a lack of connection between subdivi­ A portion of the stream valley and adjacent sions and many stretches of rural roads still exist land within this Planning District/Planning Sector between new subdivisions. is within the dam failure impact area for a pro­ posed or existing dam. The extent of development Public Facilities within these impact areas should be minimized in Schools the interest of public welfare and safety. For The following schools are located within the details on the extent of this area, refer to the sec­ nity. Should this parcel be developed, it would be sector: Fairview Elementary, Orange Hunt tion on potential dam failure impact areas, in the desirable to include it within the adjacent residen­ Elementary, Terra Centre Elementary, and Cherry Environmental Chapter. tial planned community. However, whether the Run Elementary. parcel is developed as part of Burke Centre or RECOMMENDATIONS under conventional zoning, residential use, utiliz­ Parks, Recreation and Open Space ing single-family detached dwellings at a density The following parks are located within the sec­ Burke Centre Planned Community of 2-3 dwelling units per acre, is appropriate. tor: Burke Ridge, Huntsman, Rolling Valley West, A. Approximately 1,300 acres presently in one Middle Run Stream Valley, and Pohick Creek ownership and located adjacent to the Southern Burke Centre Perimeter Area Stream Valley. railroad between Route 123, the South Run and A. The area between Guinea Road, Pohick Adequate open space is needed for walkways Burke Lake Road are recommended for a new Road, Route 123 and the Burke Centre RPC to in­ to parks and active recreation facilities, planned community. Small parcels belonging to clude parcels 6A, 7. 8, 9,10,11,12,13,14, and 14A particularly for the future population. the project are located north of the railroad on on map 77-3 is appropriate for industrial use Sideburn Road and Guinea Road in Sector P2. The because of existing industrial zoning and use on Other Public Facilities Burke Centre master plan provides for an appro­ some of these parcels and because a creek forms Other public facilities located within the sec­ priate mixture of uses, including single-family, a natural boundary between the subject area and tor: Burke Centre Mini Library, LMD shop and townhouse, low-rise and high-rise residential planned residential use to the north. Industrial property yard, Pohick regional library site, Pohick development, a small village center and a com­ development in the subject area should provide fire station site, and one elementary school site. munity level center, industrial uses, and park and for visually attractive and appropriately buffered open space recreation uses. The overall popula­ relationships with adjacent areas planned for Housing tion density is up to 13 persons per acre, accord­ residential use. Existing below market housing sites in this ing to the RPC zoning category. Two major Residential planned community use is an Sector, if any, are listed in a Table in the Housing transportation links will extend through the com­ appropriate alternative to industrial use on Chapter of the Background section of the Plan, munity for access and circulation: Roberts Road parcels 16 and 17 only if generous buffer is pro­ and proposed below market housing sites in this and Pohick Road extended provide for north-south vided adjacent to the industrial development to Sector, if any, are listed in a Table in the Housing movement and Lee Chapel Road extended pro­ protect residential development from any adverse Chapter of the Recommendations section of the vides east-west movement between Burke Lake impacts generated by industrial use. Plan. Road and Route 123. The Burke Centre master B. Other land in the perimeter of the Burke plan is included in the Comprehensive Plan by Centre on the north side of Burke Lake Road (west Environment reference. of Burke Hills), north of the South Run watershed This sector is located within the Pohick Creek B. In order to assure the orderly development boundary and east of Route 123 is appropriate for watershed and is part of the Potomac estuary of the planned community, a phasing plan should the expansion of the Burke Centre RPC or residen­ critical environmental area. The Pohick watershed indicate construction timetables that coincide tial development at 2-3 dwelling units per acre. ridgeline extends along Route 123 near the with planned and programmed public facilities, Burke Centre should not extend beyond Route western edge of the area. Ridge areas provide whether these facilities are provided by the 123, Burke Lake Road or into the South Run. Land visual amenity as they are often associated with developer or the public sector. in the expansion area only in Main Branch is scenic vistas. The floodplains and stream valleys C. Design features and/or well-landscaped buf­ planned for 2-3 dwelling units per acre. It should of Sideburn Branch and Pohick Creek are located fering should be incorporated in the Burke Centre be permitted higher density, not to exceed 3-4 south along the Southern railroad tracks on the plan to assure the compatibility of contiguous dwelling units per acre, only if it is developed as if northern edge of the Burke area. The Middle Run residential and nonresidential development. it were an integral part of the Burke Centre in stream valley is in the southern portion of the D. Parcel 77-4 ((1)) 23 is not presently included terms of adjacent densities, circulation, access, area. There are extensive floodplains and half the in the Burke Centre residential planned commu­ buffering, clustering and preservation of natural

III 66 Fairfax County Comprehensive Plan, 1986 Edition, Area III

This map portrays the arrangement of building unit types and intensities in the portions of the Burke Centre Residential Planned Community (RPC) for which development plans have been approved. De­ velopment of the various portions of acreage which comprise the RPC requires County approval of specific development plans.

Neighborhoods and Clusters ^uly- 1980

Cluster Major pedestrlan/blcycla paths' Major open space ' Major storm drainage Improvements ii Major sanitary sewer Improvements SFA Slngli 8 Proposed ofl-alte roads by others I MO Industrial I E»fstlna » commlttad roads ni 67 Fairfax County Comprehensive Plan, 1986 Edition, Area III

and open space. In all cases, non-RPC develop­ Chapel or Old Keene Mill Roads and primary ac­ Environment ment must provide necessary and desirable land cess roads should be well set back from the inter­ A. Preserve the Middle Run stream valley consolidation, public facilities, environmental pro­ section. Higher density residential or commercial system through dedication and/or acquisition. tection, and amenities to justify an increase in use is well provided in the vicinity and therefore B. Acquire parkland along the Opposum allowable densities above the 2-3 dwelling unit,s not appropriate in this area. Special permit and Branch and Sideburn Branch stream valleys in per acre range. special exception uses should be reviewed very accordance with the Fairfax County stream valley C. The Belleair subdivision should be planned carefully due to the potentially detrimental effects policy. at .2-.5 dwelling unit per acre in order to assure in­ on the surrounding areas. C. Current code provisions, including drainage fill at densities compatible with existing develop­ • The parcels are consolidated and sole coordi­ grading and the removal of vegetation should be ment and to help protect the environmental qual­ nated access is provided to Lee Chapel Road at followed strictly in the PRC development to pro­ ity of the South Run. One-acre development a point along the property line between parcels tect the headwaters of Pohick Creek tributaries in should be allowed only on existing vacant one- 22 and 22A; and the Burke area. acre parcels as infill to the existing development. • Development of these parcels is accompanied by D. Tree cover should be preserved where possi­ Special permit uses or special exception uses, the widening of Lee Chapel Road to provide a ble for visual amenity, air quality, and noise other than those already issued for the Burke second southbound lane between Old Keene Mill protection. Community Church, should not be allowed Road and the northern property line of parcel 22 E. For land use density and environmental pro­ because of the potentially adverse impacts these for the purposes of providing safe ingress and tection policies in the South Run watershed, refer can have on the surrounding community. egress from these parcels. to Sector P7, Pohick Planning District, Land Use D. The area between the east edge of the Recommendation A and Environment Recommen­ • Parcel 23 may also be appropriate for residen­ Burke Centre, Burke Hills subdivision, Burke Lake dations A, B and C. Road and Burke Road is appropriate for 4-5 dwell­ tial use at 4-5 dwelling units per acre provided ing units per acre because of existing zoning on that the following conditions are met: the land and because it is contiguous with 1. It is part of a consolidated development Transportation planned and existing commercial uses in Burke. with parcels to the front along Lee Chapel and A. Construct a four-lane, east-west facility on E. Low-rise commercial office use is Old Keene Mill Roads. the general alignment of Hooes Road and Pohick appropriate on the south side of Burke Road be­ 2. Only single family detached dwellings will Road, with certain realignments between Ox Road tween the retail center and the Pohick Creek be placed on the rear to provide an effective tran­ (Route 123) and Backlick Road (Area IV). The facil­ floodplain (planned for public park and open sition to the lower density parcels in the interior ity will connect with the Franconia/Springfield space), as compatible infill within the commercial of the quadrant. Metro Station. This facility is needed to provide center of Burke Village. Commercial development 3. No vehicular access is provided to the access to the rapidly developing Pchlek area. on this land, however, must occur only after Burke lower density parcels in the interior of the B. Improve Burke Lake Road to a four-lane Lake Road has been constructed in its entirety on quadrant. facility between Pohick Road and Rolling Road its planned realignment through the village of I. Land with frontage on the south side of Old near Braddock Road to provide access from the Burke, which includes a grade separation over the Keene Mill Road between Lee Chapel Road and developing portions of the Pohick to I-495. Southern railroad tracks. This will ensure ade­ Sydenstricker Road should develop at a medium C. Consider Burke as a stop for the proposed quate traffic flow through the area at all times. residential denstiy of 4-5 dwelling units per acre. commuter rail project. F. Burke Hills subdivision is recommended for Development above the low end of this density D. Widen Lee Chapel to a four-lane facility be­ a development density of .5-1 dwelling unit per range should be approved only if there is: tween Burke Lake Road and Route 123. acre, compatible with present development within 1. substantial parcel consolidation within E. Additional transportation recommendations the subdivision. the tract which ensures coordinated develop­ for this sector are included in the Transportation ment and related vehicular access; section of the Plan. Remainder of the Sector 2. the siting of residential units away from A. Development should generally continue the Old Keene Mill Road and Lee Chapel Road; residential use and density pattern established in and P2, which includes single-family detached dwell­ 3. access to Old Keene Mill Road only at ings and townhouses. Therefore 2-3 dwelling units existing median breaks. per acre is appropriate and recommended. This J. The area south of Old Keene Mill Road and type of development will act as a transition to con­ east of Lee Chapel Road is a highly desirable servation, open space and low-density residential location for a future Fairfax County regional library uses appropriate in Sector P7. site. B. Residential uses can be developed under the planned unit development option to provide a mixture of housing types and to preserve open Public Facilities space. Parks, Recreation and Open Space C. Additional local-serving commercial A. Acquire community parkland for new facilities should be located at Burke and at the development. existing shopping center on Old Keene Mill Road. B. Develop Burke Ridge Park. D. Land between Lakewood Hills and Rolling C. Develop the South Run District Park. Valley should be planned for compatible, single- D. Huntsman Park should be developed. Con­ family development. sideration should be given to acquiring dedicated E. Local-serving commercial uses should be or reserved rights-of-way for the old Northern located on land currently zoned for these uses. Virginia Expressway as linear parks. F. The historic value of Lee Chapel and Other Public Facilities cemetery should be investigated for possible A. Provide a public health clinic in leased inclusion in the County's inventory of historic facilities within the next decade possibly at Burke. sites. B. Ensure the availability of adequate facilities G. Rolling Valley West Park should be and equipment at the Burke Fire Station. developed in accordance with its master plan. C. An adequate water supply and water H. Existing and proposed development surround­ distribution system should be provided for fire ing the intersection of Lee Chapel Road and Old Keene protection services. Mill Road, together with the difficult horizontal align­ D. Construct a regional library facility on the ment of these two roads, requires that care be taken site of Old Keene Mill Road and Sydenstricker in guiding future development in this area. The desired Road. goal for this area is to complement existing single-family residential communities with compatible, residential land uses. The existing housing for the elderly in the northwest quadrant of the intersection is a suitable method of achieving this goal. The remaining undeveloped land in the vicinity should be developed in residential use at 2-3 dwelling units per acre utilizing single-family detached dwelling units. All development in this area should avoid direct frontage on either Lee

m 68 Fairfax County Comprehensive Plan, 1986 Edition, Area III

"7 BURKE LAKE COMMUNITY P I PLANNING SECTOR

The sector is designated as stable and in­ Transportation Environment cludes the Burke Lake and Park and the South Run Major access to the sector is provided by This section contains most of the South Run stream valley. Pohick Road, Hooes Road, Route 123, Burke Lake segment of the Pohick watershed. It has been Road, Lee Chapel Road, and Silverbrook Road. Im­ designated as an environmental quality corridor Land Use provements programmed soon for Route 123 will wildlife preserve. Impoundment site #1 of the This sector includes extensive parkland in increase access to the area but not within the sec­ Pohick PL566 plan is located on South Run just Burke Lake Park, South Run District Park, Recrea­ tor. The proposed improvement of Pohick Road west of Hooes Road. The South Run is the tion Lake Park and the South Run stream valley. A and Hooes Road (Springfield Bypass) will provide cleanest stream in the County. Because of high portion of the Burke Centre planned community is access from the sector to I-95 and the Fran- water quality, the impoundment at Hooes Road located in the northern portion of the sector. There conia/Springfield Metro Station. There is no public has a potentially high recreational value. are several small relatively stable communities in­ transportation service in the sector. A portion of the stream valley and adjacent cluding Fairwood Acres, Avon Forest, Trenton land within this Planning District/Planning Sector Forest and Silverbrook Farms plus scattered Public Facilities is within the dam failure impact area for a pro­ dwellings throughout the sector. Chapel Acres is a Schools posed or existing dam. The extent of development low-income community that lacks numerous Newington Forest Elementary School is within these impact areas should be minimized in public facilities. There is a mixture of housing in­ located within the sector. the interest of public welfare and safety. For cluding new, high-income development on large details on the extent of this area, refer to the sec­ lots and older, scattered dwellings. Brimstone Hill Parks, Recreation and Open Space tion on potential dam failure impact areas, in the is a historic site on Route 123 at Burke Lake Road. The following parks are located within the sec­ Environmental Chapter. Local-serving commercial uses are located on tor: Chapel Acres, Newington Commons, Poburn Old Keene Mill Road in Sector P2 and in Woods, Burke Lake, Recreation Lake, South Run RECOMMENDATIONS Springfield. District, and South Run Stream Valley. Housing Land Use A. The South Run watershed is dominated by Existing below market housing sites in this three major parks, recreational and open space Sector, if any, are listed in a Table in the Housing uses: the Burke Lake Park, the South Run District Chapter of the Background section of the Plan, Park and the planned impoundment-recreation and proposed below market housing sites in this site #1. Any development should be managed to Sector, if any, are listed in a Table in the Housing preserve the quality and value of these facilities. Chapter of the Recommendations section of the The two largest facilities are primarily recrea­ r \ Plan. tional facilities, which makes it necessary to in­ \E corporate development restrictions in the plan to control runoff and water quality and protect the \ i\ vegetation and selected topographical features. V >%\ The following specific policies indicate planned density ranges and development restric­ tions that will enable the County to realize en­ vironmental protection and density transition \ o\ objectives in the Pohick Planning District. ~zA 1. Segment Between Hooes Road and Lee /\\\ Chapel Road. This segment is dominated by \% the 734-acre Newington Forest development. The nonpark land is planned for residential use planned density range 2-3 dwelling units per acre, and 1-2 dwelling units per acre (Chapel Acres). Development coordination and con­ solidation of parcels where appropriate to allow preservation of environmental features and good internal traffic circulation is a condi­ tion for approval of densities above the low end of the plan density range.

Chapel Acres Conservation Area The Chapel Acres Conservation Area is located east of the intersection of Pohick and Hooes Roads. It is bounded by Pohick Road to the north, the Newington Forest subdivision on the south and the east, and Hooes Road on the west. The Conservation Area was established through the Board of Supervisors' adoption of the Chapel Acres Neighborhood Improvement Program and Conservation Plan as a means to preserve and im­ prove the Chapel Acres neighborhood. The plan identifies specific public improvement projects to be undertaken as funding becomes available through the duration of the neighborhood improve­ DEPARTMENT ment program. These include acquisition and OF CORRECTIONS development, installation of sanitary sewer OF D.C. system, resolving storm drainage problems and providing for improved traffic safety.

in 69 Fairfax County Comprehensive Plan, 1986 Edition, Area III

2. Segment Between Hooes Road and Lee nant in the Pohick area. Development density Chapel Road. This segment is dominated by south of Pohick Road (and east of Hooes Road) is the planned impoundment-recreation site #1 also planned in accord with environmental protec­ and the South Run District Park. The develop­ tion objectives for the South Run subwatershed, ment level must be such that the park, open consistent with environmentally sound watershed space and recreational uses can be maintained planning. The upper portion of a watershed should at a high level of quality. To comply with the ob­ have only a limited amount of development to pro­ jectives of stepping down from the base to the tect the sensitive land-water system, which in this headwaters of the shed and providing a density case supports extensive open space, park and transition between the developed inner Pohick recreation uses. and the semirural outer Pohick, this area is E. Planned unit development is an option that planned for a density range of 1-2 dwelling can be used to achieve a mixture of housing types units per acre for nonparkland. In order to and preserve open space. ensure a compatible transition to the low- F. Recommendations for Burke Centre and its density area west of the watershed, a buffer of perimeter are found in Sector P6. lots and open space not to exceed one unit per acre and a natural buffer should be planned Public Facilities along the western edge of the watershed be­ Parks, Recreation and Open Space tween Hooes Road and Lee Chapel Road. Such A. Develop Recreation Lake Park for park and a transition area should be provided for a depth water-oriented recreation use. of at least 300 to 500 feet. Environmental pro­ B. Develop the South Run District Park while tection features meeting County approval for preserving its environmental qualities. development (in this segment) must be pro­ C. Complete development of Burke Lake Park. vided by development, especially for develop­ D. Acquire and develop community parkland to ment at densities greater than the low end of serve the Newington Forest area. the plan density range. Such matters as storm­ E. Federal community development block water runoff control, water quality control and grant funds have been committed for the develop­ retention of vegetative and sensitive ment of a community building to serve Chapel topographic features must be adequately ad­ Acres. Parcel 98-1 ((3)) 41 has been acquired for dressed including best management practices this purpose. for impact mitigation. 3. Segment Between Lee Chapel Road and Other Public Facilities the South Perimeter of Burke Lake Park. This A. Ensure the availability of adequate segment is located directly above the South facilities, equipment and water supply for the Run district park and the planned Burke and Lorton Fire Stations. impoundment-recreation site #1. Stream valley B. An adequate water supply and water park land needs to be acquired along South distribution system should be provided for fire Run. The development level should be such protection services. that a high level of quality can be maintained C. Provide an adequate storm drainage for these park, recreational and open space system to serve the Chapel Acres Conservation uses. The residential development level should Area. be less than 1-2 dwelling units per acre planned in the Hooes Road-Lee Chapel Road segment, Environment according to the step-down concept. The most A. Preserve the South Run Environmental appropriate planned density range for nonpark Quality Corridor through acquisition and/or land in the segment is .5-1 dwelling units per dedication. acre. Such matters as stormwater runoff con­ B. Preserve the South Run Environmental trol, water quality control and retention of Quality Corridor by applying the watershed land vegetative and sensitive topographic features use planning model to residential densities. must be adequately addressed including best C. Require all new development to implement management practices for impact mitigation. best management praotices for nonpoint pollution 4. Segment Including Burke Lake Park and control. The nature of the BMPs needed will be the South Run Headwaters. The segment is determined on a case-by-case basis. dominated by Burke Lake park and the develop­ ment level in the segment should be such that Transportation its recreational and open space function is A. Improve Silverbrook Road to a two-lane im­ maintained at a high level of quality. The proved facility between Lorton Road, Hooes Road residential level should be less than the .5-1 and Route 123 to provide improved access from dwelling units per acre level planned in the seg­ the Pohick area to the Lorton interchange of I-95. ment below. The most appropriate planned B. Other transportation recommendations for density range for nonpark land is .2-.5 dwelling this sector are included in the Transportation units per acre in this segment, except for the section of the Plan. Fairwood Acres subdivision, which should be planned at a density of .5-1 dwelling units per acre to provide for compatible infill with the ex­ isting development. Such matters as storm­ water runoff control, water quality control and retention of vegetative and sensitive topographic features must be adequately ad­ dressed including best management practices for impact mitigation. B. Incorporate the Chapel Acres conservation plan and related improvement programs into the Plan. C. Maintain secondary roads in their existing condition to maintain the rural character of the sector. D. The area between Hooes Road, Pohick Road, and the Lorton detention facility, which is at the lower end of the South Run subwatershed, is generally appropriate for urban residential development at 2-3 dwelling units per acre as a continuation of the type of development predomi­

in 70 Fairfax County Comprehensive Plan, 1986 Edition, Area III COMPLEX AREAS

tant task is to reduce the range of options and to RECOMMENDATIONS Criteria for Complex Areas focus on increasingly detailed alternatives. Here The designation of a complex area depends are some others: Recommendations for land use, transportation, upon the seriousness of the problem, but most • A comprehensive impact evaluation- public facilities, environment and housing in com­ complex areas exhibit the characteristics listed including fiscal, transportation, environmen­ plex areas are made in an open-ended context. below: tal, housing, social, economic, and other im­ County policy decisions and or external factors of • The area is under intense development pacts—is necessary for future development area-wide significance may change the context in pressure because of existing plans, existing, in complex areas. which these recommendations are made. Condi­ or planned major public facilities and major tions affecting land use, transportation, other rezoning applications. • Analysis should be appropriate to the level of decision being made, which means that the facilities, environment factors or residential, com­ • A high degree of integration is needed be­ impact evaluation and review should become mercial or industrial development may change re­ tween land use, access, and circulation in more detailed as the alternatives are quiring that planning recommendations be made order for the area to satisfactorily serve high- narrowed. responsive to the new context. The following density development. • Integrated solutions are required (for recommendations should be used as a conceptual • High density development has potential example, transportation). Improvements may guide to pursue goals that are currently desirable spillover effects on surrounding areas. Com­ have to be coordinated with private and feasible. plex areas are often not suitable for high- redevelopment. density development because existing • Downstream and upstream effects need to development produces negative effects, be considered with regard to transportation which can be made worse by intense addi­ facilities, air pollution, storm runoff, and tional development. other off-site impacts. • There is potentially adverse impact on the • Neighborhood effects that require transi­ environment by intense development. tional use and buffering should be the Complex Area Analysis and Policy Approach responsibility of activities of the more inten­ sive nature, normally those within the com­ Policies for dealing with complex areas must plex area; traffic spillover and noise impacts be process-oriented, which means that decisions should be controlled and ameliorated. Perfor­ should be made for the short term but there- mance standards may be suitable for some should be no pretense that single-shot solutions of these purposes. are possible. Unresolved problems will remain in each complex area for some time. The most impor­

Ill 71 Fairfax County Comprehensive Plan, 1986 Edition, Area III THE CENTREVILLE AREA

5. In addition to retail development in the primary DESCRIPTION the major traffic corridors of i-66, Route 29, Route commercial core, provide neighborhood-scale re­ 28 and Braddock Road as well as major internal tail facilities in convenient locations to serve The Centreville Area contains approximately 2,700 collectors. planned residential development. acres in the southwestern portion of the County where 3. Encourage development configurations and land 6. Ensure the provision of adequate public and pri­ Route 28, Route 29, Interstate 66 and Braddock Road use patterns that reduce the need for vehicular vate recreational and community facilities and converge. Currently, most of the land in this area is transportation for local trips. either vacant or underutilized. The majority of the de­ services. 4. Ensure development patterns that promote the velopment in the area is residential and has been con­ 7. Ensure that a balanced, adequate road network use of mass transportation and ride sharing for structed since 1970. is planned to accommodate projected travel within Centreville and for commuting to development. regional employment and retail centers. Preserve and enhance existing stable residential 5. Provide a balanced roadway network for Cen­ BACKGROUND and nonresidential development. treville which achieves a level of service "D" (ap­ 1. Ensure that existing stable residential develop­ proaching congestion) or better during morning On June 15, 1982, the Board of Supervisors adopted ment is protected from potentially adverse and evening peak hours. the Occoquan Basin Study (OBS) which recommended impacts from higher intensity uses by 1) ensur­ 6. Accommodate nonmotorized circulation in Cen­ that a detailed study and plan be undertaken for Cen­ ing that potentially adverse impacts are buffered treville on all roadways through the use of bike- treville. Subsequently, on December 13, 1982, the on site to the extent possible, 2) planning ap­ ways, improved shoulders, and widened curb Board appointed a Citizens Advisory Task Force to par­ propriate transitional uses between potentially lanes as appropriate. ticipate in the study and planning process for Cen­ adversely impacting uses, and/or 3) providing 7. Minimize barrier perception created by roadways. treville. This Task Force and staff continually met to open space or natural or man-made buffers be­ 8. Minimize negative visual impacts to and from discuss growth options for Centreville and prepare tween potentially adversely impacting uses. roadway corridors. basic recommendations for its future development. 2. Avoid using local residential streets to provide access to higher intensity uses. E. Economic Development 3. Provide convenient pedestrian access to neigh­ ADOPTION OF THE CENTREVILLE STUDY borhood facilities. Encourage commercial and industrial development to levels which are supportive of the overall coun­ On March 10, 1986, the Board of Supervisors B. Environmental Quality tywide economic development goals and compati­ adopted the Centreville Study, as modified by reference ble with nearby planned economic development into the Comprehensive Plan. General findings and ob­ Identify, protect and enhance natural and man-made centers, such as the Fairfax Center Area. jectives, background information, and specific land use, resources in Centreville. environmental, transportation and public facilities 1. In recognition of Centreville's regional accessi­ 1. Ensure that development in the Centreville Area bility, visibility from i-66, proximity to new popu­ recommendations were amended into the Comprehen­ does not jeopardize the Occoquan Basin as a lation and labor force growth, encourage sive Plan. The Centreville Area Study document (pub­ source of drinking water. development of Centreville as an employment lished in September, 1984) includes background to the center. recommendations and study methodology and is avail­ 2. Preserve the area's Environmental Quality Cor­ able for additional detail and reference. ridors (EQCs). Develop an open space system, 2. Designate sites with good visibility from I-66 for utilizing EQCs where possible to provide passive appropriate commercial development. recreational space and relief from the urban 3. Identify and establish well defined boundaries for PLANNING OBJECTIVES landscape. Centreville's major commercial activity area and 3. Create visually interesting focal points within the restrict commercial uses to that area. In determining how an area should be planned, it central activity centers) and visual transitions to is necessary to decide how one ultimately envisions the existing and planned residential areas. FOUNDATION OF THE CENTREVILLE PLAN area once full development has occurred. The follow­ 4. Preserve natural physical features that create ing objectives were endorsed by the Centreville Task visual interests and enhance these features dur­ The planning effort for the Centreville Area also in­ Force and served as a guide in the preparation of the ing the planning process. volved a detailed analysis of past trends and existing Centreville Plan. 5. Preserve quality vegetation and use this vegeta­ conditions. This analysis provided the data base neces­ tion to enhance views. Promote supplemental sary for determining appropriate future land uses and A. Land Use landscaping as necessary to enhance views and development patterns. Establish Centreville as a focus of development in energy conservation. The following data was analyzed and subsequently western Fairfax County. 6. Take advantage of the visual amenities associ­ served as the foundation for the Centreville Plan: 1. Ensure the development of a variety of uses in­ ated with the Bull Run mountains. cluding residential, office, retail, institutional and 7. Minimize adverse impacts associated with noise • History. The historical background of Centreville recreational uses. from roadways and Dulles International Airport. including the identification of historically impor­ 2. Encourage the more intensive development to 8. Promote energy conservation through energy tant structures. occur only within a well defined contiguous seg­ efficient land use planning and individual build­ • Environmental Characteristics. An analysis of ments) of the study area so as to ensure that ing siting and design. environmental features including geology, topog­ Centreville develops geographically and charac­ 9. Continue to maintain air quality standards in the raphy, soils, vegetation, water and air quality, and teristically distinct from the 50-66 Fairfax Center Centreville Area. roadway noise. Area. • Existing Land Use Conditions. Identification of 3. Minimize large land use zones which are C. Historic Preservation the land use and ownership patterns, existing homogeneous, single use and single density. zoning and recent zoning activity. 4. Encourage medium and high intensity develop­ Preserve, protect and enhance Centreville's historic • Transportation. An evaluation of highway facil­ ment for a substantial portion of the study area, resources. ities and characteristics, traffic volumes and where parcel size and location, access and visi­ 1. Identify and evaluate sites which reflect the transit facilities. bility make these appropriate. historic character of Old Centreville and protect • Public Facilities. The existing public facilities in Achieve a balanced community in Centreville. these sites through sensitive land use and trans­ the Centreville Area including parks, fire services, 1. Ensure development of a community where an portation planning. libraries, water and sewer lines, electricity and appropriate mix of land uses fosters a continu­ 2. Minimize adverse visual impacts that could natural gas. ous cycle of activity; prevent Centreville from jeopardize the quality of historic sites. • Economic Development. The potential for eco­ becoming predominantly either a bedroom com­ 3. Protect Centreville's historic resources through nomic development in Centreville, industrial and munity or an employment center. appropriate regulation and incentive measures. commercial growth, and the role of Centreville 2. Plan Centreville as a whole, so that various tracts in the County's overall economic development of land relate to each other and in combination D. Transportation effort. result in an integrated community. • Housing. Existing housing conditions and the 3. Provide a range of housing structure types and Enhance both motorized and nonmotorized access position of Centreville for meeting the basic hous­ costs, recognizing countywide needs, local and circulation patterns in Centreville. ing goals of the County. desires for a balanced community, and Centre- 1. Plan and design an integrated transportation net­ ville's appropriate location for a variety of hous­ work — including roadways, pedestrian access, THE RECOMMENDED LAND USE PATTERN ing unit types including housing affordable to low bicycle trails and mass transportation patterns — and moderate income households. that provides good access, and avoids creating In determining an appropriate future land use pat­ 4. Supplement existing retail development to pro­ barriers between adjoining land uses. tern for the Centreville Area, various development con­ vide an appropriate range of services to future 2. Plan appropriate land uses for Centreville which cepts were examined by the Centreville Task Force. residents in the region. will recognize the advantages and limitations of These concepts provided alternative land use config-

III 72 Fairfax County Comprehensive Plan, 1986 Edition, Area III

I 1 ! rt 1 lhrl

ENVIRONMENTAL QUALITY CORRIDOR HD HISTORIC DISTRICT PF PUBLIC FACILITY CP COMMUTER PARKING |~ BOUNDARY OF THE FAIRFAX CENTER AREA

NOTE 1: RECOMMENDATIONS FOR THE AREA IN THE VICINITY OF STRING FELLOW ROAD ARE IN THE FAIRFAX CENTER AREA SECTION OF THE PLAN

NOTE 2: IT IS POSSIBLE TO DEVELOP RESIDENTIAL USE AT S-12 DWELLINGS PER ACRE OR TOWNHOUSE OFFICE USE UNDER CERTAIN CIRCUMSTANCES. SEE TEXT FOR B-6.

GENERAL NOTE: LETTER DESIGNATIONS SUCH AS A-1, B-1, C-1, ETC., REFLECT SUB-TRACT AREAS AS DESCRIBED IN TEXT.

LAND USE PLAN BOO 1000 CENTREVILLE STUDY SCALE IN FEET Fairfax County Comprehensive Plan, 1986 Edition, Area III

urations and densities with distinct orientations as to Tract A The relative separation of Tract A • design of structures to front, where the more intense uses should be located. This (401 Acres) from the main portion of the study when possible, the historic dis­ examination of alternatives resulted in the determina­ area makes it appropriate for low- trict and to eliminate long rows tion of the most suitable development pattern which density residential use and as a of units. should be pursued for each Sub-tract in the Centreville transition area between Centreville Area. The location of each sub-tract in the Centreville and Chantilly. There is develop­ Area is shown on Map 1, B-2. This Sub-tract encompasses an ment presently occurring In this (17 Acres) area proposed as an historic over­ The development concept which subsequently was Sub-tract at 2-3 dwelling units per lay district. The visual aspect of the selected to guide the recommendations for Centreville acre near Heron Drive. environment in this segment is of is termed "dual-core." It envisions two core areas con­ primary importance and is ad­ sisting of a concentration of mixed use activity located A-1. Part of this Sub-tract is already dressed specifically in the Cen­ on tracts on either side of Route 29 southwest of its (121 Acres) committed for single-family treville Historic Overlay District. intersection with Route 28. These activity cores are residential development at three treated as closed systems with an internal focus. Route dwelling units per acre. The plan­ Traffic in this Sub-tract should be 29 is emphasized as a major east-west thoroughfare ning concept for this Sub-tract, is with limited connections between the two tracts. Major minimized in order to protect the to maintain a low density separa­ integrity of the historic area. In residential communities are to be located beyond and tion between the Fairfax Center potentially between the activity core. addition, direct access from Sub­ Area and Centreville. Therefore, tract B-2 to Route 29 should be With this basic concept of future development, a single-family detached residential encouraged, but through traffic land use plan was formulated which provides recom­ at 2-3 dwelling units per acre is from adjacent segments should be mendations for each sub-tract in the Centreville Study planned for the Sub-tract. discouraged. Area. If fully developed as recommended this Plan would result in a total population of approximately A-2. This Sub-tract is part of the low This sub-tract is suitable for retail, 37,000 and a commercial and industrial use of approx­ (279 Acres) density transition area located be­ imately 5 million square feet. commercial, office, and residential tween Centreville, Chantilly and uses, provided they are compati­ It is intended that future development by tract should the Fairfax Center Area. Residen­ not exceed the overall intensity allocated for that tract. ble with the requirements of the tial development should be com­ Historic Overlay District. No single In other words, all sub-tract totals should not exceed parable with development in the tract totals but flexibility among sub-tracts could be per­ non-residential use should exceed immediate vicinity along String- 6,000 square feet. The Architec­ mitted provided they are under a common ownership fellow Road, which is in the den­ or control and adhere to basic Plan objectives. tural Review Baord (ARB) may sity range of 1-2 dwelling units per recommend modifications of the Specific land use recommendations for each tract acre. The planned use is therefore, transitional screening require­ and sub-tract are presented in the following pages. single-family detached residential ments to the Department of En­ Included as part of these recommendations are den­ at 1-2 dwelling units per acre. vironmental Management. sity ranges for the proposed use. In order for the high end of these density ranges to be permitted, there must Tract B While the western portion of this be satisfactory achievement of the "Development The ARB does not have authority (541 Acres) Tract is located in the core area of Criteria for Residential Density Ranges" shown on the to modify the screening require­ Centreville, its development poten­ Fairfax County Comprehensive Plan Map. All applica­ ments. Therefore, staff recom­ tial is somewhat limited because of tions for commercial and industrial use shall likewise mends the following revision to the its relative isolation from I-66 and be evaluated in light of the development criteria set forth foregoing: "The ARB may recom­ Route 28. Certain transportation in the Comprehensive Plan, entitled 'Development mend modification of the transi­ constraints, combined with the Criteria'. tional screening requirements to need for future development to be the Department of Environment In light of the objective of the Centreville Study to compatible with existing residential Management". achieve a level of Service D (Approaching Congestion) uses and historic resources indi­ or better during morning and evening peak hours, in cate that the Tract is appropriate B-3. The potential for providing good no event shall any application for residential use at the for a moderate level of residential, (55 Acres) access to this area is limited and upper end of the range, or for commercial or industrial commercial or office development. therefore a use which generates a use, be evaluated without reference to those criteria level of traffic compatible with the which relate to the provision of transportation improve­ B-1. When the planned highway im- existing and planned transporta­ ments unless the applicant can persuade the Board of (22 Acres) provements at the intersections of tion network is desirable. Supervisors that those criteria relating to transporta­ Route 28- Route 29 and Route Moreover, the existence of one tion improvements are not applicable to that particular 28-lnterstate 66 are completed, major Civil War entrenchment in application. there will be limited access to this this Sub-tract should be recog­ Studies completed in the preparation of the Cen­ Sub-tract. In addition, this area is nized and protected as the area treville Study indicate that transportation requirements immediately adjacent to the his­ develops. are critical to the support of future development. There­ toric district. Therefore, new de­ fore, transportation improvements must be provided velopment In this Sub-tract must Due to the access problems and concurrently with or prior to, additional demand if the fully recognize the access and public health, safety, convenience and welfare of the Sub-tract's relationship to the transportation constraints as well proposed historic district, town- present and future citizens of the Centreville Area are as the historic character of the to be maintained or improved. house residential development of adjoining area. between 5 and 8 dwelling units per In order that the future development and transpor­ acre is recommended. In order to tation systems of Centreville are properly planned, the Medium-density residential at 5-8 achieve the high end of this density recommendations for Centreville provide for ultimate dwelling units per acre is preferred range, the criteria listed under Sub­ land use intensities when public facility support, espe­ since this use and density would tract B-1 must be met. This Sub­ cially transportation, is available. This will ensure that complement existing townhouse tract contains fortifications con­ the community is developed with adequate facilities, zoning along Wharton Lane with­ structed during the Civil War which that the needs of industry and business are recognized, out severely impacting the trans­ should be recognized and pro­ that residential areas have healthy surroundings, and portation network. However, for tected as the area develops. that the growth of the community is consonant with the this intensity to be realized, it is im­ efficient and economical use of public funds. portant for planned development to B-4. Access limitations and the relation- Because currently programmed transportation facil­ achieve the following: (50 Acres) ship of this Sub-tract to the pro­ ities are not sufficient to support development under posed historic district are even existing zoning at an acceptable level of service, • compatibility with the historic conditions similar to those rezoning applications should be considered in light of district in terms of scale, layout, described for Sub-tract B-3. In the existing circumstances at the time of Board hear­ height, bulk, material, archi­ addition, this Sub-tract is contigu­ ing and decision. Provisions should be made by rezon­ tecture, parking bays, land­ ous with the Centreville Farms sub­ ing applicants to phase development in order to scaping; division to the east which has coordinate anticipated impact of new development with • minimization of traffic impact on single-family detached residential the provision of needed transportation improvements. the historic district; development at .5 dwelling units • provision of pedestrian linkages per acre. For this reason, the den­ to the historic district; and sity of development should be a

III 74 Fairfax County Comprehensive Plan, 1986 Edition, Area III

INSET ROUTE 28 / 166 INTERCHANGE

BEFORE CONSTRUCTION CONSTRUCTION /

INTERCHANGE

CP COMMUTER PARKING

(1987) YEAR CONSTRUCTION TO BEGIN I ill PLANNED ROADS TRANSPORTATION PLAN CENTREVILLE STUDY H 1986 Fairfax County Comprehensive Plan, 1986 Edition, Area III

transition between the density If this Sub-tract is to develop as a C-1. This Sub-tract contains local- ranges planned for Sub-tracts B-3 townhouse office use, the follow­ (38 Acres) serving, highway-oriented retail and B-7. Thus, a single-family ing conditions additionally must be commercial uses. The Transporta­ detached residential use at 2-3 met: tion Plan includes a full inter­ dwelling units per acre is planned. change for the Route 28/Route 29 • coordinated vehicular access intersection, which may impact B-5. This Sub-tract contains a number and internal circulation to existing commercial uses in such (34 Acres) of commercial uses developed ensure a minimum number of a way that redevelopment and land along Route 28 and Route 29 each vehicular access points; consolidation become necessary. with separate access to these high­ • provision of a substantial land­ However, local-serving retail com­ ways. The transportation plan for scaped open space buffer, and mercial uses will remain appropri­ Centreville includes a full inter­ permanent screening along the ate in this Sub-tract. Limited office change for the Route 28/Route 29 periphery of the acreage to use is also appropriate to serve intersection, which will impact ensure the limitation of any ad­ local needs for professional existing commercial uses and the verse visual impact upon near­ services. access to these uses. However, by existing planned residences; local-serving retail commercial • limitation in the height of the The proposed realignment of Brad­ uses will remain appropriate in this townhouse office units to a dock Road bisects Sub-tract C-1, Sub-tract along with limited office maximum of three stories from C-2, and C-3. If land assembly is use to serve local needs for profes­ all elevations; accomplished at the southeast sional services and a motel with • provision of an architectural quadrant of Old Centreville Road proximity to the historic district. character which is residential in and Lee Highway, coordinated terms of bulk, scale, height and mixed-use development with Development in this Sub-tract material; neighborhood retail commercial which occurs in proximity to Sub­ • provision of lighting and signs use and low-rise office would be tract B-2 must recognize the whose size, character and loca­ appropriate on the north side of Historic charater of the district and tion shall be compatible with, realigned Braddock Road (Sub­ be compatible in terms of scale, and have no adverse visual im­ tracts C-1 and C-2) with multi- layout, bulk, height, landscaping, pact upon any nearby existing family development at approxi­ et cetera. or planned residences. mately 15 dwelling units per acre as an appropriate use for the south Therefore, this Sub-tract is B-7. This Sub-tract is located in an area side of realigned Braddock Road planned for retail commercial use (336 Acres) that is planned as a low density (Sub-tracts C-2 and C-3). (approximately 150,000 square transition between Centreville and the Fairfax Center area. There is feet with a .25 FAR); limited office C-2. This Sub-tract, because of its prox- large lot, low density residential use (about 185,000 square feet (20 Acres) imity to nearby commercial de­ development throughout the Sub­ with a .25 FAR), and approximately velopment and ease of access to tract. For this reason low density 150 motel units. Route 28, Route 29 and Route 66, residential use at 1-2 dwellings per provides an excellent opportunity acre density range is planned. Part B-6. This Sub-tract has a linear config- to help satisfy the need for higher of the area in the vicinity of String- (27 Acres) uration and a number of small par­ density housing. Multifamily de­ fellow Road is in the Fairfax Center cels fronting Route 29. It will be velopment will be compatible with Area. The Plan for this area allows necessary for a substantial number adjoining property and with care­ up to 3 dwellings per acre under of lots to be consolidated to ful siting of units will provide future certain circumstances. (Base den­ achieve a satisfactory develop­ residents a panorama view of the sity: 1 unit per acre; Intermediate ment. In addition, an assemblage mountains to the west. It is planned density: 2 units per acre; Overlay of land is necessary to reduce the for attached residential use at density: 3 units per acre.) number of direct access points to 16-20 dwellings per acre. Route 29. To encourage such con­ solidation and the upgrading of the Tract C. This Tract is sparsely developed The proposed realignment of Brad­ physical condition of certain (345 Acres) with some older low density resi­ dock Road bisects Sub-tract C-1, parcels in the area, a medium den­ dential units along the major roads, C-2, and C-3. If land assembly is sity use is recommended. Route 28 and Route 29. Highway- accomplished at the southeast oriented local-serving commercial quadrant of Old Centreville Road This Sub-tract is planned for retail uses, mostly of an older vin­ and Lee Highway, coordinated residential uses of 3-4 dwelling tage, are located in a scattered pat­ mixed-use development with units per acre; a higher residential tern along Route 29. The majority neighborhood retail commercial use in the range of 8-12 units per of undeveloped land in the Tract use and low-rise office would be acre or a townhouse office use has already been zoned for medi­ appropriate on the north side of would be appropriate if the plan­ um density residential develop­ realigned Braddock Road (Sub­ ning objectives discussed in the ment. Because access to the tracts C-1 and C-2) with multi- general description and those highway network is good, the family development at approxi­ listed on the Comprehensive Plan general land use policy for this mately 15 dwelling units per acre Map under "Development Criteria Tract is for medium and high as an appropriate use for the south for Residential Density Ranges," residential use with segments C-2, side of realigned Braddock Road are met and a FAR of 0.25 is not C-6 and C-7, planned for garden (Sub-tracts C-2 and C-3). exceeded. However, the land on apartments at a density of 16-20 each side of Newgate Boulevard, dwelling units per acre. Local- C-3. Sub-tract C-3 is adjacent to land which divides the Tract, is to be serving retail commercial land (25 Acres) zoned R-5 on both its south and developed as one use although the fronting on Route 29 in this Tract west perimeters. It offers an excel­ use on one side of this road may between Route 28 and Pickwick lent opportunity to provide at­ be different from the other. Road is for the most part zoned for tached residential units in a commercial use (zoning categories location with good access to the C-6 and C-8). Also, land between Development of this Sub-tract in regional transportation network Route 28 and Old Centreville Road the more intense uses also is con­ and local-serving commercial in the southern portion of the Tract tingent on the consolidation of par­ uses. Therefore, medium density is zoned C-2. The Plan reflects this cels. For land on either side of residential use at 8-12 dwellings zoning pattern so that local-serving Newgate Boulevard to develop as per acre is planned for this area. an intense use, at least 75% of the commercial uses, including retail total parcels, and 100% of the par­ and offices, are available for resi­ dents in the immediate area. The proposed realignment of Brad­ cels which front on Route 29, are dock Road bisects Sub-tract C-1, to be in common ownership. C-2, and C-3. If land assembly is

in 76 Fairfax County Comprehensive Plan, 1986 Edition, Area III

ShoppingCenter. Therefore, the accomplished at the southeast Although recommendations for Plan designation is for a commu­ quadrant of Old Centreville Road Tract D allow the flexibility to vary nity library. and Lee Highway, coordinated densities from Sub-tract to Sub­ mixed-use development with tract in the northern portion of the D-3. Sub-tract D-3, because of its rela- neighborhood retail commercial Tract (D-1, D-3, D-4, D-5, D-9, and (10 Acres) tion to the core area and its prox­ use and low-rise office would be D-10), it is essential that overall imity to Route 29, Route 28 and appropriate on the north side of planning objectives are adhered 1 Route 66, is planned for an area- realigned Braddock Road (Sub­ to. Further, it is essential that the wide recreational complex, similar tracts C-1 and C-2) with multi- existing Newgate Forest subdivi­ to the Providence Recreation family development at approxi­ sion be protected from incompati­ Center. This type of facility will pro­ mately 15 dwelling units per acre ble development. vide a variety of activities and will as an appropriate use for the south help establish Centreville as a side of realigned Braddock Road The more intense development of major activity center. This recrea­ (Sub-tracts C-2 and C-3). both a residential and commercial nature which takes place in Tract tion complex should include a community center which provides C-4. This Sub-tract is in the southeast D should be in the northern portion in proximity to Route 29, immedi­ visitor information, and a reception (52 Acres) quadrant of the intersection of area for visitors and functions. Route 28 and Route 29 where Old ately south of Route 29 and west Centreville Road intersects Route of Route 28. Within this northern portion, densities may be transfer­ D-4. Sub-tract D-4, because of its prox- 28. Approximately one-half of Sub­ (20 Acres) imity to the planned activity center tract C-4 is zoned R-8 and is able from Sub-tract to Sub-tract provided the overall Tract D de­ in D-1 and easy access to Route committed to medium density 29 and Route 66, is planned for residential use at 7.6 dwellings per velopment densities are main­ tained and the dwelling unit ranges high density residential use not to acre. Since this Sub-tract has exceed 30 units per acre. excellent access to the regional for Sub-tracts D-7, D-8 and D-12 are followed. However, densities transportation network and is lo­ Careful attention should be applied cated in the central portion of the should not be transferred from the northern portion of the Tract to the to site development to assure com­ Centreville core area it is an ap­ patibility with adjoining develop­ propriate location for medium den­ southern portion where a lower in­ tensity of development is desired. ment. Because of the unique sity housing of 5-8 dwelling units panorama of the Blue Ridge moun­ per acre. As Tract D develops additional ac­ tains to the west, building orienta­ tion should maximize this view. C-5. This Sub-tract is zoned R-5 for cess points will be needed to (135 Acres) medium density residential use. Routes 28 and 29. To assure that D-5. This Sub-tract is planned for Since this is in accord with the de­ new development in Tract D does (41 Acres) residential use at 16 to 20 dwelling velopment objectives for Centre­ not overburden the only existing units per acre because of its prox­ ville and will be easily served by access road, St. Germain Drive, a imity to the planned high density nearby commercial development, new access point to either Route activity center in Sub-tract D-1 and medium density residential at 4-5 28 or Route 29 should be con­ because access to Route I-66, dwellings per acre is the planned structed before 25% of the units in Route 29 and Route 28 is good. use. the Tract are completed. The design of development in this Sub-tract should incorporate tran­ C-6. This Sub-tract is in the southeast Development in the southern part of Tract D should generally be of sitions between planned medium (26 Acres) quadrant of the Route 28/Route 29 density residential structures and intersection, along the north side lower density uses since it is the farthest removed from the core high density development in adja­ of Braddock Road between the cent Sub-tracts (D-1 and D-4). Centreville Elementary School and center and compatibility with exist­ ing single-family units is neces­ Pedestrian links should be planned Little Rocky Run. Higher density to surrounding development, espe­ residential use at 16-20 dwelling sary. Internal collector streets should be designed in order to dis­ cially the major public recreation units per acre is appropriate for facilities in D-3 and the high inten­ this Sub-tract because it has good courage or prevent through traffic within existing residential neigh­ sity retail and office uses planned access to the regional transporta­ in D-1. tion network and planned local- borhoods. Internal collector streets serving retail commercial develop­ within Tract D are as shown on the D-6. This Sub-tract contains the ment in the vicinity. Transportation Plan map. (38 Acres) Meadows of Newgate triplex sub­ division located in the southeast C-7. Because this Sub-tract is located D-1. This Sub-tract's location with quadrant of the Route 29 and i-66 (26 Acres) along a major arterial highway near (88 Acres) respect to the transportation net­ intersection, it is planned for commercial uses and abuts Sub­ work and its orientation to the pro­ single-family attached. tract C-6 which is planned for posed development in Tract E garden apartments, it is planned make it suitable for intense de­ D-7. This Sub-tract lies along Interstate for higher density residential at velopment. This is where people (53 Acres) 66 between Newgate Forest and 16-20 dwelling units per acre. will shop, visit or participate in ac­ tivities normally associated with a the Meadows of Newgate. The site planning, design, and density of fu­ C-8. The northern portion of this Sub- downtown setting. ture housing in this Sub-tract (22 Acres) tract is currently zoned Commer­ should recognize and complement cial, C-2, which permits non-retail This Sub-tract is planned for com­ mercial retail use of approximate­ the existing development adjacent and office commercial uses. It is to it. This can be achieved by the recommended that the planning ly 300,000 square feet located near the Route 28-Route 29 intersec­ construction of single-family units for this entire Sub-tract reflect this in proximity to Newgate Forest and current zoning category. tion; office use of approximately 800,000 square feet which is close­ the provision of appropriate buffers and open space areas. Tract D. The northern portion of this Tract ly associated to the commercial ac­ tivity area; approximately 300 (648 Acres) and Tract E form the major part of The overall Plan designation for the Centreville high density core elevator apartments at 30 dwell­ this Sub-tract is low density area. In order to create an activity ings per acre; and approximately residential at 3-4 dwellings per center of appropriate density that 400 garden apartments at 20 acre. is efficient, easy to access and at­ dwellings per acre. tractive, development activity D-8. Medium density use is appropriate should be monitored continually to D-2. This Sub-tract was acquired as a (70 Acres) for most of this Sub-tract because assure appropriate land use rela­ (4 Acres) future County library site to replace of its proximity to the highway net­ tionships within both Tracts. the present library located in leased space within the Newgate work and nearness to the activity

in 77 Fairfax County Comprehensive Plan, 1986 Edition, Area III

and neighborhood centers planned Route 29 contains the Newgate Plan designation is therefore medi­ in Sub-tracts D-1 and D-10. Fur­ garden apartment complex. um density residential use at 8-12 ther, the site planning, design, and dwellings per acre. density of future housing in the Tract E. Most of this Tract is vacant and Sub-tract should recognize and (151 Acres) under single ownership, the only Tract G. Because the upper portion of this complement existing development major development being the New­ (245 Acres) Tract is in an area of existing and in the Newgate Forest subdivision. gate Shopping Center of some planned low to medium density The planned use for this Sub-tract twenty acres at the intersection of residential use at 2-3 dwelling units is medium density residential use Route 28/Route 29. This Tract is per acre, similar development is at 5-8 dwelling units per acre. appropriate for high density resi­ planned. The lower portion of the dential, retail, office and research Tract has good access to the D-9. This Sub-tract has direct access to uses. regional highway network (Route (45 Acres) Route 28 and Braddock Road ex­ 29) and is adjacent to the London tended and is therefore suitable for The Newgate Shopping Center Towne townhouse development. high density residential use. It is should be expanded to serve ad­ Townhouses are also being devel­ located along the southern bound­ ditional population and the planned oped on the Tract near O'Day ary of D-1 which is part of the work force. It was originally Drive. Medium density residential urban core and borders D-10, designed for expansion to the rear. use of 5 to 8 dwelling units per acre which is proposed for local-serving The shopping center expansion is planned for these reasons. commercial retail uses. Develop­ should develop around a large ment in Sub-tract D-9 should be plaza which is designed with high- G-1. The Center Heights subdivision in designed so that transitions and rise office, apartment and retail (129 Acres) Sub-tract G-1 has a scattered pat­ pedestrian linkages are made to uses serving as the perimeter for tern of existing residential develop­ the nonresidential uses in D-1 and the plaza. ment. There is a 12 + acre parcel D-10. This Sub-tract is planned for zoned R-8 being developed at a high density residential use at Research and development (R&D) density of almost 7 dwellings per 16-20 dwellings per acre. and office uses should be planned acre on O'Day Drive. Part of the along i-66 because of high visibil­ Big Rocky Run EQC is located in D-10. Because of the confluence of ity and good access. It is unlikely this Sub-tract. Medium density (20 Acres) roads and the commercial needs that all of the area will develop at residential use at 5 to 8 dwellings of the extensive residential de­ the same time or under the same per acre is appropriate in Sub-tract velopment planned in the immedi­ ownership, therefore, it is practical G-1 since 1) it has been planned ate vicinity, this Sub-tract is to design a series of development for this density in the past, 2) cir­ suitable for local-serving commer­ bays along the inner loop road cumstances have not changed cial retail and low density office planned to serve the entire Tract. since the last Plan review cycle uses. Development should be de­ Within these bays, several build­ that would dictate change, 3) it is signed to incorporate a transition ings can be grouped around a compatible with London Towne, and pedestrian linkages between common plaza. This will link the and 4) it has good access to the nonresidential uses and residential buildings together visually as well regional transportation network. uses in adjacent Sub-tracts. as facilitate pedestrian movement between buildings. These common However, the upper end of the Approximately 100,000 square feet areas should be linked to the major density range is to be permitted of retail commercial use and plaza which is part of the Newgate only upon substantial consolidation 100,000 square feet of low density Shopping Center expansion. which would develop under the or- office use are planned for the dinace requirements of the Sub-tract. High-rise and garden apartment planned development housing development is proposed in the (PDH) district. Minimal consolida­ D-11. This Sub-tract is opposite Sub-tract area immediately west of the retail tion for a 5-8 dwelling unit per acre (19 Acres) D-10, which is planned for com­ center. This location is appropriate rezoning, under the PDH criteria, mercial retail and low density office because of the proximity to should be no fewer than ten acres. uses. Because of the excellent ac­ planned retail development. This cess to the highway network and area is within walking distance of G-2. Low density residential use in the the proximity to local-serving com­ the activity center proposed in (116 Acres) density range of 2-3 dwellings per mercial uses, the Sub-tract is Tract D. It will have good access acre is being developed adjacent planned for medium density resi­ to i-66, Route 28 and Route 29 and to Sub-tract G-2 on the north side dential uses at 5-8 dwelling units provide an excellent panorama of of Braddock Road. Similar density per acre. the Blue Ridge Mountains. is appropriate for this location be­ cause of its distance from the core D-12. Because of the proximity of this A high-rise hotel is also appropri­ area of Centreville. Access from (203 Acres) Sub-tract to the Newgate Forest ate in Tract E because of good ac­ Stone Road to Tract F is planned subdivision and its relative dis­ cess to i-66 and good visibility from through this Sub-tract. tance from the Centreville core this highway. An appropriate loca­ area, it is appropriate for low tion for such a use would be near This Sub-tract is planned for low- residential uses at 1-2 dwelling the intersection of Route 66 and density residential use at 2-3 dwell­ units per acre. As described in the Route 28. A hotel in this location ings per acre. In addition, although General Description of Tract D, the will serve the traveling public and no specific site is recommended lower density uses should be ad­ will complement the proposed for local-serving retail uses in G-2 jacent to Newgate Forest. Further, office uses in Centreville. there will eventually be a need for the Historic Military Terminus is a a neighborhood shopping center to feature that should be preserved The planning for this Tract is for serve the area north of I-66 and and protected as the area approximately .25 million square west of Route 28. develops. feet of commercial retail use, 1.8 million square feet of office/high Tract H. This Sub-tract is planned for indus- D-13. This Sub-tract lies along i-66 at the tech light industrial, 900 elevator (131 Acres) trial use on the eastern portion next (29 Acres) western side of Tract D, and con­ apartment units at 35 dwellings per to I-66 and medium density sists of the Newgate Forest low acre, 300 garden apartment units residential use on the western por­ density residential subdivision, at 20 dwellings per acre. tion across from the London which is developed under R-2 Towne townhouse subdivision. zoning. Tract F. Tract F is currently developing zon- (200 Acres) ing at an average density of 5.4 H-1. Medium density residential use of D-14. This Sub-tract lying between the dwellings per acre. Land use on (78 Acres) 5 to 8 dwelling units per acre is (9 Acres) Meadows of Newgate triplex sub­ this Tract is established and the appropriate for this Sub-tract be­ division and Machen Drive near Plan simply recognizes this. The cause 1) this area has been previ-

m 78 Fairfax County Comprehensive Plan, 1986 Edition, Area III

points; one to be located at Machen Road with ously planned for this use and the i-66 the other at the north-south collector road be­ new Plan policies for Centreville do tween Tracts E and D. In addition, while left not impact this area in any manner 1. Retain the present master plan designation to turns may be permitted at these access points, that would require this to be improve i-66 to a six lane divided roadway from it may ultimately become desirable to limit left changed, 2) it is similar to that of the Fairfax/Prince William County Line to String- turns at one of these access points if capacity London Towne in both use and in­ fellow Road. becomes compromised on Route 29. The elimi­ tensity, 3) it has good access to the 2. Retain the present master plan designation nation of left turns at both of these intersections regional transportation network. showing planned completion of interchanges on should occur only after other interim traffic solu­ The Cub Run EQC is partly located i-66 at Route 28 and Route 29. tions have been tried at these intersections (i.e. in this segment. Access points to 3. Retain the full planned interchange of i-66 at a high degree of channelization). If and when Route 29 should be consolidated Stringfellow Road. it becomes necessary to eliminate left turns at because it is a regional highway. 4. Retain the present master plan designation to consider additional bus lanes on i-66 if war­ both of these intersections, a grade separated overpass should be constructed between tracts H-2. Both the industrial zoning and the ranted by further study from Route 29 to String- fellow Road. D and E to ensure adequate circulation for this (53 Acres) excellent regional access of this area. Should it be determined that this overpass Sub-tract make it appropriate for will be needed before Tracts D and E are fully general industrial use. Access Route 28 Bypass developed, then any proposed development points to Route 29 should be lim­ should take place only after a financing ited, however, to minimize turning 5. Delete the alignment and interchange of the mechanism has been established to address movements. Part of the Big Rocky Route 28 Bypass as it is shown intersecting construction of this overpass (since this over­ Run EQC is in this Sub-tract. If Route 28 on the existing Plan, and show a relo­ pass will play a significant role in alleviating office uses are developed in con­ cated alignment and interchange of the Route potential access problems to further develop­ junction with industrial develop­ 28 Bypass from the Prince William County line ment). The overpass itself should be con­ ment, noise mitigation measures tying into i-66 at approximately Cub Run (be­ structed such that traffic operations are not should be undertaken. tween Compton Road and Bull Run Post Office unnecessarily interrupted at either intersection Road). The Route 28 Bypass originates within along Route 29 after which the overpass should In addition H-2 also is appropriate the City of Manassas at Route 234 (Sudley ideally replace one of these intersections if pos­ for a fringe parking lot. Planning Road) and offers an alternative to Route 28 for sible. If it can be shown that another type of strategies for the core area sug­ Prince William County commuters. Specific ap­ grade separation(s) (i.e. flyover(s)) would work gest reducing as many through or provals from VDH&T and NVRPA must be ob­ in the place of such an overpass, then this type commuter trips as possible. Fringe tained prior to final action on this of traffic solution should be considered before parking locations would help recommendation. considering construction of an overpass. Any achieve this objective. Therefore, 6. Show a new connection from Compton Road grade separated movements which are pro­ if a fringe parking area is chosen to the Route 28 Bypass. Show designation of posed and/or constructed should minimize com­ for H-2, then the amount of acre­ fringe parking lot in the Route 28 Bypass/l-66 munity disruption using urban design which is age devoted to light industrial uses vicinity. compatible with the nature of Centreville core would be decreased by the size of development. the parking area. Braddock Road Extended

7. Retain the present master plan showing Brad­ Route 28 dock Road extended between Route 28 and TRANSPORTATION RECOMMENDATIONS Route 29, including the currently planned 13. Designate Route 28 to be improved to a six lane bridge over Interstate 66. facility from Route 29 to the Prince William The accommodation of major travel movements 8. Realign Braddock Road Extended in the vicin­ County Line. through and around the Centreville area should be ity of Clifton Road/Old Clifton Road such that 14. Retain the present master plan designation to provided through the preservation and enhancement the major movement is shown from Braddock improve Route 28 to a six lane facility between of the major arterial facilities (such as 1-66 and Route Road Extended over Old Clifton Road to Clifton Route 29 and i-66. 28). This can be accomplished by: Road with Braddock Road tying in as a "T" in­ 15. Designate Route 28 to be improved to a six lane — controlling and limiting access to these facilities tersection. The majority of the widening which facility from I-66 to Poplar Tree Road. — providing adequate capacity (number of lanes) on takes place on Old Clifton Road should take 16. Designate Route 28 as a controlled access fa­ these facilities place on the north side so as to minimize the cility rather than a limited access facility from — removing bottlenecks (through upgrading intersec­ impact on existing houses. i-66 to Braddock Road Extended. This is a very tions and planning for interchanges) 9. Retain the present master plan designation to short section of Route 28 which is located be­ — providing new circumferential facilities to relieve improve Braddock Road Extended to a four- tween an existing interchange and a planned overburdened facilities. lane roadway from Braddock Road to Route 28 high grade intersection/interchange. Because The provision of access to adjacent properties in (also, see number 19 below under Clifton of the short length of this section and the large Centreville, on the other hand, should be provided Road/Stringfellow Road and number 3 above number of weaving movements occurring here, through the development of a collector roadway net­ under i-66). it may ultimately become desirable to limit ac­ work within each Tract which: cess at this point if and when capacity becomes — provides adequate access to individual properties Route 29 compromised on Route 28. — distributes traffic to the major arterials at designated Detailed design of the configuration of the points where impacts can be minimized. 10. Retain the present master plan designation to Braddock Road/Route 28/ Tract B collector road In addition to these concepts, one of the primary improve Route 29 to a six lane roadway from area should be finalized in the context of review­ transportation objectives for the Centreville area is to i-66 to Stringfellow Road. ing specific rezoning applications in this area. provide a balanced roadway network which achieves 11. Retain the present master plan designation Such review should be predicated on the ob­ a Level of service 'D' (approaching congestion) or bet­ showing a planned interchange at the Route jectives of minimizing impacts on Route 28 and ter during morning and evening peak hours. 28/Route 29 intersection. A high design at- the Historic District, and minimizing conflicting In summary, the detailed transportation recommen­ grade intersection (i.e. highly channelized) and potentially hazardous traffic movements. dations which are provided have been developed in should be a first preference, however, for the Any such design should be coordinated with the recognition and support of the above outlined Route 29/28 intersection. Grade separation Virginia Department of Highways and Transpor­ principles. should occur only after other interim traffic solu­ tation (VDH&T) and should meet appropriate • Recommended Improvements. All of the im­ tions have been tried and after other inter­ VDH&T standards. provements which are required to achieve Level changes proposed for the Centreville vicinity are Access to Route 28 between Route 29 and of service 'D' for the future Centreville roadway in place such as the Route 28 Bypass/l-66 in­ Braddock Road Extended should be limited to network are presented in this section with the ex­ terchange, the Route 28/I-66 interchange, and two points. These points should be located ap­ ception of required improvements on 1-66. 1-66 the Route 29/I-66 interchange. If and when proximately I700 feet south of the Route 29 in­ would require more than six lanes to achieve level grade separation occurs, community disruption tersection, and I700 feet north of Braddock of service 'D', but only six lanes are viewed as should be minimized using urban design which Road Extended. (Accesses to each side should feasible as reflected on the Comprehensive Plan. is compatible with the nature of Centreville core be aligned across from each other if possible.) The following improvements are recommended for development. While left turns may be permitted at these ac­ the major roadway facilities in Centreville with the ex­ 12. Access to Route 29 between i-66 and Route 28 cess points, it may ultimately become desira­ ception of 1-66 as outlined above. (These are also ble to limit left turns at one or both of these shown on Map 10.) should be limited to a maximum of two access

IK 79 Fairfax County Comprehensive Plan, 1986 Edition, Area III

access points if capacity becomes com­ Tract D Note that the transportation analysis of the recom­ promised on Route 28. mended Land Use Plan shows that an acceptable level Access to Route 28 between Poplar Tree 9. Delete the present master planned collector road of traffic service will result with the implementation of Road and 1-66 should be carefully considered system shown for this Tract and replace it with the the roadway improvements described above (with the with regard to long range planning. While ex­ collector system as shown in Map 5. exception of i-66 as previously described). This is in isting access to Route 28 is provided from 10. Collector roads should be constructed as four-lane contrast with the results obtained in the traffic analy­ Walney Road and Braddock Road, it may ulti­ facilities and are indicated as such in Map 5. All sis of the currently adopted plan. It should further be mately become desirable to limit left turns at other collector road cross-sections should be final­ noted that more detailed traffic studies based upon one or both of these points if capacity becomes ized during the process of reviewing development peak hour traffic volumes, peak hour trip generation compromised on Route 28. On the other hand, plans. and assignment to the area roadnet (and intersection Walney Road provides access to the Centreville 11. Show designation of fringe parking lot within Tract turning movement analysis) could provide more Core from the residential community located to D. Consider the possibility of shared parking with detailed traffic information which could be used as a the south of the E.C. Lawrence Park. Access the proposed recreational center to be located in supplement to this planning effort in evaluating future to and from this community should be fully Sub-tract D-3. traffic requirements for the Centreville area. evaluated, and alternatives fully explored, be­ 12. Show an east-west service road extending from ex­ fore any consideration is given to eliminating isting St. Germain Drive across Sub-tract D-1 to left turns or other restrictions of access at the the proposed north-south collector road in Sub­ Walney Road/Route 28 intersection. tract D-1. While the configuration of this service NOMMOTORIZED CIRCULATION drive may vary, the western intersection should be RECOMMENDATIONS Stone Road a natural extension of St.Germain Drive and the eastern intersection with the N-S collector road Centreville is well suited to nonmotorized travel should be located as far from the Route 29 Inter­ because of its relatively compact scale and mixed use 17. Retain the present master plan designation section as possible. development concepts. The mixed land use plan is an showing Stone Road to be improved to a four- important strategy for encouraging the development lane roadway from Route 29 to Poplar Tree and utilization of nonmotorized circulation systems. Road. Tract E Optimum utilization of pedestrian and bicycle modes 18. Retain the present master plan designation provides benefits in energy savings, reduced air pollu­ showing a planned interchange on Route 28 at 13. Delete the present master planned collector tion and reduced traffic congestion as well as recrea­ Stone Road Extended (Poplar Tree Road). road system and bridge shown for this Tract and tional amenities. replace it with the collector road system shown These linear circulation systems should be incorpo­ Clifton Road/Stringfellow Road (also, see num­ in Map 8. rated internally into all development projects as well ber 3 above under I-6S) 14. The collector road system shown for this Tract as provide links between various land use areas. The should take the place of service drive require­ scale and detail of each system or development node 19. Retain the present master plan designation to ments along Routes 28 and 29. As such, the should relate directly to the use and intensity of the area improve Clifton Road/Stringfellow Road to a proposed internal intersecting roadways should served (for example, the urban core area would require four lane roadway from i-66 to Braddock Road be located at least 250 feet from Routes 28 and a larger and more detailed nonmotorized circulation Extended. 29. system than low density single-family neighborhoods in the surrounding areas). New trail construction should The following improvements are recommended for complement the Countywide Trails Plan and be pro­ collector roadway facilities in the Centreville area. Some Tracts F & G vided by developers whenever possible. of these recommendations go beyond the actual study Pedestrian circulation in Centreville should be facili­ area boundaries. 15. Delete the present master plan designation tated through the provision of an interconnected sys­ showing a bridge over I-66 between Route 28 tem of paved walkways that link users with work and Tract A and Route 29. Show collector road from Stone service destinations. A coordinated system is essen­ Road to Braddock Road. Delete the portion of tial in order to facilitate inter-and intra-subtract 1. Retain the present master plan designation to collector road (shown on the existing plan) to circulation. show a new east-west collector road between be constructed from Newton Patent Drive to the In addition to walkways which are the basic pedes­ Walney Road and Stringfellow Road. bridge at i-66. trian facility, major roadways and their intersections 16. Delete designation of fringe parking lot. should be designed to accommodate pedestrians Tract B 17. North of Route 29, access to properties be­ through the use of grade-separated crossings (under­ tween O'Day Drive and Stone Road should be passes and overpasses) refuge medians, pedestrian 2. Add/delete collector roads as presently master consolidated to either Stone Road or O'Day activated or phased signals and sidewalk buildouts as planned such that a new collector road system as Drive. No access should be provided to serv­ applicable. These facilities enhance pedestrian circu­ shown in Map 3 is planned for this Tract. ice drives in this vicinity. Service drives will be lation by enabling safe and convenient road crossings. 3. Maintain Braddock Road as a two-lane facility from provided only if the alternative access described The ability to cross all roadway intersections is essen­ Route 29 to Route 28. The historic nature of Brad­ above is impossible. tial to pedestrian circulation and access. dock Road as it passes through the historic dis­ Pedestrian circulation should be provided to and trict should be maintained as development occurs. Tract H from parking lots, public transportation, recreational 4. Sen/ice drives along Route 29 should be relocated facilities, and to or through open space facilities. Where such that traffic conflict points are located as far access limitations dictate the need to plan for the fewest from Route 29 as possible. 18. Add collector roads as shown in Map 10. 19. Show designation of fringe parking lot. possible vehicular trips, nonmotorized access via cul- 5. Collector roads passing through the historic dis­ de-sac connections should be allowed. Development trict which are perpendicular to Braddock Road Of the major roadway improvements which have of sites with facilities intended to attract and/or gener­ should be considered for one-way operations if and ate a high volume of traffic should be designed to in­ when it should prove to be feasible. been recommended for Centreville, the following road­ way improvements should be considered for construc­ clude appropriate transitions and pedestrian linkages with surrounding areas. Tract C tion as first and second priorities: First Priority Roads not presently funded which The major nonmotorized circulation recommenda­ 6. Add/delete collector roads as presently master should be considered for construction as funds be­ tions for the Centreville area are as follow: planned such that a new collector road system as come available for the Centreville Area:* Primary transportation bikeways (road separated) 8 shown in Map 4 is planned for this Tract. Complete interchanges on i-66 at Route 28 and should be eight feet wide, asphalt surfaced and cen­ 7. Service drives along Route 29 should be relocated Route 29. tered within a minimum 12 foot wide right-of-way. such that traffic conflict points are located as far • Construct the Route 28 Bypass and connection — Bicycle transportation support facilities such as from Route 29 as possible. to Compton Road from Prince William County to secure parking and storage, should be designed i-66. 8. Collector roads should be constructed as four lane into employment and commercial developments. facilities are indicated as such in Map 3. All other Second Priority Roads not presently funded Major developments should also be encouraged collector road cross-sections should be finalized which should be considered for construction as to provide shower and locker facilities. during the process of reviewing development funds become available for the Centreville Area:* — Through travel streets unless otherwise desig­ plans. • Construct Braddock Road Extended from Brad­ nated should be designed to accommodate bi­ dock Road to Route 28. cycle travel through the use of widened curb land • Construct Clifton Road/Stringfellow Road or improved bike-lane shoulders. Realigned from i-66 to Braddock Road Extended. — Pedestrian walkways should provide access to • Construct partial interchange at i-66 and String­ the proposed historical district, regional recrea­ fellow Road tional center, local neighborhood centers, plazas,

in so Fairfax County Comprehensive Plan, 1986 Edition, Area III

acres per 1,000 persons has been established. This market places and to contiguous segments. ject to conditions not directly under public control. For reflects the much lower availability of parkland in the — Pedestrian crossings should be incorporated into this reason, the Capital Improvement Program (CIP) is older portions of the County while striving for a the design and control of controlled intersections, used as the Plan implementation tool which orders in­ realistically attainable goal in areas that are still to particularly multilane arterials or connector road­ dividual projects through the time dimension. The CIP, develop. way intersections with pedestrian crossings. by allocating resources over a five-year period, is able By applying the standard of 8.5 acres per 1,000 — Curb cuts should be provided for all bikeway curb to respond to positive and negative accelerations of persons to the projected population of 36,900 per­ crossings. demand. sons, a gross projected demand of 312 acres of — Pedestrian activated signalization should be community-serving parkland is calculated. Existing provided along with crosswalk markings. parks in or near the Centreville core area include: — The high density activity centers in the core area • Schools such as the historic district and recreation center COMMUNITY SERVING PARKLAND should be easily accessible and attractive for non- The projection methodology for school spaces uti­ motorized users through the provision of care­ lizes estimates of dwelling unit types and student Acres Available fully planned pedestrian walkways and plaza generation ratios for the various types of residen­ as Community Size Serving areas. tial units. Based on the recommended land use mix, lte Type (Acres) Parkland A grade separated bicycle/pedestrian crossing there is a projected ultimate demand of 2,399 should be considered as part of the north-south con­ elementary school spaces, 1,038 intermediate and 1,955 high school spaces. When compared to the Parks nector road linking Tracts D & E in order to facili­ Arrowhead Community Park 12.96 12.98 tate easy access across Route 29. availability of school spaces in the current inventory, Cub Run Stream Valley 52.95 0 — Provide an integrated pedestrian network that there is a potential unmet demand of 2,095 elemen­ E.C. Lawrence County Park 639.03 25.00 15.39 0 harmonizes with the "development bays design tary, 1,096 intermediate and 1,843 high school Rocky Run Stream Valley spaces. Fairfax Center Community Park 35.00 35.00 concept proposed for the inner loop road within Park Sub-total 72.98 Tract E. Individual groups of buildings grouped Based on present standards of the Fairfax County around common plazas as proposed would facili­ School Board, elementary schools are normally Schools tate pedestrian movement between buildings. designed on the basis of 660 spaces, intermediate Centreville Elementary School 13.00 — Pedestrian walkways should link these groups of schools have 1,200 spaces and high schools 2,400 spaces. This translates into a potential facility de­ London Towne Elementary buildings together with the plaza and market School 11.00 5.50 place proposed to serve the shopping center at mand of three elementary schools, one intermedi­ School Sub-total 12.00 Newgate. ate and one high school. In anticipation of this demand, two elementary schools and an intermedi­ Total Existing Acres Available — In areas where access limitations dictate the ate school are included in the Capital Improvement as Community Serving Parkland need to discourage through travel, nonvehicular Program for Fiscal Years 1985-1989. interneighborhood access should be facilitated The elementary schools presently included in the by cul-de-sac connections. Using the recommended standards for Community CIP are the Union Mill and Country Club Manor Serving Parkland (42.37 acres) it appears that there is schools. The Union Mill School is proposed on the ENVIRONMENTAL RECOMMENDATIONS currently a surplus of 42.61 acres of Community Serv­ west side of Union Mill Road near Twin Lake Drive ing Parkland in the study area. and is scheduled to open for the 1988-1989 school • Environmental Quality Corridor System year. The Country Club Manor school is presently COMMUNITY SERVING PARKLAND proposed on a site owned by the School Board near Preservation of the EQCs is a high priority for Cen­ PROFFERED (1), FUNDED (2), Carlbern Drive in the Country Club Manor subdivi­ treville. A comprehensive EQC network, augmented AND PROPOSED (3) sion and is scheduled to open for the 1987-1988 by additional parks and open space areas, provides school year. However, this facility may be relocated Community an interconnecting system of preserved natural envi­ Size Serving to a school site which has been proposed for dedi­ ronments which should be maintained and protected Site Type (Acres) Parkland cation on the north side of Braddock Road. The third for their ecological, recreational and scenic value. school identified as needed as been proposed on It also serves as a linkage to, and buffer between, Perks a site to be dedicated at the time of the rezoning Centreville South (2) Community Park 2,70 2.70 the residential, office, retail and commercial uses Old Centreville Road (1) Community Park 10.00 10.00 of Tract D. within the area. Preservation of the Environmental Centreville Center (3) Community Recreation 10.00 With the completion of the Franklin Intermediate Center Park Quality Corridors should be achieved by derdication 75.00 school north of Route 50, there will be available in­ Four Add'tl. Parks (3) Community Parks of land to the Fairfax County Park Authority. The Park Sub-totals 97.70 land use plan map includes the EQC in Tract E and termediate school spaces in the western part of the the extension of the EQC from Little Rocky Run to County beginning in the 1984-1985 school year. Schools An additional high school has been proposed by Tract D (3) Elementary School Site 10,00 5.00 Arrowhead Park. Boundaries of these EQCs should School Sub-total 5.00 reflect the boundary establishemnt criteria contained the School Board. In order to alleviate over-capacity in the text of the Comprehensive Plan. conditions in some high schools, the School Board Total Community Serving Parkland Acres has adopted a comprehensive set of boundary ad­ Proffered, Funded and Proposed 102,7 Total Acres Existing and Projected justments that would utilize surplus capacity in Community Serving Parkland 187.7 others. However, the effectiveness of this solution • Stormwater Management is not seen as long term. Since projections indicate Using the recommended standards of 8.5 acres that development of the Centreville core will gener­ per 1,000 persons, there will be a community-serving In an effort to achieve the federal environmental ate students in excess of the ability of Chantilly High parkland deficiency of 227.2 acres at build out in goals of fishable, swimmable waters in Fairfax School and Robinson Secondary School to absorb Centreville unless there is additional park or school County, the Board of Supervisors has adopted best them, a new high school has been proposed on the land. If all the proffered, funded or projected parks management practices (BMPs) as a requirement in Braddock Park site. Located on the east side of are realized, this deficiency will total 124.5 acres. the Public Facilities Manual tor nonpoint source pol­ Union Mill Road, this site was planned formerly as The proffered, funded, or projected parks which will lution control in the Occoquan watershed. These an intermediate school. meet a portion of the future demand are the 2.7-acre land use-based management techniques help pro­ Centreville south area park, the elementary school tect water quality in the Occoquan Reservoir and the site in Tract D, and a park on Old Centreville Road. tributaries to the Reservoir through physical modifi­ To move toward the goal of achieving 8.5 acres cations in development. Any new development re­ Parks of community-serving parkland per 1,000 persons, quiring subdivision or site plan approval has to it is recommended that an additional four medium- provide water quality control measures or Best Community-serving parkland is defined as land sized community parks, of between 15 to 25 acres, Management Practices (BMPs) sufficient to reduce primarily devoted to the recreation needs of nearby be developed. These parks will allow an adequate by one-half the projected runoff pollution for the pro­ residents, or land having this potential, including mix of facilities, including large ones such as ball- posed use. One-half is the level of projected post related open space or natural areas. The model for fields. These sites are located in Tracts B and D. development phosphorus runoff reduction that was the definition is the community park which typically While every effort should be made to acquire sites found to be necessary in order to meet the water provides a package of recreation facilities serving through dedication, the purchase of appropriate quality goal established as a result of the Occoquan short term daytime needs. The facilities may include sites should be considered in future bond referenda. Basin Study (1982). tot lots, tennis courts, multiuse courts, ballfields, play areas, picnic areas, etc. Portions of the park usu­ ally consist of unimproved open space of natural Public Safety PUBLIC FACILITIES RECOMMENDATIONS areas. As the core area and the community around it de­ The Facilities Plan projects needed facilities by size The adequacy of community-serving parkland is generally evaluated on the basis of acres per 1,000 velops and approaches the build out levels proposed and location. The time element, while critical, is often in this Plan, the level of fire protection will have to elusive. The actual need for a specific facility is sub­ population. In Fairfax County, the standard of 8.5

in 81 Fairfax County Comprehensive Plan, 1986 Edition, Area III

be increased. Presently, the fire service is tailored ditions indicate the need for a police facility in for the needs of the community, a growing rural area Centreville, provision should be made in the design fast becoming a bedroom community. Prudent fire of the facility to include space for violations bureau protection planning for a commercial and residen­ and assessments office. tial hub as envisioned in this Plan with an excess of 3 million square feet of R&D office along with two hotels and several apartment developments may re­ • Sanitary Sewer Facilities quire the location of a second company within a 2 to 3 mile distance of the area. This likely will include Total projected development will generate sewage the need for a ladder truck. flows on the order of 4.9 million gallons per day In addition, future development to the west of the (mgd). Of this amount. 4 2 mgd will drain through study area may require the location of an engine the Rocky Run trunk sewer and the remaining 0.7 company with basic life support and brush units to mgd through the Little Rocky Run trunk. While the cover low density development and to provide as­ design capacities of the two trunks are adequate to sist pumpers on multi-company alarms in the core. accommodate flows from the study area, the Rocky The present volunteer owned station, Company 17, Run trunk may need to be enlarged in the future. provides sufficient fire protection for the community, The majority of the Fairfax Center development area but if the transportation system worsens the is also tributary to this line and the trunk may not response time to areas to the west of the commu­ have sufficient capacity to carry flows generated by nity will increase. Therefore, development and the ultimate development of its service area. response times should be reviewed annually and However, unless the pace of development is excep­ additional facilities proposed through he Capital tionally rapid, trunk capacity will not be a constrain­ Improvement Program as the need becomes ing factor until well beyond the year 2000. identified. A similar situation exists with regard to treatment Based on the proposed patterns of development capacity. The Fairfax County share of capacity at and the central location of the existing station, an the UOSA plant is currently 5.45 mgd. This is additional fire station is not recommended. projected to increase to 8.17 mgd or 36.3% of the Response times can be reduced with intersection total capacity of 22.5 mgd. Ultimate development and highway improvements. Should modernization within the Fairfax County portion of the service area or other improvement of the existing station be of the plant will probably exceed presently projected necessary, it can be accomplished within the nor­ capacity. However, since present flows from the mal CIP process. County to the plant are about 2 0-2.5 mgd, treatment Police response is not dependent on the location capacity would not be a constraint on development of a substation. Dispatches are made to cruisers until well into the future. At that time, the County's already on the road so that service adequacy is more options would be to obtain additional capacity either a measure of personnel and equipment than facil­ contractually from a member jurisdiction or through ity location. For this reason, the proposed reloca­ the actual physical expansion of the plant. tion of the Chantilly substation to the Pender public safety complex will not affect police services to the • Water Service Centreville area. As growth occurs in the Centreville area, patrols will be added to maintain the desired The primary water feed to Centreville is a 12-inch standard of service. Should overall growth in the main in Lee Highway. While this main provides ade­ area served by the new Pender substation result in quate domestic supply, it does not provide adequate overcrowding at that facility, a substation in the Cen­ fire protection flows to meet the standards of the Fire treville area may be appropriate. However, at this Marshal's Office (2,500 gpm). To improve water time that is not viewed as a likely eventuality. service to Centreville. the Fairfax County Water Authority has programmed the installation of a • Libraries 24-inch main in Lee Highway between West Ox Road and Stringfellow Road during the spring and Centreville is currently provided with library services summer of 1984. The Water Authority has also iden­ by the 5.000 square foot leased facility in the New­ tified future improvements associated with the Fair gate Shopping Center. In anticipation of the overall Lakes development and other development north of growth in the Centreville library region which encom­ Centreville that will greatly increase the reliability of passes the southwestern portion of the County the system and total available flow. bounded by Routes 50 and 123, a regional library of 30.000 square feet has been proposed. This SITE PLANNING GUIDELINES facility will be located on a site at Lee Highway and Mac hen Road that was purchased in 1982. The Cen­ When the Board of Supervisors adopted the Fair­ treville Regional Library is programmed in the CIP fax Center Plan a set of design guidelines were in­ and scheduled to open in FY 1990. cluded to assist in th review of subsequent development proposals within the Fairfax Center Area . Although • Health Care Facilities these guidelines were initially designed for this area, they have general applicability and should be used The minimum threshold population for a free­ throughout the County where high intensity uses or standing emergency and out-patient facility is be­ mixed uses exist or are planned. The checklist provides tween 35,000-50,000. Since this population will be guidance on site planning, architectural design and generated within the Centreville core area and the landscaping. Planning objectives for Centreville are surrounding area to the south and east, an similar to those for the Fairfax Center Area In many in­ ACCESS-type facility could be justified in the stances. That Is, the establishment of an attractive post-1990 period. Since the need for medical facili­ urban environment containing a variety of mixed uses, ties of this type is based on factors other than popu­ adequately served by a good transportation system. lation, the situation should be monitored carefully The checklist now applicable to the Fairfax Center with regard to the probability of construction of a new Area will assist Centreville in achieving basic design hospital In the Fair Oaks area. In the interim, principles as discussed in the Centreville Study. There­ however, a suitable location should be identified in fore, this checklist for Site Planning, Architectural case this facility actually is needed. Design and Landscape Architectural Review now ap­ plicable to the Fairfax Center Plan is to be used as a • Other Facilities guide for development in the Centreville Area (See Plan pages III 85 through III 131). The proposed relocation of general County govern­ ment offices to the new governmental center on Lee Highway will eliminate the need for satellite govern­ mental center In Centreville. However, if future con­

Ill 82 Fairfax County Comprehensive Plan, 1986 Edition, Area III

CHANTILLY-ROUTE 50 CORRIDOR COMPLEX AREA

travel demand. Congestion has built up on Route The Chantiliy-Route 50 corridor area is Description 50 and the highway is now losing its capacity to designated a complex area for the following This complex area extends along both sides of serve regional traffic. reasons: Route 50 generally from Rugby Road to Cub Run. « The area has been designated as a Existing stable residential communities along the Transportation subregional center in the past plans and is corridor are not included in the complex area. The complex area has intersections of major under development pressure. Local-serving and highway-oriented commer­ north-south and east-west arterial and collector <• Good regional access is available on Route cial uses are located at Greenbriar and Chantilly highways; Route 50, Route 28, Stringfellow Road, 50 and Route 28. Mall. Other commercial uses are located, at West Ox Road, Centreville Road and the future « Conflicting pressures exist from potential in­ Centreville Road and Route 50. Springfield Bypass. Improvements to some of dustrial uses in the Dulles Airport area and The portion of the complex area west of these facilities will have to be made as the area residential uses on Route 50 nearby. Centreville Road (see Plan map) is in the Dulles develops and appropriate land uses have to be • There is a potential trend toward a commer­ Airport Noise Impact Area. considered vis-a-vis these facilities. cial strip along Route 50. • Increased development along Route 50 has ISSUES Availability of Sanitary Sewer caused congestion and multiple access is (See Centreville Complex Area for explanation.) delaying regional traffic. Land Use and Population Chantilly will be the second major growth center • The proposed Springfield Bypass will inter­ Good regional access and the availability of in the Bull Run Planning District, as indicated in sect with Route 50 east of Rugby Road. public sanitary sewer through the Upper previous plans. Centreville is the major growth • With the trend toward high-density develop­ Occoquan Sewage Authority system make the center. ment, there is a potential for adverse envi­ complex area a logical location for a subregional ronmental impact on areas downstream from growth center. Chantilly, especially to stream valley One of the major considerations in the complex Other Public Facilities systems of Big Rocky Run, Flatlick Run and area is the need to plan land uses in the Dulles Air­ Existing parks, one at the landfill site on West Cub Run. port Noise Impact Area that conform with the Ox Road and the Ellanor C. Lawrence Park near Centreville, will serve Chantilly when they are Heritage resources and existing open space policies for this area as described at the begin­ developed. Community parks need to be provided recreation facilities are threatened by increased ning of the Area III section of the Plan. Another as development occurs. land value as development occurs. major land issue is the trend toward strip commer­ cial development. Multiple access to these uses Other public facilities will need to be expanded poses a traffic conflict between local and regional and modernized (fire and police) as development

in 83 Fairfax County Comprehensive Plan, 1986 Edition, Area III

occurs. Services which do not exist (e.g., a library of 2-3 du/ac, which is compatible with density in ad­ D. Highway noise mitigation should be pro­ and community recreation facilities) will have to jacent Greenbriar. vided for noise sensitive land uses so as to ensure be provided as Chantilly experiences substantial 4. The area fronting on Thompson Road a healthful living and working environment in growth. near Rugby Road for 1-2 dwelling units per which speech and activity interference is mini­ acre; mized in both interior and exterior areas. Environment 5. The area on the north side of Route 50, E. The environmental quality corridor system Chantilly is located in the Occoquan watershed east of the International Town and Country as described at the beginning of the Area III sec­ and future development should be evaluated to Club, for 2-3 dwelling units per acre; tion of the Plan, including those EQC lands along assure that there are no negative effects on the 6. The area west of Stringfellow Road and Cain Branch, Upper Cub Run, Schneider Branch, Occoquan Reservoir. south of Route 50 for 2-3 dwelling units per Flatlick Branch, Oxlick Branch, Frog Branch and Portions of the stream valleys of Cain Branch, acre; their tributaries, should be preserved through a Upper Cub Run, Schneider Branch, Flatlick 7. The area east of Centreville Road and variety of implementation methods. Branch, Oxlick Branch, and Frog Branch are found south of the Route 50 development at 3-4 dwell­ in this complex area. All these streams eventually ing units per acre; History and Archaeology drain into the Occoquan Reservoir. Protection of 8. The clustering of development, where A. Assure the preservation of the Ayre house the downstream environment is necessary as compatible, is strongly advised because it in­ as the outstanding historic site in Chantilly. development occurs. There is a potential im­ creases open space and has a beneficial effect B. A change in the land use for the Sully poundment site on Flatlick Branch north of Route on water quality in the Occoquan Basin. Historic District should be considered so that land 50. D. Where feasible, the reverse frontage con­ directly east of the site can be designated for Highway noise, particularly from Route 50, im­ cept is recommended but not required for residen­ open space, agricultural use or open space recrea­ pacts large portions of this area. In addition, tial development along Route 50. If frontage is tion use. This use could be accomplished through western portions of the complex area are located desired on Route 50, service roads should be re­ private development (e.g., nursery, polo grounds or in the Dulles Noise Impact Area. quired so that each individual property does not horse show facilities) or through public acquisi­ connect to Route 50. Sufficient setback is tion for a public golf course of approximately 100 History and Archaeology required to assure protection from noise. acres. The Ayre House on Route 50 is a well- E. Provide open space buffer between C. The heritage resources within the Complex maintained site which may become subject to industrial or airport-oriented uses and residential Area should be evaluated for preservation. economic pressure as substantial development uses. occurs. Policies should be considered for its F. A limited amount of local-serving commer­ preservation. cial is appropriate as additional development Sully is within a historic district, which allows occurs. This should be located within residential industrial use under restricted conditions. A more development and should not have direct access to appropriate use for land east of the site would be Route 50. open space or open space recreation use. G. The International Town and Country Club There are numerous prehistoric and historic ar­ should be maintained through tax incentives when chaeological sites in the vicinity of Upper Cub Run development pressure reduces its economic and of Route 50 which if they are not protected, viability. Acquisition may be considered as a less could be destroyed as development occurs. The desirable alternative. value of these sites should be explored and ap­ H. Agriculture may be considered an appro­ propriate protection measures enacted. priate interim use in those areas planned for airport-oriented industrial uses. RECOMMENDATIONS

All of this complex area is within the watershed Transportation of the Occoquan Reservoir. Special recommenda­ A. Route 50 should be improved to a limited ac­ tions, resulting from the Occoquan Basin Study, cess facility with six lanes. Grade separations are are presented at the beginning of the Area III sec­ also necessary. Service drives should be tion of the Plan. These apply to affected lands in discouraged, and reverse frontage should be used this complex area in addition to the complex area only if backyards are screened from highway view recommendations listed below. by use of appropriate planting and/or fencing. B. Upgrade Route 28 to a four-lane facility from Land Use Dulles Access to I-66 for north-south regional traf­ A. Chantilly should develop as a subregional fic. Realign Centreville Road to Route 28 to divert center because of good regional access and the north-south regional traffic from the intersection availability of additional sanitary sewer. There is a of Centreville Road and Route 50. substantial amount of undeveloped land in the C. Open a connection on Rugby Road from area to absorb future growth. West Ox Road to Route 50 to provide improved B. Land that is generally located in the Dulles access for fire protection. Airport Noise Impact Area west of Elmwood Street in the Route 50 and Route 28 corridor areas should Public Facilities be industrial use to take advantage of the ex­ A. Construct a police district station and a fire cellent regional access provided by these station (relocated from Navy/Vale) on the County- highways and the proximity of Dulles Airport. owned site on Route 50 west of West Ox Road. C. Land use in the remainder of Chantilly B. Community parks should be provided, should be low-density residential uses distributed preferably through private development, in as follows (see Plan map for density planned unit development. designations): C. Construct a community library on Parcel 35, 1. The area east of Sully and west of Flatlick map 45-2((1)). Branch, which is oriented to Centreville Road and Lees Corner Road, for 3-4 dwelling units Environment per acre; A. Environmental impact analyses should be 2. The area east of Flatlick Branch and west developed as development occurs. Evaluation of Stringfellow Road and the International should occur early in the development process so Town and Country Club for 2-3 dwelling units reasonable modifications can be made and per acre (north segment) and 3-4 dwelling units administered equitably. per acre (segments fronting on Route 50 and B. Water quality recommendations presented Stringfellow Road). No access should be per­ at the beginning of the Area III section of the Plan mitted to Birch Drive. should be applied to those lands within the 3. Parcel 38, map 45-2((1)) should be planned Occoquan Basin. for residential use at a density of 16-20 dwelling units C. Aircraft noise mitigation recommendations per acre to reflect the existing R-20 zoning. Parcel presented at the beginning of the Area III section 36, map 45-2((1)) and parcel 27, block 27, map 45-2 of the Plan should be applied to those lands within ((3)) are appropriate for residential use at a density the Dulles Airport Noise Impact Area.

Ill 84 Fairfax County Comprehensive Plan, 1986 Edition, Area III

THE FAIRFAX CENTER AREA

Description • Fair Oaks regional shopping mall, with 1.2 MAJOR ISSUES SUMMARY The Fairfax Center Area comprises approxi­ million square feet of enclosed space, mately 5340 acres of land west of Fairfax City and opened in mid-1980 at the intersection of A list of major issues was identified and is bisected by several principal highways—Route Route 50 and i-66. The largest regional mall categorized into five major areas: 50, 1-66, and Route 29. See Map 1. in the County, Fair Oaks and its associated The area is generally sparsely developed with development are expected to become a Land Use several large tracts in single ownership. It in­ nucleus for development of a major shop­ • Large, homogeneous areas of similar den­ cludes the site of the proposed Fairfax County ping/office/hotel complex in the area. The sities and uses should be avoided. Instead, a Government Center and the Fair Oaks shopping opening of Fair Oaks mall, along with the rich mix of land uses, in quality center, the largest retail center in Fairfax County. construction of the initial buildings of the developments, which respond to market Pender and High Ridge business parks east and site-specific conditions should be Background of the Route 50/I-66 interchange, underscore encouraged. On May 19, 1980, the Fairfax County Board of the area's present economic development • There is a need for multiple and mixed land Supervisors approved the establishment of a potential. use arrangements if the potential quality citizens task force to assist in the formulation of ° Increased private developer interest in the level of the area Is to be attained. This can be planning recommendations for an area of over I-66 development corridor, and the fact that a achieved through the use of existing Fairfax 5000 acres adjacent to arid west of the Route great deal of the Route 50/I-66 area today re­ County P (planned development) zoning 50/I-66 interchange immediately west of the City mains undeveloped, underscore the new categories allowing for a quality mix of hous­ of Fairfax. development potential for the area. ing, employment, retail and other uses, and It is beneficial to outline briefly some of the fac­ through the development of special mixed tors and events which led to the creation of the Adoption of the Fairfax Center Area Study use village cores in strategic areas. Such Route 50/I-66 Task Force: On August 2, 1982 and September 13, 1982 the multiple and mixed use projects must be • The Board of Supervisors decided to relocate Board of Supervisors adopted the Fairfax Center governed by performance criteria which will the existing Fairfax County Government Area Study, as modified by reference into the ensure quality development. Center. A 183-acre site in the Route 50/I-66 Comprehensive Plan. General findings and objec­ • The proposed Fairfax County Government area was identified and purchased by the tives, specific land use, environmental and Center will be a major focal point for future County for the future government center. transportation recommendations and some area development. Therefore, it is critical • A Government Center Master Plan Commit­ background information of the Fairfax Center that adjacent development be compatible tee was established to develop a design com­ Area Study were amended into the Comprehensive with the proposed government center in petition for the proposed government center. Plan. The Fairfax Center Area Study document general use relationships. Scale and quality The committee stated that the design ex­ (published in November, 1981) includes should complement and reinforce, not com­ cellence anticipated for the proposed Fairfax background on the recommendations and study pete with the government center. This high County Government Center should extend methodology and is available for reference. quality of design should be encouraged in all beyond that site to the surrounding area, and development within the area. that the entire Route 50/I-66 area should be • Urban or suburban sprawl is not a desirable planned as a strong focal point for Fairfax land use pattern for the area. The proposed County. land use plan should provide a strong con­ ceptual and perceivable sense of order

in 85 Fairfax County Comprehensive Plan, 1986 Edition, Area III

through the control of land use location, den­ operating at the lowest level of service dur­ tion. Even though the present overall inten­ sities, hierarchical road systems, major focal ing peak hours, and future planning efforts areas (cores) for development, cluster design sity of development within the Occoquan should improve this situation as much as basin is relatively low, water quality levels in concepts and strong use of buffers and possible through redistribution of traffic amenity features. the basin are worsening. Further influx of along other (new or existing) routes or development into the area will be extremely • Land uses should be allocated to specific through highway infrastructure im­ detrimental to water quality and wildlife sites based upon each site's suitability to provements. Sanitation truck traffic to and habitats unless environmentally sensitive support a particular use or uses in terms of from the landfill via West Ox Road con­ site development measures are utilized. natural conditions, support service availabil­ stitutes another traffic problem. Although • It is necessary to protect the water and en­ ity and consideration of adjacent planned the planned cessation of landfill operations and existing uses. vironmental quality of the Occoquan basin in late 1982 would improve this situation, the area. Protection of runoff should be provided • To ensure a high quality level of development proposed sanitation truck transfer station on by retention ponds and other best manage­ throughout the area, design review that site may create new truck traffic in the ment practices (BMP). Every effort should be mechanisms should be considered for inclu­ area. The interchange at Route 50 and I-66 is made to assure that streams will not flood sion during implementation of the Plan currently incomplete. This hinders the and cause damage to neighborhoods and recommendations. This review process smooth flow of traffic by forcing drivers to homes due to future construction in would help to maintain and assure a stan­ resort to circuitous routes. Inclusion of the undeveloped areas. dard of excellence of development for the additional ramps necessary to create a full area. • It is necessary to include air quality as an im­ interchange must be considered in the plan­ portant factor in land use development. • Open space definition through the planning ning process. • Nonpoint source pollution has been iden­ of continuous linear park and pedes­ Any proposed major thoroughfare must tified as a major contributor to water quality trian/bicycle systems throughout the area is respect existing established residential problems in the Occoquan Reservoir. The im­ desirable; these systems would frame and neighborhoods to the greatest extent possi­ pact of nonpoint source pollution is related buffer development clusters while providing ble. The alignments of proposed roads to land use densities. As development recreational and transportation oppor­ should not reduce the livability of residential becomes more intense and higher percen­ tunities. Fairfax County currently encourages neighborhoods either by entering the tages of the land surface are paved, pollution the formation of stream valley parks, and ac­ neighborhood or by passing unreasonably concentrations in the urban stormwater tively pursues a policy of the protection of en­ close by, unless such impacts are mitigated. runoff increase drastically. This nonpoint vironmental quality corridors along streams. • I-66, Route 50 and Route 29 should be source pollution can be reduced by the im­ The land use planning process should active­ recognized as major traffic corridors in the plementation of BMPs. All projects within ly support and augment these County planning effort. The proposed Springfield the area must abide by the BMPs criteria for policies. Bypass or another major north-south connec­ nonpoint source pollution control, as • Existing stable neighborhoods should be tor road and other proposed internal collec­ adopted by the Board of Supervisors, in an preserved, enhanced and reinforced through tors should be considered as primary future effort to achieve water quality goals. In­ the use of buffering and recommended im­ traffic carrier options which may comple­ cluded in these practices are sedimentation provement actions. Buffering measures and ment the existing road system. control, storm water detention (modified as compatible adjacent land uses must be im­ Neighborhood collector streets should not per BMPs), storm water retention and deten­ plemented to protect the integrity of be looked to as future major thoroughfares tion, infiltration trenches, porous pavement neighborhoods such as Dixie Hills, Random when such usage degrades the quality of the usage, paved surface cleaning practices, Hills, and Greenbriar. adjacent land uses. erosion control, cluster development, grass • Strip development should be minimized while • Currently proposed roadways should be swales and vegetation filter strips. maximizing the cluster development concept assessed in light of the area planning objec­ • There is a need to minimize, if not eliminate, throughout the area. tives, opportunities and constraints. A major point source pollution within the area. These artery should run in a north-south direction sources of pollution can have severe effects Transportation and would be located between the on water quality, and can become health • The need to attract suitable mass transit ser­ Greenbriar community and the Fair Oaks hazards, particularly when pollutants vices to the area through the planning of pro­ mall. A substantial land use and noise buffer permeate into the ground water supply. per type, mix, location, and intensity of land would be retained between the major road­ When this occurs in an aquifer (such as ex­ uses was considered of primary concern. If way and the residential area along the ists in the area), drinking water can be the extension of commuter rail services pro­ eastern boundaries of the Greenbriar and severely affected. The inclusion of facilities ves infeasible, the assurance of express com­ Oakwood Estates communities. which may generate point source pollution muter bus service via 1-66 to the Vienna Metro • Quality truck and service vehicle access must be studied carefully within the planning Station and the District of Columbia is must be provided in such a way as to cause process. In addition, mitigation methods desirable to reduce automobile traffic minimal negative impacts on area users and must be employed for all situations where generated bytheland uses within the area, as residents. This applies particularly to point source pollution may present a pro­ well as to conserve energy and lessen air vehicles servicing existing and proposed blem within the area. pollution. Internal to the area should be a commercial, office, industrial, and utility well-developed bicycle path system, linking • A portion of the Difficult Run watershed is uses. Limited access highways with ade­ homes, employment centers, retail areas and contained within the area. This has been quate design characteristics, along with the recreational sites; such systems will offer designated as a critical environmental area proper location of service-oriented land uses, alternatives to using automobiles for short by the Commonwealth of Virginia in recogni­ can reduce potential negative impacts. trips within the area, and link the area to tion of the serious threat that development neighboring areas. • Proposed road alignments must be respon­ makes on water quality, wildlife habitats and sive to natural landscape conditions and ex­ preservation of flora and fauna. Earthwork, • The roadway system for certain parts of the isting and proposed land uses. The visual im­ reduction in vegetation cover, and increased area is already congested during peak traffic pact of the roadway must be considered a rate of run-off resulting from the use of im­ periods. Strong consideration must be given primary design criterion during horizontal pervious surface materials can result in ero­ to the traffic impact of any proposed and vertical alignment planning and design. sion and increased sedimentation of the development. Therefore, transportation im­ Roadway design through wooded areas stream system. Water quality, stream pro­ provements must be provided in concert with should include tree preservation criteria, files, and vegetated wildlife habitats along new development, as needed. The baseline especially in the median area. The relation­ stream edges may be adversely affected. level provides one option with emphasis on ship of proposed roads to residential uses While development could have adverse ef­ residential and commercial development must be considered; safety, noise, air quality fects on the watershed, there are numerous which would need one level of transportation and other issues should be addressed in this available techniques of siting, choice of facilities in place. To support rezonings for context. materials, construction methods and water- more intensive use above the baseline level, related management practices that can a prerequisite for said development, at the Environmental Quality Concerns assure the preservation of the Difficult Run higher intensity options, is the insurance of • There is a need to protect the water and en­ watershed, while accommodating an in­ the timely provision of a higher level of vironmental quality of the Occoquan basin crease in development. These techniques transportation improvements to support area. The Occoquan basin drains approxi­ must be utilized in all development projects such level of development. mately 20 percent of the total area of Fairfax within the area. Particular areas of concern include Route County. The reservoir stores water for a large • The need to protect and enhance flora, fauna 50 and West Ox Road north of Route 50. percentage of the Northern Virginia popula­ and water quality is of primary concern. This These major regional commuter routes are

m 86 Fairfax County Comprehensive Plan, 1986 Edition, Area III

can be accomplished through the provision facilities and amenities commensurate with those • Community Features. Major features of environmental quality corridors (EQCs). more intense uses and increased densities. In this were studied with particular emphasis on These EQCs form a vegetated filter strip manner, the policy makes more intense uses and existing neighborhoods, major commer­ around streams. In this way, impurities greater densities dependent upon the applicant cial retail and employment centers, which flow in run-off are filtered out prior to providing facilities and amenities of an increas­ parks, recreational areas and historic entry into the stream system, thus ensuring ingly significant nature designed to mitigate the sites. See Map 2. higher water quality. The EQCs additionally impact of that intensity. • Transportation Infrastructure. The serve as valuable wildlife habitats and zones The County should take maximum advantage transportation network was studied in where natural vegetation processes are of its planned development zoning classifications. terms of present alignments, capacity allowed to progress. Consequently, all The P districts, whether Planned Development and congestion and future approved and streams and other areas of particular en­ Commercial (PDC) or Planned Development Hous­ proposed improvements to the system. vironmental consequence must be protected ing (PDH), are sufficiently flexible to accom­ • Utilities. Gas, electric, water and sewer through the strict adherence to a policy of modate the major goals of the Plan. In a PDC facilities were mapped and analyzed to protection of environmental quality cor­ district, commercial uses (including office and determine the availability of the ridors. Once established, these environmen­ retail) are primary. Mixed use can be accom­ measures. tal quality corridors, when linked together plished by the inclusion of suitable secondary Other data analyzed and recorded included and augmented by parks and other open uses (which may include housing). In a PDH, climate conditions, visual features, and space areas, can form a continuous open residential use is primary. Secondary uses which archaeological sites. space system linking all major parts of the serve and enhance the residential use are permit­ area. Such a system of pedestrian and/or ted at graduated levels related to residential den­ LAND USE PLAN IMPLEMENTATION bicycle trails should be established during sity. These secondary uses are primarily designed the planning process. to be support commercial in nature. Philosophy Within the Fairfax Center Area, individual The implementation philosophy for the Fairfax Energy Concerns ownership holdings range from less than one acre Center Area is that a higher quality of life will • In this era of substantial dependency upon up to several hundred acres. In order to develop result from an incentive-based rather than solely a continually more expensive purchased the land to its fullest potential, development control-based process. Only by encouraging the energy, energy conservation has become a parcels of sufficient size must be aggregated. highest quality development with the necessary prominent concern. There is need to increase This may be accomplished either by purchase or public and private support systems can the full energy efficiency and use of renewable by joint development among groups of land potential of the area be attained while preserving energy and reduce total energy demand. owners. Incentives should be provided to promote its natural systems and special qualities. Homes • The opportunity to factor energy conscious this aggregation of small adjacent lots into larger can be located within walking distance of work; land use planning and site design into the parcels more suitable for quality development. energy-efficient and solar design principles that Fairfax Center Area is both timely and impor­ Vehicular circulation within the area already lessen demand for purchased energy should be in­ tant. Multiple and mixed use land arrange­ contains areas in which traffic is congested. An corporated into all projects; transportation alter­ ments, in which residential, retail and increase in development without accompanying natives can be emphasized; the environmental employment opportunities are located within infrastructure improvements will only serve to issues can be addressed in a strong, positive man­ close proximity to one another, can exacerbate the problem. Conversely, construction ner; and the entire area can provide a mixed-use dramatically cut energy usage and reduce of a road network without the accompanying focal point for Fairfax County. Since a major por­ the total number of vehicle and/or person development will prove enormously expensive for tion of the area is presently undeveloped, there is miles traveled. the County. The planning and implementation pro­ still time not only to achieve quality development • By developing comprehensive transportation cess should, therefore, ensure that transportation in general, but also to create a new concept for management strategies, including mass improvements neither lead nor lag development. community development—the urban village. The transportation, parking and traffic im­ The County will have responsibility for oversee­ urban village should maintain an appropriate provements, a ride-sharing program and an ing the funding of the public infrastructure balance between residential and employment extensive interconnecting system of elements of the adopted Plan. It is incumbent uses and be substantial enough in size and den­ pedestrian and bicycle pathways, energy upon the County to determine the most realis­ sity to support efficiencies in transportation and conserving goals can be accomplished. tically achievable method of financing these public facilities and the provision of substantial public/private sector improvements—be it amenities which are in the public interest. Market Potential through private, self-taxing associations, a The intent of the Fairfax Center Area implemen­ • The land use assignments and densities schedule of prepayment of taxes, state/local tation component is to create a tandem approach, ultimately recommended for the Fairfax revenue sharing, or any other feasible method. forming a complementary relationship between Center Area should accurately reflect the existing minimum ordinance and regulation re­ development potential of the area. A plan BUILDING BLOCKS FOR A PLAN quirements and well-defined provisions for in­ that is overly optimistic in terms of the creased intensity. The provisions consist of a set amount of development that can be attracted A detailed analysis of the Fairfax Center Area of measures designed to accommodate develop­ to the area will remain unfulfilled. Con­ was undertaken as a data base for the planning ment and to provide desired amenities. In this versely, a plan that underestimates the type effort. These data were collected in two major manner quality amenity and infrastructure provi­ and density of future development will likely areas: sions at many development levels can be assured. cause serious pressures that can weaken the 1. Physio-biological, which included: adopted Plan. • Land Structure. The characteristics of Method major land forms were studied with par­ The key implementation component for the Implementation/Adoption ticular emphasis on waterways, ridges Fairfax Center Area Plan is based on a system of In order for the plan to be brought to fruition, an and valley walls. development intensity levels related to the provi­ implementation strategy must be developed. An • Soils. Soils were analyzed in terms of sion of development elements. incentive-based approach, in which mutual slope, erodibility, septic system suita A. Development Levels. Three levels of benefits are agreed to between the developer and bility and flooding or water table pro­ development intensity are proposed within the the County, has a better chance of success than a blems. Fairfax Center Area as follows: purely mandated, control-based approach. In the • Environmental Quality Corridors and 1. Baseline Level first case, both the County and the developer Watersheds. The environmental quality • The lowest level of development benefit—one through the provision of public corridors, particularly when associated intensity. amenities, public facilities and infrastructure im­ with the portions of the Difficult Run, Cub • This option is based on the Comprehen­ provements, and the other through an increase in Run, Occoquan and Bull Run watersheds sive Plan that existed prior to the Fairfax allowable intensity of development. In a control- in the area, were studied as both a Center Area study effort with certain based system, where benefits expected from resource and moderating influence in modifications in transportation infra­ developers are more rigidly defined, the opportun­ determining the intensity and extent of structure, open space and other key land ity for this exchange is lessened. The implementa­ development use assignments. tion component of the plan should be based upon 2. Sociocultural, which included: 2. Intermediate Level a density/intensity incentive concept with the • Ownership Patterns. Data was collected • An intermediate range in terms of overall understanding that this approach would create a to determine the ease of assemblage, development intensity. forum for flexibility, compromise and mutually timing of development and the optimum • This option offers a level of guidance for beneficial development solutions. Under this con­ infrastructure as it affects roads and performance in terms of controls/incen­ cept, in order to obtain more intense uses and utilities. tives above the baseline level yet less greater densities, applicants must provide than the overlay level.

Ill 87 Fairfax County Comprehensive Plan, 1986 Edition, Area III

3. Overlay Level 2. Minor development elements represent the developer to provide the requested elements • The highest level of development the provision of additional infrastructure and merit such consideration. intensity. desired amenities above the basic elements to The general guidelines for use by the County in • This option offers maximum guidance for ensure a proportional increase in the quality of evaluating the number of elements necessary for performance in terms of controls/incen­ development which corresponds to the in­ the desired intensity level are as follows: tives, and thereby offers the highest creased intensity of the proposed A. Baseline Level Requirements. The applicant intensity with commensurate quality. development. shall submit to the County a development plan of • This level is the preferred land use recom­ 3. Major development elements represent sufficient detail to respond to all applicable basic mendation for parcels within the Fairfax the provision of additional infrastructure and elements. Center Area. desired amenities above the basic and minor B. Intermediate Level Requirements. The appli­ The intent of defining the two basic levels development elements to ensure a proportional cant has the option to apply for the intermediate (baseline and overlay) of development intensity increase in the quality of development which level as specified in the land unit summary charts. is two fold: first, it allows more flexibility for corresponds to the increased intensity of the To qualify for the intermediate level, the applicant development to respond to changing market proposed development. shall submit to the County a proposal for develop­ conditions and second, it offers a framework Each category of development element is ment fulfilling at least: for quality control mechanisms to be utilized. divided into two areas of emphasis: 1. all applicable basic elements, plus The latter concept is a plan implementation 1. Area-Wide. This designation applies to 2. all applicable minor transportation tool which attaches progressively more de­ all property within the Fairfax Center Area. elements relating to highway improvements tailed development elements (as quality con­ 1. Key Area. This designation applies to (rights-of-way dedication and highway con­ trols) to progressively greater development in­ those specific areas that are strategically struction), tensity levels (quantity incentives above a located and have substantial development 3. all essential elements, plus baseline). The intermediate level is provided as potential. These areas establish the identity for 4. the inclusion of either of the following: a single reference point from which the County the Fairfax Center Area and are essential to the • three-fourths of the applicable minor can determine more finite development inten­ implementation of the urban village concept. elements or sity on a case-by-case basis. For both the area-wide and key area • one-half of the applicable minor elements B. Development Elements. Any development, designations, the development elements are plus one-fourth of the applicable major quantity increase allowed above the baseline level related, respectively, to the transportation, en­ elements. must result in a proportional development quality vironment and public facilities systems that C. Overlay Level Requirements. The applicant increase through the provision of essential infra­ serve to reinforce and define the area. has the option to apply for the overlay level as structure and desired amenities. These two qua­ specified in the land unit summary charts. To lity measures are referred to as development Process qualify for the overlay level, the applicant shall elements. Development elements are defined as To develop within a specific intensity level, an submit to the County a proposal for development those factors which serve to: applicant must agree to provide a number of fulfilling at least: 1. ensure that the anticipated impacts of development elements as set forth below for each 1. all applicable basic elements, plus proposed development will be accommodated level. Based on an initial review of the proposal 2. all major transportation elements in a satisfactory manner; and and its location, the County will identify those relating to highway improvements (rights-of- 2. provide desirable amenities that will con­ development elements which are considered way dedication and highway construction) plus tribute significantly to the quality of the essential if the development proposal is to fulfill 3. all essential elements, plus development and surrounding area in a manner the desired objectives of the Fairfax Center Area. 4. the inclusion of either of the following: which achieves the objectives envisioned for Any remaining development elements to satisfy • three-fourths of the applicable minor the Fairfax Center Area. the formula for a given level can be selected at the elements and one-half of the applicable Three categories of development elements discretion of the applicant. major elements, or have been identified: Disproportionate weight may be assigned to • the inclusion of all applicable minor 1. Basic development elements represent a one or more development elements in certain elements and one-third of the major minimum standard which the developer is ex­ unique instances where development features, cir­ elements. pected to satisfy before proceeding to develop. cumstances, innovations, or the costs incurred by

COMMUNITY FEATURES

HO NEIGHBORHOODS

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Hi DRIVE-IN THEATRE S HIGH RIDGE'OFFICE PARK S! PENDER OFFICE PARK

i PARKS/OPEN SPACE

m PUBLIC UTILITIES © VEPCO POWER SUBSTATION E2 PUBLIC USES © LANDFILL

® STATE CONVICT CAMP MAINTENANCE YARD © BUS MAINTENANCE GARAGE

TRAINING FACILITY © ANIMAL SHELTER ©NAVY VALE POLICFJFIRE STATION ®SI

I HISTORIC SITES BATTLE OF OX HILL

MAP 2 EUIUAX CENTER AREA ROUTE 50/1-66 COMPREHENSIVE LAM) USE STUDY EUMAX COUNTY VIRGINIA

m 88 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Relationship of Development Levels to the This will supplement EQCs to form a con­ • Mass Transportation. To provide a Development Elements tinuous open space system throughout balanced transportation network within The County shall determine the development the County for aesthetic value, wildlife the Fairfax Center Area and encourage elements applicable to each individual case from protection, water quality and quantity the use of mass transportation the following categories. The baseline level cor­ control, air quality improvement or noise alternatives: responds to the lowest intensity appropriate for impact mitigation. The individual — bus shelters planned development and the overlay level elements include: — commuter parking represents the highest appropriate planned inten­ — preservation of quality vegetation • Nonmotorized Transportation sity. An intermediate level of intensity is also — preservation of surface water — pedestrian activated signals presented as a single reference point between the streams/lakes/ponds, etc. — bicycle support facilities (showers, low and high levels of development; this in­ — preservation of natural landforms lockers) termediate level is offered merely as a benchmark — minimization of site disturbance as a 2. Environmental Systems from which the County will determine more finite result of clearing or grading limits • Increased Open Space. To encourage ex­ development on a case-by-case basis. » Other Environmental Quality Im­ pansion of EQCs to include adjacent Also presented here are general guidelines for provements. To address those en­ areas with natural features worthy of pro­ use by the County in evaluating the number of vironmental elements not listed above to tection and to encourage increased on- development elements required based on the in­ ensure high quality of overall environ­ site open space compliance with these tensity level desired by the applicant. ment. The individual elements include: elements shall be at least 50 percent The County will determine at the time of ap­ — landscaping within street rights-of- above minimum requirements. plication those applicable minor or major way — expanded EQCs elements which are essential for the applicant to — additional landscaping of the develop­ — increased on-site open space implement. The remaining applicable elements ment site where appropriate • Protection of Ground Water Resources. can be selected at the discretion of the applicant — provision of additional screening and To ensure the quality of ground water to satisfy the requirements for either the buffering resources in the County and to avoid ex­ intermediate level or the overlay level. — mitigation of highway-related noise cessive well draw-down: impacts — protection of aquifer recharge areas Basic Development Elements — siting roads and buildings for in­ • Stormwater Management (BMP). To en­ A. Area-Wide Basic Development Elements creased energy conservation (in­ sure effective water quality control and 1. Transportation System cluding solar access) minimize the impact of the nonpoint • Motorized Transportation. To satisfy the — cluster development source stormwater runoff pollution: existing and planned traffic demands an­ 3. Provision of Public Facilities — control of off-site flows ticipated within the Fairfax Center Area. • Park Dedications. To facilitate the im­ — storage capacity in excess of design The individual elements include: plementation of the County's plan for storm requirements — minor street dedication and stream valley parks: • Energy Conservation. To maximize the construction — dedication of stream valley parks in benefits of energy conservation through — major street right-of-way dedication accordance with Fairfax County Park sensitive site planning and design: • Mass Transportation. To provide a Authority policy — provision of energy conscious site balanced transportation network within • Public Facility Site Dedications. To en­ plan the Fairfax Center Area and encourage sure acquisition of appropriate sites for 3. Provision of Public Facilities the use of mass transportation as an public facilities: • Park Dedications. To facilitate the im­ alternative form of transportation. The — schools plementation of the County's plan for individual elements include: — police/fire facilities natural and neighborhood parks: — bus loading zones with necessary B. Key Area Basic Development Elements — natural/passive park signs and pavement; bus pull-off 1. Site Planning — neighborhood park lanes • Considerations. To ensure good site plan­ • Public Facility Site Dedications. To en­ — nonmotorized access to bus or rail ning satisfying the following on-site and sure acquisition of appropriate sites for transit stations off-site considerations: public facilities: • Nonmotorized Transportation. To provide — coordinated circulation systems — libraries a coordinated nonmotorized network in­ — transportation and sewer infrastruc­ — community centers tegrated into the overall transportation ture construction phased to develop­ — government offices/facilities system to serve commuting, shopping ment construction 4. Land Use and recreational uses. The individual — mitigation of potential roadway noise • parcel consolidation to facilitate good elements include: impact site design and coordinated access — walkways for pedestrians — appropriate transitional land uses to • low/moderate-income housing in accor­ — bikeways for cyclists minimize the potential impact on the dance with County policies — bicycle parking facilities adjacent sites B. Key Area Minor Development Elements 2. Environmental Systems 2. Detailed Design 1. Site Planning • Environmental Quality Corridors (EQCs). • Site Entry Zone. To provide the first in­ • Mixed Use Plan. To ensure the full utili­ To ensure protection of ecologically sen­ troduction to the key area development zation of the site: sitive areas, and preservation of valuable and to facilitate direct, safe movements — commitment to construction of all natural and cultural resources. This open by using the following elements: phases in mixed use plans space system will also serve as wildlife — signs — 24-hour use activity cycle encouraged habitats, protect the citizens from most — planting through proper land use mix (such as of the physical hazards, and at the same — lighting a mix of hotels, restaurants, time provide residents with appropriate — screened surface parking theatres/entertainment uses, and recreational opportunities and visual • Street Furnishings. To ensure quality residential and office/institutional amenities. The individual elements development in the key areas by using: uses in a mixed use urban village include: — properly designed elements such as core) — preservation of EQCs as private open lighting, signs, trash receptacles, etc. 2. Detailed Design space • Building Entry Zone. To enhance the im­ • Stormwater Management (BMP). To Minor Development Elements pression and identity of the building or ensure effective control of water quantity A. Area-Wide Minor Development Elements building group by integrated design and and quality and thus protect downstream 1. Transportation Systems architecturally compatible use of the properties from potential flooding and • Motorized Transportation. To satisfy the following elements: minimize the impact of the nonpoint existing and planned traffic demands an­ — signs source stormwater runoff on existing ticipated within the Fairfax Center Area; — special planting ambient conditions. The individual — major street construction of im­ — lighting elements include: mediately needed portions (prorated • Structures. To encourage creative — stormwater detention/retention costs based upon number of peak- architectural design: — grassy swales/vegetative filter areas hour auto trips generated per site) — architectural excellence which com­ • Preservation of Natural Features. To — shared parking allowances plements the site and adjacent ensure protection of additional natural — signs developments features which are not included in EQCs.

TH8!> Fairfax County Comprehensive Plan, 1986 Edition, Area III

— use of energy conservation techni­ ques tures/pools, ornamental fountains, previously adopted in the Comprehensive Plan. All and special surface treatment • Parking. To provide well-located, well- development at the baseline level should satisfy — landscaping of major public spaces landscaped, safe parking areas: the applicable baseline development elements. - planting—above ordinance require­ The intermediate level represents a possible PREFERRED LAND USE PLAN ments mid-range of intensity achievable through the pro­ — lighting RECOMMENDATION—THE OVERLAY LEVEL vision of applicable development elements. The intermediate level depicted in the land use sum­ • Other Considerations. To ensure overall Land Use design quality by providing the following mary chart is illustrative of only one of many elements: The land use assignments and intensities at potential development scenarios. The basic the overlay level represent the preferred option for — street furnishings such as seating, elements of the intermediate level include: development if the major development conditions, drinking fountains • land use assignments based upon the particularly provision of substantial transporta­ — provision of minor plazas overlay level; tion improvements, are satisfied. The overlay level • density/intensity levels set as an inter­ is based upon a single core concept. In this con­ Major Development Elements mediate range .between the baseline and cept the core area contains the most intense A. Area-Wide Major Development Elements overlay levels; mixed-use development. One portion of the core 1. Transportation Systems • transportation Infrastructure improvements relates to the Fair Oaks mall and the other to the • Motorized Transportation appropriate to the more intense development government center site. Land uses within the core — construction of later (future) needed at the intermediate level. areas consist of office (with a maximum FAR of major road improvements .35 in the government center core area and 1.0 in — major thoroughfare improvements Preferred Land Use Recommendations the Fair Oaks core); housing in elevator buildings (e.g., roadways, interchanges, The following recommendations are presented and garden apartments; hotels and supporting highway bridges, etc., with possible on an individual land unit basis; these land units commercial uses; as well as plazas, parks, and combination of public and private are aggregated into larger units (lettered A additional open space areas. funding) through V) having similar land use or geographic In general, intensity of development at the — traffic signals as required by VDH&T characteristics. To describe these recommenda­ overlay level diminishes with distance from the • Mass Transportation. To provide a tions fully, each unit is described through the use core areas. A notable exception to the concept of balanced transportation network within of the following elements: progressively decreasing intensity of development the Fairfax Center Area and encourage 1. Land Use Summary Chart. This chart is in the Kamp Washington area. In this particular the use of mass transportation represents the key linkage mechanism be­ area, the Plan recognizes the existing permitted alternatives: tween the Plan and the proposed performance level of development potential based on existing — bus or rail transit station parking lots criteria for the development of that Plan. The zoning. However, the land use assignments were • Transportation Strategies. To ensure data in the chart is illustrative of the use and designated as OFF/MIX (office mixed uses) in reduction of auto trips with necessary intensity quantities recommended for each order to encourage well-planned office/commer­ transportation strategies: land unit for the three levels of the Plan (in cial uses rather than the industrial uses that are — car/van pool program terms of square footage of nonresidential and currently zoned or recommended at the baseline — local shuttle services number of dwelling units of residential uses). level. — parking fees All density/intensity calculations are based on • Nonmotorized Circulation. To permit non- The overlay level recognizes the potential of the gross acres of land. motorized crossings of high volume road­ Fairfax Center Area to develop into a major ways: employment center node in the County. The image Office/mix: In land segments planned for office/ — grade separated road crossings of the area would be one of high quality mixed uses, the calculations are based on 2. Environmental Systems developments of large single-purpose office users development occurring under the County's and high technology firms in planned mixed use • Innovative Techniques. To encourage in­ PDC zoning district with the maximum housing core and campus-like business park situations. novative techniques exceeding the allowed in that district as a secondary use. A requirements for baseline level in the High quality industrial development, including 2 to 1 split between primary uses and residen­ areas of stormwater management, sen­ research and development and technical tial uses is assumed. For estimating purposes, sitive environmental management, and manufacturing companies (as opposed to an average housing unit size of 1,500 square air and noise pollution control: warehouse/distribution/ service facilities) should feet has also been assumed; although in actual be attracted to the area. Consequently, in the — innovative techniques in stormwater practice, the size and number of units-can vary assignment of land uses, an emphasis was placed management provisions as long as total floor area of all units does not upon the inclusion of desirable sites for such — innovative techniques in air or noise exceed limits of the zoning district. development—in particular, the core areas and pollution control and reduction the employment center west. Concentrations of Residential/mix: In the land segments planned techniques primarily multifamily residential developments in for residential mixed use, the calculations are — extraordinary sensitivity in managing proximity to areas of commercial activity were based on development occurring under the the environment incorporated in the Plan. County's PDH zoning district with supporting 3. Provision of Public Facilities The overlay level represents a level of intensity retail and service activities allowed in that • Park Dedications. To facilitate the im­ district as a secondary use. plementation of the County's plan for achievable only in conjunction with the provision parks which meet community and of substantial development elements. As such, it is a planning goal, rather than a prediction of the 2. Plan Text. Specific Plan text recommen­ countywide needs: dations and considerations for the develop­ — community parks level of development which will be realized in the area. ment of each specific land unit are included. — county parks Recommendations for key areas of develop­ — historic parks The intensity incentive philosophy is the underlying premise for setting development levels ment (e.g., Fair Oaks mixed use core) are — miniparks described in greater detail and are supple­ 8 within the area. However in specific areas, ex­ Public Indoor Activity Spaces. To provide mented by illustrative concept plans for poten­ isting industrial and/or commercial zoning, with convenient public indoor activity spaces tial development. The Plan text for each land their accompanying high FARs, took precedence for County residents: unit refers to the maximum intensity allowed in setting the intensity levels at the overlay level. — recreation centers with the overlay level. — meeting rooms/auditoriums/ theatres These situations normally occur where the com­ mercial land development process is already These two elements relate to Maps 8 and 9, B. Key Area Major Development Elements which show the recommended land use pattern. 1. Site Planning and Design underway; thus, these areas are clearly unique in that development intensity incentives will not Map 8 shows the recommended land uses pattern • Extraordinary Innovation for the baseline level and Map 9 depicts the — site design readily apply. In these cases, the intensity level for the overlay level is also a planning number. recommended pattern for the overlay level. Both — energy conservation of these maps should be read in conjunction with While the overlay level is the preferred develop­ • Detailed Site Design any of the land use summary charts and corres­ ment intensity, an applicant may choose to — structured parking with appropriate ponding text recommendations for the 22 individ­ landscaping develop at a lesser level of intensity. ual land units lettered A through V and corres­ — major plazas The baseline level represents the minimum ponding subunits. — street furnishings to include struc­ level of density/intensity in the three-tiered im­ tures (special planters, trellises, etc.), plementation approach. The baseline level is kiosks, covered pedestrian areas substantially low-density residential in character. (arcades, shelters, etc.), water fea­ In the majority of cases, the baseline level uses the low end of the residential density range

m 90 Fairfax County Comprehensive Plan, 1986 Edition, Area III

LAND UNITS

LAND USE SUMMARY CHART

Developable Land Approximate Acreage Units (Map Key) Net Qross A3, A6 70 84 A1, A2 A8, A9, A10, A11 72 81 These land units are a portion of the existing Murray Farms subdivision containing residential Primary Support dwellings and the Fairfax Church of Christ. These Developable Land Proposed Density/Intensity Commercial Residental Commercial tracts are planned for residential use at 1-2 dwell­ Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. ing units per acre. Access should be oriented to Rugby Road. Baseline Level—Development Intensity Potential

A3, A6 RES 2 168 A4 A8, A9, A10, A11 RES 2 158 This land unit includes Acorn Ridge Road and COMM .7 60,984 will accommodate the Springfield Bypass & Exten­ sion in the future. Intermediate Level—Development Intensity Potential A3, A6 A3, A6 RES/MIX 3.5 294 35,280 Access to Route 50 should be oriented to A8 OFF .07 115,869 Acorn Ridge Road (and the subsequent Spring­ A9, A10, A11 OFF .15 325,418 field Bypass & Extension) and to the median break at A7. Parcels west of Fair Woods should Overlay Level—Development Intensity Potential be oriented to Rugby Road.

A3, A6 RES/MIX 5 420 37,800 A5 A8 OFF .15 248,292 This land unit will be utilized for the inter­ A9, A10, A11 OFF .25 468,180 change of Route 50 and the Springfield Bypass & Extension. Definitions A7 RES/MIX* = Predominantly residential mixed with supporting retail and service activities within the This tract is planned for residential use at 2-3 limits set forth in the County's PDH district as the secondary uses. dwelling units per acre. The existing church is anticipated to remain. Access to Route 50 will be * It is recommended that planned mixed uses be achieved via the County's P districts. If conventional zon­ via a median break in the vicinity of the existing ing districts are used, the developer is expected to commit to a development plan which assures that location. Plan objectives are achieved. Note: This land unit is within the Water Supply Protection Overlay District.

Ill 91 Fairfax County Comprehensive Plan, 1986 Edition, Area III

A8 A9, A10, A11 B1, B2, B3, B4, B5 (Key Area—Golf Course) In view of the existing VEPCO substation and These land units are planned for low-intensity These land units contain the Penderbrook Golf transmission lines, additional VEPCO facilities office use at an FAR not to exceed .25. Consolida­ Course, the Penderbrok subdivision and proper­ are appropriate. This land unit is planned for low- tion of parcels is strongly encouraged in these ties along West Ox Road. The preservation of the intensity office use well set back from Route 50, to land units. Access to the arterial system should be golf course as an area-wide amenity is extremely be restricted to use by VEPCO staff with substan­ oriented to a loop road connecting with Route 50. desirable. The remaining property should be con­ tial open space buffers to the north and west. No access points, including right turns, should be solidated to the greatest extent feasible and Church in the southwest corner is to remain. The allowed between Ox Hill Road and Route 50 on developed as a single, unified project. Access and south side of Ox Hill Road is planned for residen­ West Ox Road. Alternatives to an interchange transportation problems are critical issues, par­ tial use at 2-3 dwelling units per acre. Access to 'clover' loop through A9 and A11 should also be ticularly as they relate to increased congestion on Route 50 for this land unit will be via a loop road considered during the design phase for the grade West Ox Road and Route 50 and as they affect on its eastern boundary. The church access will separation of West Ox Road and Route 50. the Fairfax Farms residential community. The be via the median break at Dorforth Drive. The southside of Ox Hill Road is planned for primary access of parcels in B1 should be via residential use at 2-3 dwelling units per acre. Penderbrook Drive, B2 and B3 via Central Drive, B4 via Central Drive and Fairfax Farms Road Ex­ A12 tension, and B5 via Fairfax Farms Road. The ac­ A County police district station and fire station cess of parcels along the eastern frontage of West are colocated in this unit. Ox Road should be directed to either the intersec­ tion at Ox Hill Road or Avery Road. Local road­ ways through Area B should be constructed on circuitous alignments in order to impede cut- through travel. To achieve the overlay level of density, development of the site should respond to the following recommendations: • General site planning techniques should be incorporated into the design of the area which: 1. Minimize noise impacts. 2. Minimize the extent of impervious surfaces. 3. Maximize vistas and other visual amenities and provide visually attractive streetscapes through a variety of siting, land­ scaping, buffering and landforming techniques. 4. Site development with the topography to foster the preservation of existing vegetation, to minimize site disturbance and regrading and to preserve the aesthetic characteristics of the area. 5. Discourage through traffic on neighborhood streets. 6. Maximize open space. 7. Promote energy conservation. • The golf course should be preserved either as an operating Golf course or as passive green space in perpetuity. A legal agreement should be encouraged that assures that the land area to be occupied by the Golf Course is to be preserved as an operating golf course. The site will be open to the general public or, in the event that the pri­ vately owned golf course ceases operations, the land is to be dedicated to a public entity, not ex­ cluding a homeowners association, with the Fair­ fax County Park Authority having the right of first refusal. In any event, the site is to be perpetu­ ally available for publicly acceptable open space. • The site should be developed in residential use within a PDH. Overall density not to exceed 2,125 units (6.6 dwelling units per acre). The site should be developed in a mixture of townhouses and low-rise multifamily units at approximately a 2:1 ratio. This mixture would provide housing for a wide variety of citizens, while still being compat­ ible with surroundig development and with the overall philosophy of the Fairfax Center Area, where density is concentrated south of Route 50. Multifamily rental units would be highly desira­ ble at this location. • Substantial consolidation of parcels is necessary to achieve maximum development. • Higher density of development should be located in internally oriented land bays so as to minimize impact on adjacent, low density communities. • Substantial buffering should be provided between development on this site and existing adjacent communities of Penderwood, Penderbrook and Fairfax Farms and surface parking should be screened from view at site entrances. • If a support commercial retail component is sub­ mitted as part of this development, it should be designed as an integral component of the plan. No free standing retail functions should be per­ mitted. No strip commercial uses should be

Tit 92 Fairfax County Comprehensive Plan, 1986 Edition, Area III

allowed along Route 50 or West Ox Road. The location of this support-commercial use should be internal to the site, and chosen so as to LAND USE SUMMARY CHART minimize transportation impact to existing and proposed residential units. In addition to retention of the golf course, outdoor active recreation facilities should be provided to Developable Land Approximate Acreage serve residents of this and adjoining neighbor­ Units (Map Key) Net Gross hoods. In light of the deficiency of parkland in this area, at least one park containing a minimum of one multi-purpose court, one tot-lot and picnic fa­ B1, B2, B3, B4, B5 141 163 cilities should be developed and conveyed to the 322 Fairfax County Park Authority. An intra-site trail system should connect develop­ •Includes entire golf course ment bays, as well as provide linkages to the Countywide system. Development should be sited within land bays to Support maximuze open space related to residential units Primary Commercial for visual and recreation amenities, to maximize Developable Land Proposed Density/Intensity Commercial Residential Sq. Ft. solar orientation while honoring existing land- Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units forms, and to avoid the appearance of a continu­ ous wall of units. Baseline Level—Development Intensity Potential Existing on-site hardwood vegetation and natural land forms should be preserved and integrated B1, B2, B3, B4, RES, GOLF 1,4 535 into the site plan. B5 COURSE Development should be sited to maximize orien­ tation to golf course. Intermediate Level—Development Intensity Potential A master landscape plan should be developed that unifies the site through a street tree plant­ B1, B2, B3, B4 RES, GOLF 1236 ing scheme, and provides focal points at project B5 COURSE entrances, development bay entrances, building entrances and courtyards. Overlay Level—Development Intensity Potential A unified system of signage, lighting and street furniture should be designed to promote a cohe­ B1, B2, B3, B4, RES, GOLF 6.6 2125 sive image for the development. B5 COURSE The Difficult Run Environmental Quality Corridors (EQCs) should be preserved through non- encroachment of development. BMPs (Best Management Practices) should be incorporated into site plan to protect water qual­ ity within the Difficult Run. Their design and land­ scaping should be consistent and coordinated with that of the site, golf course and surround­ ing communities. Provision should be made for the construction of the Valley Road culvert. Adequate sewer capacity must be secured prior to density approval. If necessary, a pump station should be constructed outside of the 100 year floodplain to the standards of the Fairfax County and the State Water Control Board. Substantial screening and buffering as well as noise attenu­ ation measures should be provided. Only under­ ground storage tanks will be permitted. Development must be phased to transportation improvements. In particular, residential construc­ tion in the eastern portion of the site, south of Fairfax Farms, should be phased such that con­ struction in this area will not be commenced until the Fairfax Farms Road extension is connected to Penderbrook Drive and the interchange at Route 50Arvest Ox Road is under construction.

TU 93 Fairfax County Comprehensive Plan, 1986 Edition, Area III

LAND USE SUMMARY CHART C2, C3, C5 These land units are a portion of the Fairfax Farms subdivision and should be buffered and Developable Land Approximate Acreage preserved. Fairfax Farms Road should be the only Net Gross non-emergency vehicle access into and out of the Fairfax Farms community. Additional emergency C1 13 17 access should be made available. C4 23 31 West and north of Difficult Run the area is C6 36 49 planned for .5-1 dwelling unit per acre. East of Dif­ C7 16 30 ficult Run it is planned for .5-1 and .1-.2 dwelling C8 4 7 unit per acre, private open space and public park. The area adjacent to Fairfax Farms Road is plann­ ed for public park, 1-2 dwelling units per acre and Primary Support 4-5 dwelling units per acre on a small portion of Developable Land Proposed Density/Intensity Commercial Residental Commercial land fronting on Route 50. Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. Fairfax County should continue to exercise its best Baseline Level—Development Intensity Potential efforts to protect the residential neighborhood of Fair­ fax Farms. C1 RES .5 8 C4 RES .1,.5 10 C1, C4, C6, C7, C8 11 C6 RES .1,.5 These areas are part of, or adjacent to, the C7 RES .1 3 Fairfax Farms community and should reflect that C8 RES .1 1 land use, density and character. Intermediate Level—Development Intensity Potential Access along Fairfax Farms Road at the end of the existing development in the Fairfax Farms community C1 RES .75 12 should be discontinued at such time as Valley Road C4 RES .15 15 is opened to Waples Mill Road, the roadway connec­ .75 tion to Waples Mill Road in the western half of the com­ C6 RES .15 16 munity has been opened to traffic, and all maneuvers .75 are possible at the interchange at Route 50 and I-66. C7 RES .15 5 Fairfax County should continue to exercise its best C8 RES .15 1 efforts to protect the residential neighborhood of Fair­ fax Farms. Overlay Level—Development Intensity Potential

C1 RES 1 17 C4 RES .2,1 20 C6 RES .2,1 22 C7 RES .2 6 C8 RES .2 2

D LAND USE SUMMARY CHART D1, D2, 03, D5, D6 The final configuration of these units will de­ Developable Land Approximate Acreage pend upon the actual built alignment of the north- Units (Map Key) Net Gross south connector road. Regardless of exact config­ uration, parcels west of the north-south connector D1, D2, D3, D5, D6 39 78 and east of the Greenbriar community shall be a three-unit per acre residential use at the overlay level. A substantial land use and noise buffer Primary Support should be retained between the north-south con­ Developable Land Proposed Density/Intensity Commercial Residental Commercial nector road and the eastern boundaries of Green­ Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. briar, Oakwood Estates and other residential units Baseline Level—Development Intensity Potential in the D1 through D7 areas (if any). Access to Land Units D1 and D2 should be via Milan Lane, and D1, D2, D3, D5, D6 RES 2 156 Land Units D5 and D6 from the north-south con­ nector road. Roadway noise mitigation techniques Intermediate Level—Development Intensity Potential (e.g. berms and depressed roadways) should be employed along the north-south connector edge D1, D2, D3, D5, D6 RES 2.5 195 of Land Units D3, D5, D6, and D7.

Overlay Level—Development Intensity Potential D4, D7 Oakwood Estates is an existing residential D1, D2, D3, D5, D6 RES 3 234 neighborhood. Noise mitigation and buffering measures should be employed to protect this area from negative impacts. These land units are Note: This land unit is within the Water Supply Protection Overlay District. planned for residential use at 2-3 dwelling units per acre.

Ill 94 Fairfax County Comprehensive Plan, 1986 Edition, Area III

El, E2, E3, E4, E5, E6 Land Unit E1 is proposed to be a residential mixed LAND USE SUMMARY CHART use development of four units per acre, while E2, E3, E4, E5, and E6 are proposed to be residential mixed use at six units per acre, at the Overlay Level. Parcel Developable Land Approximate Acreage consolidation should be encouraged throughout Land Units (Map Key) Net Gross Unit E in order to produce a high quality, environmen­ tally sensitive development. Interparcel access is en­ E1 6 34 couraged with access to the arterial system occurring E2, E3, E4, at the designated median breaks on Route 50, the sub- E5, E6 92 110 connector and the Springfield Bypass & Extension. E4 E7 24 39 and E6 should be treated as a single development unit, E8 5 8 with E4 and the EQC area paralleling Route 50 main­ tained in open space. The building orientations should present a quality image to the north-south and east- Primary Support west connector roadways bounding the land unit and take advantage of the open space for buffering and Proposed Density/Intensity Commercial Residential Commercial Developable Land views. The Big Rocky Run EQC should be preserved Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. Units (Map Key) in undisturbed open space and incorporated into the area's primary pedestrian open space system. Its dedi­ Baseline Level—Development Intensity Potential cation to the County is necessary in any related site plan submission. Physical linkage and design continuity E1 RES 68 of this open space system is critical to the success of E2, E3, E4, the area's planning objectives. Parcels in E1 and E2 E5, E6 RES 254 should access the arterial roadway system via a serv­ E7 RES 78 ice drive along Route 50 and a roadway connection E8 RES 14 along the southern boundary of E2 to Dorforth Drive. COMM 30,504 Dorforth Drive should be extended on a circuitous align­ ment to the subconnector. Intermediate Level—Development Intensity Potential

E1 RES/MIX 102 12,240 E2, E3, E4, E5, E6 RES/MIX E7, E8 E7 RES/MIX 195 17,550 These units are proposed for PDH-8 usage and E8 RES/MIX 35 their future development should have access RETAIL 30,504 from, and orient positively to, the proposed east- west subconnector road and linear park. The provi­ Overlay Plan-Development Intensity Potential sion of this road and park is essential to the achievement of the Plan objectives for this area. Land Unit E8 should be considered as an integral E1 RES/MIX 136 16,320 open space portion of the development for Land E2, E3, E4, Unit E7 north of the connector road. Of major im­ E5, E6 RES/MIX 707 59,400 portance is the provision of a portion of the pro­ E7 RES/MIX 312 28,080 posed historic site along the eastern boundary of E8 RES/MIX 56 5,040 RETAIL 30,504 Land Unit E7, and site plan sensitivity to the pro­ posed use. Interparcel access with other parcels in E as well as in J1 should be encouraged. Definitions

RES/MIX* = Predominantly residential mixed with supporting retail and service activities within the limits set forth in the County's PDH district as the secondary uses.

"It is recommended that planned mixed uses be achieved via the County's P districts. If conventional zoning districts are used, the developer is expected to commit to a development plan which assures that Plan objec­ tives are achieved.

Note: This Land Unit is within the Water Supply Protection Overlay District.

Ill 95 Fairfax County Comprehensive Plan, 1986 Edition, Area III

LAND USE SUMMARY CHART F1, F2, F3, F4, F5, F6 These land units represent a transition in land use and intensity between the proposed employ­ Developable Land Approximate Acreage ment center to the east and residential neighbor­ Units (Map Key) Net Gross hoods to the west. As such, Land Units F1 througt F5 are proposed as three units per acre residential F1, F2, F3, F4, F5 124 137 development. The proposed employment center F6 23 24 east-west subconnector road intersects String­ fellow Road through Land Unit F6; therefore, this unit is proposed for low-intensity commercial Primary Support mixed use development at a .25 FAR. Access to Developable Land Proposed Density/Intensity Commercial Residental Commercial parcels in F south of the Park Authority property Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. and east of Stringfellow Road should be oriented Baseline Level—Development Intensity Potential towards the planned subconnector. Access to par­ cels in F should be oriented to Stringfellow Road at either its intersection with the Fox Meadow F1, F2, F3, F4, F5 RES 1 137 Lane Extension or the subconnector road. F6 RES 1 24 Public park use is an appropriate alternate use Intermediate Level—Development Intensity Potential for all or portions of Land Units F2, F3, and/or F4.

F1, F2, F3, F4. F5 RES 2 274 Key Area—Employment Center West F6 OFF/MIX .14 99,786 33 The employment center west area has the po­ tential to explore a number of unique opportun­ Overlay Level—Development Intensity Potential ities that can assure successful development of this key area. It is located adjacent to, or near the F1, F2, F3, F4. F5 RES 3 411 following: F6 OFF/MIX .25 174,240 58 • north-south connector road; • I-66 corridor; Definitions • north-south connector/I-66 interchange; • Greenbriar residential neighborhoods; OFF/MIX* = Predominantly office mixed with other associated activities limited to those allowed in the • environmental quality corridors (EQC). County's PDC district with housing as the dominant secondary use. The land has the following qualities that can aid in the realization of its development potential: * It is recommended that planned mixed uses be achieved via the County's P districts. If conventional zon­ • high-quality highway frontage and internal ing districts are used, the developer is expected to commit to a development plan which assures that orientation potential; Plan objectives are achieved. • gently rolling slopes; • utility service availability; Note: This Land Unit is within the Water Supply Protection Overlay District. —sewer (partial now available); —water/gas/electric available; • ownership pattern—minimum number of owners for implementation ease; • excellent vegetative cover (west of connec tor); —high-quality image; —buffer potential enhanced; • major County-owned parcel. Issues and concerns pertaining to the success­ ful development of this area include: • role of the County-owned lands (options); —County as developer; —long term lease to private sector; —sale to private sector; —other; • impacts on existing residential neighbor­ hood (particularly Greenbriar, Oakwood Es­ tates)—mitigate impact through buffering and land uses; • noise impact mitigation from I-66 and north- south connector; • water quality impact on Occoquan Reservoir and EQCs; • potential for high-quality architectural and site design with area-wide developer-imposed design controls/amenities; • low- to moderate-density/intensity (approx­ imate gross FAR .25); • primary office building concentration should orient toward I-66 and north-south connector road; • vehicular access through Greenbriar should be prevented.

Ill 96 Fairfax County Comprehensive Plan, 1986 Edition, Area III

G, H LAND USE SUMMARY CHART G1, G2, G3, G4, G5 (Key Area—Employment Center West) Developable Land Approximate Acreage This area is proposed to be developed under a Units (Map Key) Net Gross PDC concept, with housing as a major secondary G1, G2, G3, G4, G5 221 309 land use to the office/commercial development. H1 73 96 High-quality campus-like office park development H2 47 62 (for example, Perimeter Center in Atlanta, Geor­ gia) is expected in this area. Architectural excel­ lence, preservation and enhancement of natural Primary Support features, uniform signing, lighting and land­ Developable Land Proposed Density/Intensity Commercial Residental Commercial scaping systems and quality roadway entry treat­ Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. ments are expected. The proposed east-west sub­ connector provides major internal circulation for Baseline Level—Development Intensity Potential these units and should be the only access from this area to the north-south connector road and to G1, G2, G3, G4, G5 RES 1 309 Stringfellow Road. Close Middle Ridge Drive, Mar­ H1 RES 1 96 shall Hall Lane and Acorn Street (where they now H2 PUBLIC currently end) to all future commercial develop­ PARK ment south of Greenbriar. See Map 4 for an illus­ trative concept plan for the employment center Intermediate Level—Development Intensity Potential west area.

G1, G2, G3, G4, G5 OFF/MIX .14 1,276,170 425 H1 (Key Area—Employment Center West) H1, H2 OFF/MIX .14 642,348 214 As in the preceding discussion (G land units), high-quality campus-like office park and residen­ Overlay Plan—Development Intensity Potential tial development is anticipated. The east-west subconnector through these units will provide G1, G2, G3, G4, G5 OFF/MIX .25 2,243,340 747 major internal circulation and access to the north- H1, H2 OFF/MIX .25 1,147,080 382 south connector and West Ox Road.

Definitions H2 (Key Area—Employment Center West) OFF/MIX* = Predominantly office mixed with other associated commercial activities limited to those This land unit is currently owned by Fairfax County. allowed in the County's PDC district with housing as the dominant secondary use. The unit has been excavated to obtain earth fill material for use in the nearby County landfill operation. It is * It is recommended that planned mixed uses be achieved via the County's P districts. If conventional zon­ planned that this land unit will be developed as part ing districts are used, the developer is expected to commit to a development plan which assures that of the employment center west under the same criteria Plan objectives are achieved. as Land Units G and H1. The County has the option of selling or leasing this land to private developers or .40te: These Land Units are within the Water Supply Protection Overlay District. developing the parcels itself.

Access to/from H2 should be oriented to the subcon­ nector. Interparcel access with H1 and 14 should be provided

m 97 Fairfax County Comprehensive Plan, 1986 Edition, Area III

11 This land unit is proposed for PDH-8 develop­ LAND USE SUMMARY CHART ment. Access should be provided from the east- west subconnector road. Development should ori­ Developable Land Approximate Acreage ent positively to both the east-west subconnector Units (Map Key) Net Gross and the linear park. The provision of this roadway and park are essential to the achievement of the 11 24 24 objectives of the Plan. 13, 14 76 93 !2 15, 16 26 This land unit contains the existing residential neighborhood of Cedar Lake Estates (Hanger Road). Efforts should be made to maintain this Support Primary residential area in its current use through buffer­ Commercial Developable Land Proposed Density/Intensity Commercial Residential ing and traffic controls. The provision of a minor Sq. Ft. Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units north-south pedestrian linkage through this land unit to the historic site, the Fair Oaks core and Baseline Level—Development Intensity Potential Fair Oaks mall should be studied. This unit is recommended for residential use at 1-2 dwelling 11 RES 48 units per acre. 13, 14 RES 93 15, 16 RES 13, 14 These land units are planned for four dwelling units Intermediate Level—Development Intensity Potential per acre with residential mixed use as a transitional use between the employment center area and the Cedar 120 10,800 11 RES/MIX 5 Lake Estates subdivision (Hanger Road). Access to 232 27,840 13, 14 RES/MIX 2.5 these parcels could occur from West Ox Road, Hanger 15, 16 RES/MIX 2 Road extended or through an extension of the employ­ ment center west subconnector. However, the southern Overlay Plan-Development Intensity Potential portion of Land Unit 14, which is owned by Fairfax County, south of the east-west connector road is an in­ 192 17,280 11 RES/MIX tegral part of the area to the west and should be 372 RES/MIX 44,640 planned for the same use and intensity (.25 FAR) as 13, 14 OFF/MIX .25 Land Units H1 and H2. In the event this property is OFF/MIX .5 383,785 126 developed under a common development plan with the 15, 16 183 acre government property in Land Unit P1, de­ velopment shall be subject to the Plan provisions for Definitions the government center site. See discussion, Land Unit OFF/MIX = Predominantly office mixed with other associated commercial activities limited to those allowed in P-1. In this latter instance, the intensity of office the County's PDC district with housing as the dominant secondary use. development on this portion of the 216 acre site should not exceed .45 FAR and the increase on this site must RES/MIX* = Predominantly residential mixed with supporting retail and service activities within the limits set forth be compensated for by a concurrent reduction in in­ in the County's PDH district as the secondary uses. tensity on the 183 acre portion of the property south of i-66. "It is recommended that planned mixed uses be achieved via the County's P districts. If conventional zoning districts are used, the developer is expected to commit to a development plan which assures that Plan objec­ Access to/from parcels in 14 west of West Ox Road tives are achieved. and south of the subconnector at Ballard Place should be oriented to the subconnector. Interparcel access Note: These Land Units are within the Water Supply Protection Overlay District. with H2 should be provided.

15, 16 This area is planned for office mixed use as an ex­ tension of the "urban village" core area. The residen­ tial component of the mix should be oriented north towards the East-West Subconnector, while commer­ cial uses should be oriented along Interstate 66 to the south. Access to/from parcels should be oriented to the subconnector. Interparcel access with J6 should be provided.

Ill 98 Fairfax County Comprehensive Plan, 1986 Edition, Area III

LAND USE SUMMARY CHART Consideration should also be given tq: Developable Land Approximate Acreage e parking requirements (surface and/or struc­ Units (Map Key) Net Gross ture) and possible parking reduction mea­ sures (e.g. vanpooling, carpooling, compact J1 35 41 car lots, shared parking between uses); J2 52 52 e open space requirements; J3.J4 42 42 e historic site provision and enhancement; J6 33 33 e developer incentives to provide public amenities, including public indoor activity Primary Support spaces and major outdoor plaza develop­ Developable Land Proposed Density/Intensity Commercial Residential Commercial ment; Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. e phase public improvements to private devel­ opments. Baseline Level—Development Intensity Potential The Fair Oaks core is strategically located in J1 RES 82 proximity to the following major elements of the J2 OFF .25 5,704 area: OFF .25 359,370 • major highways (I-66, Route 50); • potential future Metro-bus and rail station; J3.J4 RES 45 • Fair Oaks mail—regional retail center; RES 192 J6 • vacant land west of West Ox Road suitable for planned density housing development; Intermediate Level—Development Intensity Potential • West Ox Road and proposed east-west sub­ connector; J1 OFF/MIX .29 315,428 105 • Battle of Ox Hill historic site; J2 OFF/MIX .57 13,005 • proposed Fairfax County Government J3.J4 OFF/MIX .57 694,050 231 Center. J6 OFF/MIX .35 355,580 111 The Fair Oaks core area is considered prime developable land as a result of the following Overlay Plan—Development Intensity Potential qualities: • high point topographically—quality visibility; • gently rolling slopes; J1 OFF/MIX .45 548,856 183 • mixed wooded/open land; J2 OFF/MIX 1.0 22,815 • utility service availability; OFF/MIX 1.0 1,103,520 368 —sewer service partially available in short J3.J4 HOTEL 300 Room term; OFF/MIX .5 479,160 160 J6 —water/gas/electric services available; • nearly-single ownership pattern for develop­ Definitions ment quality and phasing control. OFF/MIX* = Predominantly office mixed with other associated commercial activities limited to those There are a number of issues and concerns allowed in the County's PDC district with housing as the dominant secondary use. which must be addressed to assure that the Fair Oaks core becomes a high quality image/focal * It is recommended that planned mixed uses be achieved via the County's P districts. If conventional zon­ point for Fairfax County. These include: ing districts are used, the developer is expected to commit to a development plan which assures that « impact on existing Hanger Road residential Plan objectives are achieved. area (mitigation measures); • improvements of West Ox Road from east- Note: This Land Unit is within the Water Supply Protection Overlay District. west subconnector to Route 50; • stormwater run-off impact (mitigation); J1 • quality linkages to residential areas, Pender­ J3, J4 (Key Area—Fair Oaks Mixed Use Core) brook Golf Course, proposed government This land unit is proposed for mixed use This area is likely to undergo the earliest development under a PDC concept. Access should center and Fair Oaks mall (critical linkage); development of all the key areas. Because of this • quality landscape architectural treatment; be from West Ox Road and/or the proposed east- probability, the need for quality in the proposed west subconnector. The proposed historic site • access to Fair Oaks mall directly from sub­ development must be underscored. The J core connector road through the core area; park area along the land unit's western boundary area is very critical from a transportation view­ • 24-hour activity cycle through use mix (e.g. and linear park on the southern edge are major point. All rezoning applications above the current office, retail, hotel entertainment and hous­ amenities for the area and must be reflected in zoning will be viewed critically with regard to ade­ ing mix); future site development plans. Preservation of the quacy of existing transportation and proposed • pedestrian access to Metro-bus/rail facil­ Ox Hill Battlefield and an appropriate surrounding provision of improvements to coincide with the ities, as needed; buffer is a high priority. This unit, with its development. As the primary mixed use develop­ • shared parking potential between uses; moderate-intensity of development, plays a key ment in the area, the Fair Oaks village core should • mixture of commercial, residential, recrea­ transition role between the major mixed use core exemplify the overall planning philosophy of the tion, etc. uses; to the east and housing areas to the west and Fairfax Center Area. The proposed linear park, • highest intensity/density in Fairfax Center south. Excellence in site planning and design is east-west subconnector road and urban plaza Area allowed here (approximate gross FAR expected of this development, particularly since must be accommodated in site development plans = 1.0). the unit occupies such a highly visible location for the area. Although a maximum FAR of 1.0 is See Map 5 for illustrative concept plan for the near the village core and i-66. Interparcel access allowed for future commercial development, it is Fair Oaks mixed use core area. with E7 should be encouraged. anticipated that in the first 10 to 15 years an FAR of over .625 will not be achieved as a result of J2 (Key Area—Fair Oaks Mixed Use Core) private development economic considerations J5 The Pender Veterinary Clinic currently occu­ (such as structured parking costs). Therefore, The church which currently occupies the land pies this land unit. A portion of this area will prob­ development plans for this area should portray unit is a viable land use within the context of the ably be required to accommodate the planned any future building and parking structure phasing Plan. The building is attractive and in good repair. interchange at Route 50 and West Ox Road. which would result in the maximum allowable It is located on a high point topographically and Should the property redevelop, mixed use at a FAR. The highest quality of site and architectural presents a quality image for the area. Therefore, maximum FAR of 1.0 is recommended. Develop­ design is expected for proposed development in this is a fixed land use whose continuation should ment should be coordinated with Land Unit F3. this area. In addition, landscaping, lighting and be assured. The major pedestrian system from the The height of structures should be carefully signing design should be well integrated. A road­ west to Fair Oaks mall is expected to traverse this analyzed on this property as it is a very visible way should be provided that connects the western land unit. It is anticipated that this open space area with the highest elevation in the Fairfax entrance of the shopping mall to the planned linkage will enhance, not detract from, the church Center Area. subconnector. site.

Ill 99 Fairfax County Comprehensive Plan, 1986 Edition, Area III

MAP 5 J6 This land unit is proposed for a predominantly office mixed use development. Access should occur in a con­ trolled manner from the subconnectors. Provision for the proposed linear park and east-west subconnector must be reflected in site development plans. This land unit, with its relatively high-intensity of development, acts as an integral portion of the Fair Oaks village core and provides a transition zone between the core and the residential neighborhood to the southwest.

J7 This land unit, the Fair Oaks mall, is a nucleus for development within the area and is planned for retail commercial use. A pedestrian/open space linkage between the mall and Fair Oaks village core to the west is an important element in the area-wide open space system and should be re­ flected in site development plan submissions.

ILLUSTRATIVE CONCEPT PLAN FAIR OAKS MIXED USE CORE

K LAND USE SUMMARY CHART K1, K2, K3, K4, K5, K6 The development process for these land units has already begun, particularly the High Ridge Developable Land Approximate Acreage and Pender Business Parks. The land use assign­ Units (Map Key) Net Gross ment for this area should be planned for office use. Within the overall context of site develop­ K1, K3, K4 27 38 ment for this area. Land Units K-1, K-3, and K-4 K2 12 12 should be developed in coordination with one K5, K6 60 63 another with K-3 and K-4 preserved in open space. Access to, and internal circulation within, the sites should be from collector roads which inter­ Primary Support sect with Waples Mill Road. Particular attention Developable Land Proposed Density/Intensity Commercial Residental Commercial should be given to the presentation of a high- Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. quality image from i-66 and Route 50. Properties Baseline Level—Development Intensity Potential to the west of Waples Mill Road should be oriented to the planned loop road (Fairfax Ridge K1, K3, K4 OFF 1.0,.7, 1,489,752 Road). Properties fronting the east side of Waples .5 Mill Road between Pender Drive and I-66 should K2 OFF 1.0..5 348,480 be oriented to the median break at Fairfax Ridge K5, K6 OFF .7 1,646,568 Road. Consideration should be given to the use of a service drive along the frontage of these Intermediate Level—Development Intensity Potential properties.

K1, K3, K4 OFF 1.0..7, 1,489,752 .5 K2 OFF 1.0..5 348,480 K5, K6 OFF .7 1,646,568

Overlay Level—Development Intensity Potential

K1, K3, K4 OFF 1.0,.7 1,489,752 .5 K2 OFF 1.0..5 348,480 K5, K6 OFF .7

III 100 Fairfax County Comprehensive Plan, 1986 Edition, Area III

L LAND USE SUMMARY CHART L1, L3, L4, L5, L6, L7, L8, L10, L11, L12, L13, L14 Low-intensity residential use is planned for this area. Access to these land units should be im­ Developable Land Approximate Acreage proved with the extension of Shreve Street to Units (Map Key) Net Gross Stringfellow Road, the extension of Leland Road L1, L3, L4, L5, L6 160 241 to Lincoln Drive, and the continuation of the old L7, L8, L10, L11 Stringfellow Road facility to the Leland Road/Lin­ L12, L13, L14 coln Drive extension. Access to L7, L8, and L11 should not be provided via the Leland Road/ Lin­ coln Drive extension. Reverse frontage develop­ Primary Support ment should be encouraged on realigned String­ Developable Land Proposed Density/Intensity Commercial Residental Commercial fellow Road and old Stringfellow Road with access Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. prohibited between these two roads on the Leland Baseline Level—Development Intensity Potential Road/Lincoln Drive extension. Upon completion of the interchange of Stringfellow Road/Route 29, L1, L3. L4, L5, L6 RES 1 241 access directly between old Stringfellow Road and L7, L8, L10, L11 Route 29 should be eliminated. Land Units L13 L12, L13, L14 and L14 should be left undeveloped as part of the open space system. Sensitivity in site planning is Intermediate Level—Development Intensity Potential required in areas affected by utility easements and rights-of-way which traverse these land units. L1, L3, L4, L5, L6 RES 1.5 361 Noise and visual mitigation methods should be L7, L8, L10, L11 employed in portions adjacent to I-66. L12, L13, L14 L2 Overlay Plan—Development Intensity Potential This land unit consists of a small existing resi­ dential neighborhood. New residential develop­ L1, L3, L4, L5, L6 RES 2 482 ment should be compatible with this existing L7, L8, L10, L11, development. This tract is planned for residential L12, L13, L14 use at 1-2 dwelling units per acre. Access should be oriented to Westbrook Drive. The connection Note: This Land Unit is within the Water Supply Protection Overlay District. between Stringfellow Road and Bobann Drive should be eliminated.

L9 Arrowhead (Stringfellow) Park forms this land H| LAND USE SUMMARY CHART unit.

Developable Land Approximate Acreage Units (Map Key) Net Gross M1. M2, M3 71 102 M4, M5, M6, M7 94 133 M1, M2, M3, M4, MS, M6, M7 M8, M10 43 60 These land units are located within the residen­ M12 36 56 tial development of Anna Mohr Estates and Mar­ M13 8 13 shall Farms. They are planned for low-density resi­ dential use. The entrance and internal circulation Primary Support should be from a collector road from Stringfellow Developable Land Proposed Density/Intensity Commercial Residental Commercial Road. Noise mitigation methods must be employed Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. to buffer impacts from I-66. Visual buffering should also be incorporated into the site planning for this Baseline Level—Development Intensity Potential area.

M1, M2, M3 RES 1 102 MS, M10, M11 M4, M5, M6, M7, Land Units M8, M10 and M11 are planned for M8, M10 RES 1 193 low-density residential use. Access and internal M12, M13 RES 1 69 circulation should be through collector roads with limited entrances from Route 29. Visual buffering Intermediate Level-•Development Intensity Potential between the residential development and Route 29 should be incorporated into site planning for Mi, M2, M3 RES 1.75 178 these land units. M4, M5, M6, M7 RES 1.5 199 M8, M10 RES/MIX 1.5 90 10,800 M9 M12 RES 2.5 180 Land Unit M9 consists of the Willowmeade sub­ M13 RES/MIX 2.5 32 3,840 division. It is anticipated that this will remain a viable land use. This tract is planned for residen­ Overlay Level—Development Intensity Potential tial use at 1-2 dwelling units per acre.

M1, M2, M3 RES 2.5 255 M12, M13 M4, M5, M6, M7 RES 2 266 Land Units M12 and M13 are planned for resi­ M8, M10 RES/MIX 2 120 14,400 dential use at four dwelling units per acre with M12 RES 4 224 M13 utilizing a mixed use concept. Access should M13 RES/MIX 4 52 6,240 be from Route 29 through limited entrances via collector roads which will also provide internal cir­ Definitions culation.

RES/MIX* = Predominantly residential mixed with supporting retail and service activities within the limits set forth in the County's PDH district as the secondary uses.

* It is recommended that planned mixed uses be achieved via the County's P districts. If conventional zon­ ing districts are used, the developer is expected to commit to a development plan which assures that Plan objectives are achieved.

Note: This land unit is within the Water Supply Protection Overlay District.

in IOI Fairfax County Comprehensive Plan, 1986 Edition, Area III

N1 N LAND USE SUMMARY CHART This land unit is located between the landfill and the proposed l-66/north-south connector inter­ change. Due to this location and the land demand Developable Land Approximate Acreage for the i-66 interchange, development would be un­ Net Gross desirable on this site. Therefore, it is recom­ mended that this land unit be retained in open N1 11 11 space. N4 11 20 N2 Land Unit N2 comprises the landfill site. It is Support Primary anticipated that operations of the landfill will Residental Commercial Developable Land Proposed Density/Intensity Commercial cease within the next two years. In 1979 Fairfax Units Sq. Ft. Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. County commissioned a Solid Waste: Energy Baseline Level—Development Intensity Potential Resource Recovery Study to evaluate options for waste disposal. This study proposed using a por­ N1 OPEN SPACE tion of this site as a solid waste truck transfer sta­ tion after the landfill is no longer in operation. It N4 RES 1 20 was determined that this type of transfer system Intermediate Level—Development Intensity Potential was more cost efficient than a direct haul (house to new landfill site) option. Access should be from N1 OPEN SPACE the north-south connector and not from West Ox N4 OFF/MIX .07 39,929 13 Road, in order to reduce traffic congestion.

Overlay Plan—Development Intensity Potential N3 This land unit consists of a variety of public/ N1 OPEN SPACE institutional uses, including the West Ox Road N4 OFF/MIX .14 79,822 26 Park, the Fairfax County Animal Shelter, the Coun­ ty Fire Training Center, and the State Convict Camp (#30). It is anticipated that these land uses Definitions will remain. This tract is planned for institutional use. OFF/MIX* = Predominantly office mixed with other associated commercial activities limited to those allowed in the County's PDC district with housing as the dominant secondary use. N4 * It is recommended that planned mixed uses be achieved via the County's P districts. If conventional zoning This land unit is located between the exit/en­ districts are used, the developer is expected to commit to a development plan which assures that Plan ob­ trance to the north-south connector and West Ox jectives are achieved. Road. Due to its location, this site has been planned as PDC use for possible community center Note: This land unit is within the Water Supply Protection Overlay District. service/support facilities.

01 MAP 6 This land unit consists of the Bethlehem Baptist church and school, planned for institutional use, and the residential neighborhoods of Centennial Hills and Legato Acres, planned at 1 to 2 dwelling units per acre and 3 to 4 dwelling units per acre, as shown on the Plan maps. These uses should be enhanced within the philosophy and goals of the Fairfax Center Area. Par­ cel 26 and that portion of parcel 13, which are located in this land unit, have the option of being developed in medium to high density residential mixed use at 14 dwelling units per acre at the intermediate level and 20 units per acre at the overlay level, only if these are consolidated as part of a larger development plan for Land Unit 02. Access to West Ox Road from the portion of parcel exieNsn*J or ueiaH»we«> 13 in Land Unit 01 should be consolidated with the ac­ cess of the instiutional uses to the south and govern­ ment uses to the west in order that satisfactory median break spacing on West Ox Road can be provided for the ultimate four-lane divided section and suitable sight distance is provided between the bridge over i-66 and the consolidated access point. A four-lane road con­ nection should be provided between West Ox Road and Legato Road east of the parcels in Land Unit 02. This ILLUSTRATIVE CONCEPT PLAN connection should be designated as a public street. PRESERVATION/ ENHANCEMENT OF EXISTING NEIGHBORHOODS

Ill 102 Fairfax County Comprehensive Plan, 1986 Edition, Area III

LAND USE SUMMARY CHART

Developable Land Approximate Acreage Units (Map Key) Net Gross 02 26 28 04 8 12 06 64 66 07 6 7

08 19 19 09 24 29

Primary Support Developable Land Proposed Density/Intensity Commercial Residental Commercial Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. Baseline Level—Development Intensity Potential 05 02 RES 8 224 The Dixie Hills neighborhood is contained in 04 RES 3 36 this land unit, which is planned for 1-2 dwelling 06 OFF/MIX .7 487,872 162 units per acre. Adjacent proposed development RES 1 44 should preserve, enhance, and protect this exist­ 07 RES 1 7 ing neighborhood. Incompatible land uses, partic­ 08 RES 1 19 ularly on the proposed Fairfax County Govern­ 09 RES 1 29 ment Center site, should be sited and/or buffered to protect the residential character of Dixie Hills. Intermediate Level—Development Intensity Potential

02 RES/MIX 14 392 23,520 06 04 RES 3.5 42 This land unit is planned for a combination of 06 OFF/MIX .7 487,872 162 office and residential uses. The predominantly of­ RES 2.5 105 fice district is located in the portion currently 07 RES 2.5 12 zoned commercial. These commercial uses could 08 RES 1.5 28 be neighborhood center service/support facilities. 09 RES/MIX 3.5 101 12,120 Buffering and transitional uses should be encour­ aged between this area and the adjacent residen­ Overlay Plan—Development Intensity Potential tial uses. The remainder of the site is planned for residential use at four dwelling units per acre. Ac­ 02 RES/MIX 20 560 33,600 cess to the residential portion would be from 04 RES 4 48 Route 29 via a residential collector road. Visual 06 OFF/MIX .7 487.872 162 buffering to Route 29 is encouraged. Buffering to RES 4 176 the surrounding commercial/industrial uses 07 RES 4 20 should be incorporated in site development plans. 08 RES 2 38 09 RES/MIX 6 174 15,660 07 Land Unit 07, located at the intersection of Definitions Legato Road and Route 29 is planned for residen­ tial use at four dwelling units per acre. Access to RES/MIX* = Predominantly residential mixed with supporting retail and service activities within the the site should be from Legato Road at a distance limits set forth in the County's PDH district as the secondary uses. far enough from the intersection to allow for ade­ quate automobile stacking. Buffering measures * It is recommended that planned mixed uses be achieved via the County's P districts. If conventional zon­ from Route 29 should be incorporated into the site ing districts are used, the developer is expected to commit to a development plan which assures that plan. Plan objectives are achieved.

Note: This land unit is within the Water Supply Protection Overlay District. OS Located at the intersection of Legato Road and Route 29, this land unit is proposed for residential development at a two dwelling units per acre den­ sity. Access to the site may be from both Route 29 02 03 and Legato Road. Buffering measures should be This triangular parcel is bounded by I-66, The current land use—warehousing—is ex­ implemented in areas affected by Route 29. Legato Road and West Ox Road. It is listed as high pected to remain; however, buffering measures to residential density of 20 dwelling units per acre in adjacent land uses must be incorporated. The a PDH concept only for the purpose of assuring its area is planned and zoned for industrial use, ex­ 09 use in support of the adjacent proposed Fairfax cept for the eastern portion which is planned for This land unit is planned for a residential mixed County Government Center, and to assure the es­ 1-2 dwelling units per acre. use development of six dwelling units per acre. As tablishment of the proper road system to the east this density is higher than that of the adjacent Dixie through the government center, west to West Ox Hills neighborhood, adequate transitional buffers Road, and north across I-66, but not through the 04 should be incorporated into the site plan. Higher residential developments on Legato Road to the Land Unit 04 is planned for residential use at a density development should be oriented toward the south. This latter provision must be assured by a density of four dwelling units per acre. This land proposed government center. The substantial EQC cul-de-sac at the south border of the property unit is adjacent to and must be buffered from the which runs through this parcel should be respected shown as Land Unit 02. Random Hills Road to the commercial use in Land Unit 03. Development In by site development. Access should be via a resi­ east should also be protected with a cul-de-sac this land unit must also be compatible with the ad­ dential collector road from Route 29. appropriately placed to protect the residential jacent residential communities of Centennial Hills See Map 6 for an illustrative concept plan of developments on that road and to prevent its use and Legato Acres. Access to this parcel should be preservation enhancement of existing neighbor­ to the developments on Land Unit 02. from Ruffin Drive and/or Deljo Drive. hoods.

Ill 103 Fairfax County Comprehensive Plan, 1986 Edition, Area III p LAND USE SUMMARY CHART P2 (Key Area—Proposed Fairfax County Center Mixed Use Core) Development of this area should relate in tim­ Developable Land Approximate Acreage ing and orientation to the Fairfax County Govern­ Units (Map Key) Net Gross ment Center development. Techniques to mitigate noise impacts from I-66 should be incorporated P2 85 121 into site planning. Primary access should be from P3 16 24 the east-west subconnector. Roadway connec­ 04 30 52 tions should be provided between Random Hills Road and the subconnector, through P2. The proposed Fairfax County Government Primary Support Center mixed use core is centrally located, in prox­ Developable Land Proposed Density/Intensity Commercial Residental Commercial imity to: Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. • major highways—1-66, Route 29; Baseline Level—Development Intensity Potential • potential future Metro-bus and rail station along i-66; P2 OFF .25 392,040 • proposed east-west subconnector road; RES 4,8 510 • proposed Fairfax County Government Cen­ P3 RES 5 105 ter; P4 OFF .2 243,936 • proposed planned development office RES 5 240 employment and residential developments; • existing residential neighborhoods; Intermediate Level—Development Intensity Potential • major open space amenity. The qualities that contribute to the develop­ P2 OFF/MIX .28 970,110 323 ment potential of this area include: P3 RES/MIX 8 192 17,280 » I-66 corridor orientation along northern boun­ P4 OFF/MIX .23 350,658 116 dary; « quality open space orientation south and Overlay Level—Development Intensity Potential west; • strong relationship to proposed Fairfax P2 OFF/MIX .35 1,168,860 389 County Government Center; • gently rolling slopes (excluding EQC); Hotel 300 Rooms • good vegetative cover mix; P3 RES/MIX 10 240 21,600 • utility service availability; P4 OFF/MIX .35/7 538,692 179 —sewer (available through Route 50/66 Association); Definitions —water/gas/electric sen/ices available; • ownership pattern—relative ease of assem­ RES/MIX* = Predominantly residential mixed with supporting retail and service activities within the bly over mid-term. limits set forth in the County's PDH district as the secondary uses. The areas and issues of particular concern for the successful development of the proposed Fair­ OFF/MIX* = Predominantly office mixed with other associated commercial activities limited to those fax County Government Center core are: allowed in the County's PDC district with housing as the dominant secondary use. • emphasis on assembly of parcels to facil­ itate cohesive quality development; * It is recommended that planned mixed uses be achieved via the County's P districts. If conventional zon­ • timing of development must relate directly to ing districts are used, the developer is expected to commit to a development plan which assures that proposed Fairfax County Government Center Plan objectives are achieved. phasing; • impacts on existing residential areas (mitiga­ tion measures); —Dixie Hills (limit vehicular access, buffer homes); — Random Hills (access/traffic impact issues); P1 (Proposed Fairfax County Government Center) • linkage to Fair Oaks core via bridge (east- The facilities of the Fairfax County Government Access to this subarea should be oriented to the west subconnector) near Legato Road; Center are located on the 183.0-acre Land Unit P1 major east-west subconnector road. Extended right and • impact of storm water run-off into Difficult planned for development at an overall .35 FAR. Buffer­ left turning lanes should be provided through this area Run; ing measures must be incorporated to mitigate poten­ on the subconnector road. Secondary roadway access • preservation/enhancement of EQC; tial impacts on adjacent residential communities. should be provided to interconnect adjacent parcels • mitigate potential negative traffic impacts on Pedestrian linkages to the government center and Fair and allow for access to/from the subconnector. Inter- surrounding areas; Oaks core must be assured in the site plan. Informa­ parcel access should be provided in an effort to join • mixture of commercial, residential, recrea­ tion on this site can be obtained from the Design Com­ compatible land uses and to connect adjacent parcels tional, etc., uses; petition Guidelines. with the subconnector. Random Hills Road should be • overall intensity lower than Fair Oaks core relocated so as to provide: 5 (approximate gross FAR .35); If the Fairfax Government Center facility occupies • noise impact (I-66 related) mitigation; only a portion of the 183.0 acres of Land Unit P1, the • access to the northwestern portion of the subject • east-west subconnector sensitively aligned; remainder of the property may be developed for property; • office development orientation to I-66; office/mix that in conjunction with the 33 acre govern­ • housing development orientation to EQC; ment property in Land Use Unit i-4 may contain not • access to the planned high density residential • potential sharing of amenities with proposed more than 2.2 million gross square feet. Of this total, uses adjacent to the subject property; and Fairfax County Government Center; at least one-third must be devoted to residential uses. The area adjacent to i-66 and the core area may be • sufficient sight distance from the subconnector's developed at an office/mix of approximately .5 FAR. bridge abutments at i-66. The area north of Route 29 and south and east of the proposed government center may be developed at an Additional alternative connections south of I-66 between office/mix of approximately .35 FAR, with a residential West Ox Road and the major east-west subconnector component located on the southwestern portion of this road (which crosses I-66) should be examined. A loop area to ensure that the commercial uses do not con­ circulation system off of the subconnector road and wi­ tinue westward along Route 29 and that office uses do thin P1 should be provided. not adversely impact the low-density and medium- density residential uses in the area.

in KM Fairfax County Comprehensive Plan, 1986 Edition, Area III

MAP 7

• program—some support services for proposed Fairfax County Government Center included; • provide pedestrian access to future potential Metro-bus and rail; • achieve a 24-hour activity cycle with use mix (e.g., office, retail, hotel, entertainment, and housing mix). See Map 7 for an illustrative concept plan for the government center mixed use core area.

P3, P4 These land units are proposed for a combina­ tion of residential mixed use at ten units per acre and office mixed use at predominantly .35 FAR. Access should be from the east-west subconnec­ tor or from the proposed connection between this connector and Waples Mill Road. The strong rela­ tionship between this site and the proposed Fair­ fax County Government Center would indicate that development in this parcel might include government-related service and support uses. There is a substantial amount of EQC land in this parcel, which must be recognized and protected in site planning and development.

ILLUSTRATIVE CONCEPT PLAN GOVERNMENT CENTER MIXED USE CORE

Ill 105 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Q1 •yf This land unit includes a developed portion of the Random Hills neighborhood. Preservation of LAND USE SUMMARY CHART the residential nature of this area should be con­ sidered in the development of its adjacent parcels. Current access problems should be eliminated by Developable Land Approximate Acreage the extension of Random Hills Road to the pro­ Units (Map Key) Net Gross posed Waples Mill Road extension. The western Q2 4 4 end of Random Hills Road should be cul-de-saced in order to prevent heavy traffic to the proposed Q3 12 24 core area from passing through this neighbor­ hood. Q4 20 21 The residential eastern portion of the tract Q5 71 88 could readily accept zero-lot line type structures. Because of the limited buildable ground available, Q6 7 12 however, the density should be only 3-4 dwelling Q7 3 4 units per acre overall. A density of up to five dwell­ ing units per acre should be considered only if Q8 19 19 there is sufficient lot consolidation to accomplish Q9 3 10 the Comprehensive Plan objectives for the tract Q11 7 7 and if a development plan clearly indicates the Q12 20 20 feasibility of accomplishing that much density Primary Support without creating an undesirable living environ­ Developable Land Proposed Density/Intensity Commercial Residental Commercial ment for persons living on or adjacent to the site. Units (Map Key) Land Use FAR Units/Ac. Sq. Ft, Units Sq. Ft. Noise impact, modified by local topography, extends approximately 225 feet into the tract. Baseline Level—Development Intensity Potential The adjacent stable, single-family subdivision should be buffered. Q2 RES 1 4 Q3 RES 1.2 36 Q2 Q4 RES 4 84 This land unit represents a developable portion Q5 OFF/MIX 1.0..5 1,393,920 464 of the Random Hills subdivision. Access should RES 1,5 124 be from Random Hills Road. This land unit is pro­ Q6 OFF/MIX 1.0 348,480 116 posed for residential development at a density of Q7 OFF/RET .7 81,312 27 eight dwelling units per acre. Noise and visual Q8 OFF/MIX .7 579,348 0 mitigation techniques should be incorporated in Q9 OFF/MIX 1.0 290,400 99 development of this site in order to reduce the im­ Q11 OFF/MIX 1.0..7, 185,856 62 pacts from Route 50. Q12 OFF/MIX 1.0..7, 399,768 113 Q3 Intermediate i Level—Development Intensity Potential Land Unit Q3 includes a predominantly unde­ veloped portion of the Random Hills subdivision. Q2 RES 4 16 This parcel has been planned for residential use at Q3 RES 1.75 42 two dwelling units per acre, similar to the adjacent Q4 RES 6 126 existing density. A substantial environmental Q5 OFF/MIX 1.0..3 1,746,320 582 quality corridor surrounds this land unit. Protec­ Q6 OFF/MIX 1.0 348,480 116 tion of this EQC must be assured in any site plan Q7 OFF/MIX .7 81,312 27 for this area. Q8 OFF/MIX .7 579,348 0 Q9 OFF/MIX 1.0 290,400 99 Q4 Q11 OFF/MIX 1.0..7 185,856 62 Land Unit Q4 is planned for residential use, as Q12 RES/MIX 1.0..7 339,768 113 a transition between the office mixed use develop­ .5 ment to the east and the lower density residential development of Random Hills to the west. This Overlay Plan—Development Intensity Potential land unit should be buffered from the Random Hills neighborhood. Access from Random Hills Q2 RES 8 32 Road is recommended. Extend Gateway Road Q3 RES 2 48 along the southern portion of Q4 and connect to Q4 RES 8 168 Ridge Top Road to provide access for residential Q5 OFF/MIX 1.0..5 1,974,720 657 traffic only. Q6 OFF/MIX 1.0 348,480 116 Q7 OFF/MIX .7 81,312 27 Q5, 06, Q7, Q8, Q9, Q11, Q12 Q8 OFF/MIX .7 579,348 0 These land units, in the Kamp Washington Q9 OFF/MIX 1.0 290,400 99 area, are currently zoned for PDH-5, industrial, Q11 OFF/MIX 1.0..7 185,856 62 retail, and office uses. This area is planned for of­ Q12 OFF/MIX 1.0,.7 339,768 113 fice mixed use development at the overlay level. .5 Currently allowable intensities (.7 and 1.0 FAR) were retained. Land Unit Q8 is the Montgomery Definitions Ward development site and is anticipated to be constructed under current zoning. Land Unit Q9 OFF/MIX* = Predominantly office mixed with other associated commercial activities limited to those should be developed in concert with Land Unit Q5 allowed in the County's PDC district with housing as the dominant secondary use. and should be retained as open space within that development. Extend the subconnector to the OFF/RET = Office use mixed with retail sales and services. east to Stevenson Street.

* It is recommended that planned mixed uses be achieved via the County's P districts. If conventional zon­ Q10, Q13 ing districts are used, the developer is expected to commit to a development plan which assures that This area is planned for retail and industrial Plan objectives are achieved. uses. Currently, miniwarehouses and a K-Mart store occupy these land units. Note: These Land Units are within the Water Supply Protection Overlay District.

Ill 106 Fairfax County Comprehensive Plan, 1986 Edition, Area III

R1, R2, R5, R6, R7, R8, R9 These land units, located south of Route 29, are LAND USE SUMMARY CHART planned for single-family residential use. Visual and noise buffering is recommended to reduce the negative impacts of Route 29-Stringfellow Road Developable Land Approximate Acreage on the residential development. Access should be Units (Map Key) Net Gross limited to major entrances on Route 29 and String­ fellow Road. Access should be limited to major R1 16 16 entrances on Route 29 and Clifton Road. A road­ way along the eastern boundary of R7 on a cir­ R2, R5, R6, R7, R8, R9 101 134 cuitous alignment and connecting with Moore Road should provide the primary access for R5 and R6. Primary Support Commercial Residental Commercial Developable Land Proposed Density/Intensity R3, R4 Sq. Ft. Units Sq. Ft. Units (Map Key) Land Use FAR Units/Ac. These land units are planned for residential use Baseline Level—Development Intensity Potential at 1-2 dwelling units per acre.

R1 RES 1 16 R2, R5, R6, R7, RES 1 134 R8, R9

Intermediate Level—Development Intensity Potential

R1 RES 2 32 R2, R5, R6, R7, RES 1.5 201 R8, R9

Overlay Level—Development Intensity Potential

R1 RES 3 48 R2, R5, R6, R7, RES 2 268 R8, R9

Note: This land unit is within the Water Supply Protection Overlay District.

S1, S2, S3, S5, S6 These land units are planned for low-density LAND USE SUMMARY CHART residential use at two dwellings per acre, with the exception of several parcels zoned for retail use which should develop in office uses. Access Developable Land Approximate Acreage should be through a limited number of entrances Units (Map Key) Net Gross along Route 29. Buffering along Route 29 should be incorporated in the site planning process. S1, S2, S3, S5, S6 79 Access to S5 should be provided by a roadway between the median break at the western end of M13 on Route 29 and Cannonball Road. Primary Support Developable Land Proposed Density/Intensity Commercial Residental Commercial S4 Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. The parcel consists of a portion of the Crystal Springs subdivision. This land unit is planned for Baseline Level—Development Intensity Potential residential use at 1-2 dwelling units per acre. S1, S2, S3, RES 1 99 S5, S6

Intermediate Level—Development Intensity Potential

S1, S2, S3 RES 1.5 148 S5, S6

Overlay Level—Development Intensity Potential

S1, S2, S3 RES 2 198 S5, S6

Note: This land unit is within the Water Supply Protection Overlay District.

Ill 107 Fairfax County Comprehensive Plan, 1986 Edition, Area III

T1, T4 Low-density residential use is planned for LAND USE SUMMARY CHART these parcels at a density of two dwelling units per acre. Access to Land Use T1 (a portion of the Cannon Ridge subdivision) should be from Gun­ Developable Land Approximate Acreage powder Road. Access to Land Unit T4 should be Units (Map Key) Net Gross from Route 29 via a collector road. Buffering to T1, T4 57 66 Route 29 should be provided. T2, T3, T5 Primary Support These land units are comprised of portions of Developable Land Proposed Density/Intensity Commercial Residental Commercial the Lee Pines, Piney Branch, and Glen Alden sub­ Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. divisions. These land units are planned for resi­ dential use at 1-2 dwelling units per acre. Baseline Level—Development Intensity Potential

T1, T4 RES 1 66

Intermediate Level—Development Intensity Potential

T1.T4 RES 1.5

Overlay Level—Development Intensity Potential

T1, T4 RES 2 132

Note: This land unit is within the Water Supply Protection Overlay District.

u U1 Land Unit U1 is planned for a combination of of­ LAND USE SUMMARY CHART fice and residential use. The northeastern portion of the site is planned for office mixed use at .25 FAR. The remainder of the land unit is planned for Developable Land Approximate Acreage residential use. Those portions which are within Units (Map Key) Net Gross the Route 50/66 Association sewer boundary are U1 66 66 planned for four dwelling units per acre, with the rest at a two units per acre density. The residential U2 7 7 area should have an internal collector road sys­ U3 1 2 tem which provides access to Route 29. Service to U4 7 10 the office component should be from the south; however, the building orientation should be to­ ward Route 29. Appropriate buffering and use tran­ Primary Support sitions should be incorporated between differing Developable Land Proposed Density/Intensity Commercial Residental Commercial land uses. Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. U2 Baseline Level—Development Intensity Potential The major portion of Land Unit U2 contains the subdivision of Lee High Village. The northern por­ U1 RES 1,2 68 tion of the land unit is vacant and developable. U2 RES 1 7 This portion is planned for office use at .25 FAR. U3 RES 2 4 Orientation should be toward Route 29. Service U4 RES 1 10 access should be from the south. Appropriate measures must betaken to buffer the Lee High Vil­ Intermediate Level—Development Intensity Potential lage residential community.

U1 RES 1,3 77 U3 OFF/MIX .13 50,965 17 Land Unit U3 is planned for office mixed use at U2 OFF .13 39,640 .25 FAR. Particular consideration must be given to U3 OFF/MIX .13 11,325 4 protection of the substantial environmental qual­ U4 RES 1.5 15 ity corridor that surrounds this site on three sides. Access should be from Route 29. Overlay Level—Development Intensity Potential U4 U1 RES 2,4 A residential use is planned for this site at a OFF/MIX .25 98,010 33 density of two units per acre. Access should be via U2 OFF .25 76,230 the road and right-of-way currently existing from U3 OFF/MIX .25 21,780 7 Forest Hill Drive to the east. U4 RES 2 20

Definitions

OFF/MIX* = Predominantly office mixed with other associated commercial activities limited to those allowed in the County's PDC district with housing as the dominant secondary use.

* It is recommended that planned mixed uses be achieved via the County's P districts. If conventional zon­ ing districts are used, the developer is expected to commit to a development plan which assures that Plan objectives are achieved.

Note: These Land Units are within the Water Supply Protection Overlay District.

Ill 108 Fairfax County Comprehensive Plan, 1986 Edition, Area III

V1 V Acreage on the south side of Lee Highway to an LAND USE SUMMARY CHART approximate depth of 600-800 feet to the north of Kiel Gardens, is planned for 5 dwelling units per acre. The remaining southern portion of this land Developable Land Approximate Acreage unit is planned for 1-2 dwelling units per acre. Units (Map Key) Net Gross Retail zoned parcels are appropriate for office use. V1 81 V2 V2 80 80 Parcels fronting on Lee Highway are planned for office use at .4 FAR for a distance of approximately 425 feet from Lee Highway which generally corresponds to Primary Support the southern boundary of Parcel 56-2((1)) 50 (see map). Developable Land Proposed Density/Intensity Commercial Residental Commercial The area to the south, including the back portion of lots Units (Map Key) Land Use FAR Units/Ac. Sq. Ft. Units Sq. Ft. fronting on Lee Highway is planned for residential use at 1 to 3 dwelling unit per acre as an appropriate tran­ Baseline Level—Development Intensity Potential sition to the low-density residential uses to the south. A substantial vegetative buffer should be provided be­ V1 RES 1 91 tween residential and non-residential land uses. Par­ OFFICE 69,696 cel 56-2((4)) 11 shall be developed in residential use. Should there be consolidation of lots to the south, in­ V2 RES .2, 1 58 cluding but not limited to lots 47 and 49, for the pur­ OFFICE 435,600 pose of residential development that would occur simultaneously with development of commercial prop­ Intermediate Level— Development Intensity Potential erties fronting on Lee Highway, part of lot 11 could be used for commercial purposes, and part for the provi­ V1 RES 1.5,3 201 sion of this land unit (Parcels 56-4((6)) 1, 2, 36, 37) is OFFICE planned for residential use at a maximum density of .2 dwelling unit per acre. Access to the Land Unit V2 RES .2, 2 58 should be from Shirley Gate Road. OFFICE .4 435,600

Overlay Level—Development Intensity Potential

V1 RES .2,5 311 OFFICE .4

V2 RES .2, 3 145 OFFICE 435,600

Note: This land unit is within the Water Supply Protection Overlay District.

Ill 109 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Ill 110 Fairfax County Comprehensive Plan, 1986 Edition, Area III

ADOPTED PLAN - BASELINE LEVEL

RESIDENTIAL

'1 DU/AC

* I 1-2 DU/AC

3-4 DU/AC

5-8 DU/AC

:>}:::•;:::•) 8-12 DU/AC

12-16 DU/AC

1 1 1 1 1 1 • rr1116 16+ DU/AC

NON-RESIDENTIAL

COMMERCIAL OFFICE OR OFFICE/MIX (SEE TEXT)

COMMERCIAL RETAIL

T7TTT7 \/////// ////// / s / / / INDUSTRIAL

INSTITUTIONAL

MIXED USE VILLAGE CORE

flip PARK

ENVIRONMENTAL J QUALITY CORRIDOR

LAND UNIT BOUNDARY SUB-LAND UNIT BOUNDARY PROPOSED ROADWAY WIDEN OR IMPROVE ROADWAY V LANES r FAIRFAX CENTER AREA FAIRFAX COUNTY, VIRGINIA PREPARED BY THE OFFICE OF COMPREHENSIVE PLANNING

OCTOBER 1986

in in Fairfax County Comprehensive Plan, 1986 Edition, Area III

Ill 112 Fairfax County Comprehensive Plan, 1986 Edition, Area III

ADOPTED PLAN - OVERLAY LEVEL

RESIDENTIAL

< 1 DU/AC 11/\ •• 1-2 DU/AC /Mi WW 3-4 DU/AC

5-8 DU/AC

8-12 DU/AC

12-16 DU/AC

i t s • l a iTi > i i 16+ DU/AC IYI t t i

NON-RESIDENTIAL

COMMERCIAL OFFICE OR OFFICE/MIX (SEE TEXT)

COMMERCIAL RETAIL

/////// INDUSTRIAL

INSTITUTIONAL

> "I MIXED USE VILLAGE CORE

PARK LEE ,„>.,U3J.^I-'. ENVIRONMENTAL QUALITY CORRIDOR

•• LAND UNIT BOUNDARY —- SUB-LAND UNIT BOUNDARY PROPOSED ROADWAY —Bin.-. WIDEN OR IMPROVE | ROADWAY LANES

FAIRFAX CENTER AREA jT FAIRFAX COUNTY, VIRGINIA 4 PREPARED BY THE 16 OFFICE OF COMPREHENSIVE PLANNING

OCTOBER 1986 84

III 113 Fairfax County Comprehensive Plan, 1986 Edition, Area III

SUMMARY OF RECOMMENDATIONS more than 28 percent of the forecast's high level tation and traffic analysis.) The development com­ of countywide office growth. This is an optimistic mitted or in place as of 1982 in addition to that Recommended Levels of Development share when considering the quality and attrac­ noted in the parcel-by-parcel analysis in the report The recommended levels of development are tiveness of competing locations. can be summarized as follows: summarized below: In order to accommodate the discount phenom­ enon and the market condition relationship in the Single-family residential units 550 Development Commercial Square Feet Plan recommendations, a conservative discount Churches 7 Level (Rounded in Thousands) Dwelling factor of 25 percent of potential maximum intensi­ Commercial Square Footage 2,600,000 sq. ft. Options Primary Support Total Units ty was utilized. Thus, the primary commercial Industrial Square Footage 10,000 sq. ft. square footage shown in the above table repre­ Miniwarehouse Development 74,000 sq. ft. Baseline 6,520 90 6,610 5,800 sents a 25 percent discounting of that which could Proposed County Government theoretically be developed under the alternative Center (Range) 352,000 to Intermediate 10,000 260 10,260 7,500 plans. (It is important to note that the intermediate 748,000 sq. ft. Overlay 12,500 330 12,830 10,400 and overlay level intensities are, in fact, develop­ Other County Facilities: (Landfill, Fire ment incentives. In order to achieve such inten­ Training, Animal Shelter, • The recommendations were developed utilizing sities, developers will be called upon to provide Equipment Yard) 77,000 sq.ft. a technique which required designation of land various improvements and amenities.) Com­ No. Va. Correctional Unit No. 30 15,000 sq. ft. use followed by assignment of intensity at parable significant discounting in residential each level. development has not been observed and, there­ • The recommendations in the above table fore, the dwelling unit figures have not been dis­ counted in locations whwere residential is propos­ PLAN DESCRIPTION AND reflect the objective of creating an urban DEVELOPMENT CRITERIA village atmosphere which mingles residential, ed as the primary use. However, in office/mixed use areas related secondary housing uses were retail, commercial and industrial uses in the The Plan is described, and performance criteria discounted in proportion to the discounting of same land unit. The concept of an urban applied, in three major categories—area-wide, key primary commercial areas. village, as envisioned for this area is designed area and site- and use-specific. generally to promote housing as a secondary use in the areas proposed for office/mixed Theoretical Maximum Intensity Area-Wide Plan Description and uses. The following table summarizes the theoretical Development Criteria • It is an important objective of this Plan that pro­ maximum intensity potential levels of develop­ posed office/mixed use areas described in land ment of all the individual parcels located in the At the area-wide level, the Plan will be describ­ use summary charts A through V be developed Fairfax Center Area. It provides for maximum ed in terms of systems—transportation, en­ with primary office uses and with secondary housing as a secondary use in the areas planned vironmental, public facility sites, buffer relation­ uses comprising the maximum amount of for office/mixed uses. ships and land use. housing which could be accommodated in ac­ Development cordance with the limits allowed under the Commercial Square Feet Transportation Systems County's PDC district. In unique instances Level (Rounded in Thousands) Dwelling A. New Transportation Infrastructure Improve­ Primary where evidence can be presented that a higher Options* Support Total Units ments. The automobile circulation system is proportion of housing, or a higher proportion of Baseline 8,690 90 8,780 6,100 hierarchical. The character of service provided is office would be desirable to achieve the goals related to the hierarchy of land use types and in­ of the County and of this Plan, overall floor Intermediate 13,340 260 13,600 8,200 tensities. The road system hierarchy can be outlin­ area ratios should not exceed those which are ed generally as follows: proposed in this Plan. Overlay 16,670 330 17,000 11,300 1. interstate highways/expressways 2. regional parkways and federal routes Relationship Between Actual Development and 'Maximum housing as secondary use. 3. area-wide connectors Planned or Zoned Maximum Intensity 4. area-wide subconnectors In developing the recommendations, it was 5. major collector streets recognized that in Fairfax County actual develop­ It should be emphasized that the above table 6. minor (local) streets ment does not always take place at maximum allow­ reflects theoretical development potential only Rights-of-way widths, lane size and number, in­ able planned or zoned intensity. This phenomenon and not what actual development will yield. tersection/interchange treatment, traffic volume results from any one or any combination of develop­ capacity, design speeds, access control and land­ ment constraints related to the site itself, limited Other Development Committed or In Place scape architectural treatments vary from one level current market potential or economic requirements The theoretical figures in the previous table of roadway to the next. Visual and noise impacts such as the high cost of building structured parking summarize the analysis of the parcels noted in the related to automobile circulation must be consid­ necessary to achieve the maximum allowable floor detailed land use charts. The numbers do not re­ ered in planning circulation systems. Service and area. flect existing development such as houses emergency vehicle requirements must also be ac­ An empirical analysis of commercial develop­ already built, existing shopping centers such as commodated in street design and location. The ment for the Tysons Corner area found that the ac­ Fair Oaks mall, or the proposed Fairfax County roadway image and level of usage should be defin­ tual development was 18 percent to 74 percent Government Center. (However, all of such develop­ ed and reinforced through well-designed land­ less than maximum planned and/or zoned poten­ ment has been included for purposes of transpor­ scaping, lighting and signing systems, with inter- tial. Another example of this phenomenon is with­ in the Fairfax Center Area itself. The Pender Bus­ iness Park is zoned to allow FARs of 1.0 and .7; however, final plans call for development at ap­ proximately .6 FAR. Market conditions also affect the relationship bet ween actual and maximum potential develop­ ment. The Fairfax Center Area will be in competi­ tion with Tysons Corner, the Route 50/I-495 Area, the Reston/Dulles area, and sites at the County's Metro stations for a share of the County's long- range office market. This market has its limits. The highest County forecasts for new office development in all of Fairfax County estimate an additional 43.8 million square feet during the 1980-2000 period. This amount of development al­ ready assumes that the County will attract a dra­ matically increasing share of the metropolitan region's new office-type employment in the future—from a 20 percent share between 1970 and 1980 to about 28 percent between 1980 and 1990 and 37 percent between 1990 and 2000. The recom­ mended overlay primary commercial level of ap­ proximately 12.5 million square feet represents Fair Oaks Mall, Fairfax, Virginia

m ii4 Fairfax County Comprehensive Plan, 1986 Edition, Area III

section/interchange transition areas receiving a serve as partially limited access streets. Secondly, it is essential that the following im­ high degree of design consideration. Existing traf­ Implementation Aspects. The same imple­ provements, inter alia, be incorporated in this fic congestion and safety problems should be mentation aspects which apply to the east- Plan. A north-south connector road east of Green­ mitigated through quality land use and transporta­ west subconnector road are applicable; essen­ briar, from Route 50 to Route 29 is needed to pro­ tion planning. tially, right-of-way dedication and the provision vide adequate access and traffic movement in the Carpool, vanpool, flextime and other programs of street trees required at various construction western part of the Area. (See Figure 4, Traffic Im­ aimed at increasing transportation efficiency are phases are expected to be privately funded pact Analysis in the Fairfax Center Area Study). A desirable under all levels of the Plan; however, with no density bonus awarded. Minor develop­ second north-south connector road from Route 50 they are more critical at the overlay level. ment elements would include provision of ma­ at Waples Mill Road to Route 29 will provide ac­ The major elements of the recommended road jor street sign systems. Major development cess and traffic movement in the eastern part of system for the Fairfax Center Area are described elements would include roadway and intersec­ the area. more fully in the following categories: tion construction, as well as signalization The major arterial roads—Route 50, 29 and 1. Area-Wide Connectors system funding. I-66—will all need to be widened to accommodate The proposed north-south connector road the increased traffic. Completion of the two miss­ falls into this category. The north-south con­ 4. Minor (Local) Streets ing ramps in the Route 50/I-66 interchange is im­ nector is a vital component of the roadway net­ These streets serve individual use areas at portant to facilitate traffic flow through the area. work required to serve the area. It will provide the lowest level of mobility and traffic volume. This wil I also create the need to reconstruct one of direct, high-capacity access to Routes 50 and Bus service or nonlocal through-traffic is dis­ the Fair Oaks flyovers. If Route 50 is widened to 29 and I-66. The interconnection of these three couraged on these streets. Access to adjoining eight lanes as planned, both flyovers must be re­ east-west arterials provides the greatest poten­ parcels is by means of private drives. built to accommodate the extra lanes. Therefore, tial for distribution of traffic. This north-south Implementation Aspects. It is expected that only six lanes are recommended. connector also serves as an arterial connection both right-of-way dedication and roadway con­ East-west connector roads from the western to points north and south of the area. To be struction costs, including landscaping, will be north-south connector to West Ox Road and from fully effective, eventual construction of the en­ provided by the developer with no density West Ox Road to the proposed Fairfax County tire length of a connection between I-95 and bonus awarded. Sign system provision is a Government Center site and Route 29 with a Route 7 will be necessary. The alignment of the minor development element, and traffic signali­ bridge spanning I-66 will help improve east-west Springfield Bypass has not been designated by zation system provision is a major development circulation Internally and connect the core areas. Fairfax County in the Fairfax Center Area. element for the developer. Improved intersections such as West Ox Road, Implementation Aspects. Substantially all of Fairfax Farms Road and others throughout the the right-of-way needs for this road and its In­ B. Mass Transportation area are needed using turn lanes, signalization, terchanges should be met through private Basic to the urban village concept is the provi­ grade separations and even relocation as in the developer land dedication to the County under sion of various transportation alternatives. case of Legato Road which intersects West Ox existing standard policies. Minimum landscap­ Although quality road and pedestrian systems are Road so near Route 50 that It interferes with the ing requirements should be funded by private provided, public transit system development is already congested West Ox Road/Route 50 inter­ developers with no density bonus credit. necessary to complement these systems and to section. Residential roads such as Random Hills, Minor development elements would include reduce the total volume of vehicular trips within Legato (south of I-66) and three streets In Green­ the provision of major connector road sign and to/from the area. Mixed land uses in densely briar (Middle Ridge, Acorn Street and Marshall systems. Major development elements would clustered arrangements can attract the extension Hall Lane) should be terminated in cul-de-sacs to include construction of the major connector of mass transit systems from the east, along I-66. keep them from becoming throughways for com­ road (including all phases as required to serve Metro-bus and/or potentially rail systems could mercial traffic. later private development project phases- provide express transit modes to Washington, A great opportunity exists to promote alternate roadways, interchanges, bridges, etc.) and pro­ D.C. from the area, while an internal shuttle bus transportation modes including mass transit, an vision of traffic signalization systems. system would provide area-wide public transporta­ intra-area shuttle system, ridesharing and van- tion. Other private transit modes should be devel­ pools. Development of a pedestrian and bicycle 2. Area-Wide Subconnectors oped in the form of corporate car/vanpool pro­ circulation system within the area is necessary. The proposed east-west subconnector road grams, the Increase of taxi service or the introduc­ The following roadway improvements are and the employment center west subconnector tion of dial-a-ride or jitney services in the area. recommended within the Fairfax Center Area: road fall into this category. These roads link In­ A Metro-bus system would require commuter • Route 29. Widen to six lanes between Centreville terior portions of the area to the north-south transfer areas featuring parking lots, drop-off and the City of Fairfax. The northsouth connec­ connector road and to other major area streets. zones, bus loading zones, shelters, benches, sign tor should be grade separated with Route 29. In The alignment of all subconnectors is sub­ and lighting systems, pedestrian systems, land­ addition, grade separations should be considered ject to site planning considerations at the time scaping and other amenities (e.g., telephones, at Clifton Road, the subconnector near the of development and is not considered to repre­ restrooms, bike racks, information kiosks, drink­ Government Center, and Shirley Gate Road. sent an exact location. The determination of ing fountains). If Metro-rail were ever to become • Route 50. Widen to six lanes between Chantilly the most appropriate alignment should occur feasible within the Fairfax Center Area, an air and the City of Fairfax. Grade-separated inter­ when zoning proposals are presented and rights-type station over I-66 at the proposed changes should be constructed at Stringfellow should include the following considerations: subconnector/l-66 bridge near the proposed Fair Road, the north-south connector, West Ox Road • equitable distribution of construction Oaks mixed use core and the proposed Fairfax and Waples Mill Road. costs and right-of-way dedication; County Government Center mixed use core would On the section between West Ox Road and I-66, • provision of access from nearby proper­ be appropriate. improve capacity by eliminating crossovers and ties to the proposed subconnector net­ Implementation Aspects. It is expected that consolidating and minimizing right-turn access work and encouragement of mutual ac­ bus loading zones and pedestrian access systems points. An in-bound right turn on the westbound cess for utilities and storm drainage; to any future Metro-rail station be provided by the segment of Route 50 between i-66 and West Ox • environmental impacts; developer (if applicable) for no density bonus Road should be located between the Fairfax • impact on residential areas; credit. Bus shelters and commuter parking lot pro­ Farms Road and the westernmost mall flyover. • vertical alignment and sight distance visions by developers are considered minor This would replace the Fairfax Farms Road con­ characteristics. development elements. Major development nection to Route 50. The feasiblity of closing the Implementation Aspects. The implementa­ elements are Metro-rail parking lots, special Penderbrook Drive connection to Route 50 tion aspects that apply to the north-south con­ car/vanpool programs, and local shuttle bus should be examined upon the completion of the nector road (described earlier) apply to the sub­ systems (could be shared funding). Route 50AA/est Ox Road interchange. Outbound connectors as well. However, the nature and right turn access onto westbound Route 50 scale of the required improvements are sub­ C. Recommended Roadway Improvements between West Ox Road and I-66 should be exa­ stantially less. A bridge is proposed as a road­ A better transportation network is essential in mined as a possible additional access point. way improvement at the subconnector crossing order to realize the full market potential of the • 1-66. Widen to six lanes between Route 28 at I-66. The construction of this bridge would be area, and the economic return from increased den­ and Route 50. A grade-separated inter­ considered a major development element for sities should be used, in part, to provide the change is necessary at the north-south con­ private developers. needed transportation improvements. nector. The interchange at Route 50 should The existing road network, both into and within be improved to accommodate traffic from 3. Major Collector Streets the area, is insufficient to handle existing or northbound Route 50 to eastbound 1-66 and Major collector streets serve Individual land planned traffic adequately or safely. First, it is im­ traffic from westbound 1-66 to southbound use areas by carrying locally-generated traffic portant to ensure the completion of all Compre­ Route 50. In addition, the Route 50 inter­ loads. They link the neighborhoods of various hensive Plan transportation improvements into change should be improved so that addi­ uses to the area-wide roadway system and and within the area. tional capacity is provided for:

111 115 Fairfax County Comprehensive Plan, 1986 Edition, Area III

-southbound Route 50 traffic destined to eastbound 1-66; -southbound Route 50 traffic going through the interchange; -eastbound 1-66 traffic destined for south­ bound Route 50; and -northbound Route 50 traffic destined for westbound 1-66. A collector/distributor roadway configura­ tion should be utilized between the north/south connector and Route 50 in an effort to separate the major through and turning movements on 1-66. • North/South Connector. Construct a four-lane arterial and reserve right-of-way for six lanes between Route 50 and Route 29. Grade separated interchanges should be provided at the three primary highways—Route 50, 1-66, and Route 29. In addition, grade separations should be considered at the in­ tersections with the two subconnector roads north of 1-66. • Waples Mill Road. Widen to four lanes immedi­ ately north of Route 50 and construct a four-lane extension to Route 29 at Shirley Gate Road. Grade separation with Route 50 should be pro­ vided. Shirley Gate Road should be widened to four lanes south of Route 29 and grade separa­ tion with Route 29 should be considered , • West Ox Road. Widen to four lanes between Ox Hill Road and Route 29 with a gkade separated interchange at Route 50 and a connection to the interchange of Route 29 and the north-south connector. • Stringfellow Road. Plan for four lanes b^it construct two lanes with improved intersec­ tions between Route 50 and Route 29\ realigning Stringfellow Road to connect with and timely accommodation of vehicular traffic in listed. Physical, fiscal and developmental con­ Route 29 at Clifton Road. A grade-separated the area. A key factor in the implementation pro­ straints may shift the priorities of the projects as interchange should be constructed at Route cess is the ability to acquire or generate funding identified through the yearly analysis of road im­ 50 and consideration should be given to a for these improvements. While application for provement needs: grade separation at Route 29. Clifton Road development within the Fairfax Center Area does • Construct the four-lane extension of Waples Mill should be widened to four lanes south of not assure approval if the application does not Road to Route 29 and the grade separation with Route 29. promote the health, safety, and welfare and com- Route 50. • Subconnectors. Construct subconnector road­ pjy with the applicable development elements, » Construct the subconnector between Route 29 ways on new location within the Fairfax Center development intensities above the base line level and the north-south connector, including the Area. The major east-west subconnector road are\feasible only if the private sector contributes a bridge over 1-66. should connect with the north-south connectors, proportional share of transportation improve­ 8 Construct four lanes of the north-south con­ intersect with West Ox Road, continue over 1-66 ments and/or funding to meet the transportation nector between Route 50 and 1-66 with inter­ (bridging that facility only), and traverse the needs of the area. The proportional share of the changes at Route 50 and 1-66. eastern boundary of the County center to Route transportation improvements provided by the 29. Another subconnector paralleling Route 29 private sector will be established by the Board of • Construct the four-lane extension of Waples Mill should join the major east-west subconnector Supervisors and reviewed periodically through an Road to Route 29 and the grade separation with with the Waples Mill Road extension. The em­ established public process such as the annual Route 50. ployment center west subconnector should con­ plan review. This concept was developed and • Construct the subconnector between Route 29 nect Stringfellow Road, the north-south recommended by the Transportation Subcommit­ and the north-south connector, including the connector, and West Ox Road, and the major tee of the Route 50/66 Task Force in a report en­ bridge over 1-66. east-west subconnector road (which crosses titled Financing Transportation Improvements in • Construct the four-lane subconnector be­ 1-66). the Fairfax Center Area. For the first year, the con­ tween Stringfellow Road and the north-south connector. • Legato Road. Cul-de-sac south of 1-66, tribution factor recommended in the report will be • Construct the four-lane subconnector be­ preserving the residential character of the considered a minimum. tween the Waples Mill Road extension and neighborhood to the north of Route 29. In The level of public sector participation in pro­ the subconnector near the County center. addition, it is also recommended that use of viding transportation improvements shall be de­ • Construct four lanes of the north-south con­ Legato Road as a major access to Fair Oaks termined by the availability of federal and state nector between 1-66 and Route 29 with an in­ mall be terminated in favor of a direct link funds allocated annually for expenditures on proj­ terchange at Route 29. from the mall to the subconnector roadway. ects in Fairfax County, the County's own fiscal • Widen West Ox Road between Ox Hill Road • Fairfax Farms Road. Extend Fairfax Farms and budgetary policies and competing needs and and Route 29. Road to South Drive and Penderbrook Drive the priorities for transportation improvements • Complete the construction of the four-lane sub­ to West Ox Road at Ox Hill Road, however established on a countywide basis. connector between Stringfellow Road and the do not allow access to Ox Hill Road west of Commitments by either the public or private major east-west subconnector road (which the West Ox Road from Penderbrook Drive, sectorwill include but not be limited to funding for crosses 1-66) as well as the grade separation at and vice versa. Replace the existing connec­ construction of roadway projects, construction of the north-south connector. tion of Fairfax Farms Road to Route 50 with roadway projects and dedication of rights-of-way. • Widen Route 50 to six lanes between 1-66 and a right turn inbound and outbound access on The commitments will be predicated on the pro­ Waples Mill Road. the segment of Route 50 between the ex­ posed development per parcel and the resultant • Widen Waples Mill Road to four lanes north isting Fairfax Farms Road and the western­ traffic utilization of the proposed roadway of Route 50 and improve the intersection most mall flyover. improvements. with Route 50. Implementation Aspects. Since the existing The timing of the roadway improvements is cru­ • Widen 1-66 to six lanes east of the north- transportation network in the Fairfax Center Area cial to the manner in which the Fairfax Center south connector. cannot safely support development recommended Area develops. The following improvements are • Widen Route 50 to six lanes east of String­ at any level in the plan, significant roadway im­ considered as high priority for implementation fellow Road and improve the interchange provements are needed. The implementation of and should be considered for implementation as with 1-66 to accommodate the southbound these improvements is critical to the satisfactory closely as possible in the order in which they are Route 50 to eastbound 1-66 traffic and the

III 116 Fairfax County Comprehensive Plan, 1986 Edition, Area III

southbound Route 50 through traffic. 2. Single Ended Access (Cul-de-sacs) access to Route 50 for the eastern leg of a • Widen Route 29 to six lanes east of String­ Whenever possible, the length of single loop a road on the north side of Route 50 fellow Road with a grade separation at the ended access, public or private, for any and access for parcels in E7 and E8 to the subconnector near the County center. uses should be minimized. The length of south. • Construct the extension of Fairfax Farms any single-ended access should be no • Eliminate median break locations between Road to South Drive and Penderbrook Drive longer than 1000 feet. Alternatives to long West Ox Road and i-66. to West Ox Road at Ox Hill Road. Provide single ended access points include, but are for the signalization of the West Ox Road/Ox not limited to: loop roads, horseshoe or cir­ Median break locations on Clifton Road: Hill Road intersection. cular configurations, and interconnections • Provide a median break on Clifton Road at This priority listing will change due to develop­ with other roadways. The maximum length Moore Road. ment and financial considerations. It is important is recommended due to: the need for Median break locations on Stringfellow that development not occur without the availabil­ access of emergency/rescue services, ser­ ity of sufficient roadway access and capacity. vice vehicles (trash collection, deliveries, Road: This is especially important in the development of and utility maintenance), and traffic flow and • Provide a median break at the intersection those parcels which would utilize the subconnec­ circulation (alternate routes of travel). of the extension of Fox Meadow Lane and Stringfellow Road. tors traversing or adjoining their property. 3. Cross-over spacing (Locations of median • Provide a median break at the intersection breaks) of the subconnector road and Stringfellow D. Access Management Minimum design speeds should be uti­ Road. In locating this median break, con­ The following paragraphs provide guidance lized in identifying suitable locations (due to sideration should be given to the proximity towards an access management plan for the Fair­ stopping distance, sight distance, weaving of possible interchange ramps between I-66 fax Center Area. The objectives of the access distance, and turn lanes) for cross-over and Stringfellow Road. management plan are to: spacing of divided facilities in the Fairfax • Provide a median break on Stringfellow • minimize service drives, Center Area. Subconnectors and their Road at Westbrook Drive. • minimize median breaks (or cross-overs), cross-over locations should be constructed • Provide a median break on realigned • minimize the need for traffic signals, at a minimum to the standards for 45 mph Stringfellow Road at old Stringfellow Road. • minimize the need for heavy left-turn facilities with 600 feet minimum and 700 movements (encourage clockwise traffic cir­ feet desirable between crossings. Other • Provide a median break on realigned culation patterns), median break locations are discussed in the Stringfellow Road at the Leland Road/Lin­ • preserve right-of-way for planned roadway following paragraphs: coln Drive extension. improvements, and Median break locations on Waples Mill • provide public street access for every parcel Median break locations on Route 29: Road Extended: or contiguous parcels of the same • Maintain the existing median break on Route • Provide a median break on Waples Mill Road ownership. 29 at Stringfellow Road and at Clifton Road Extended at Random Hills Road (Realigned). These objectives should be balanced so that until the construction of the planned inter­ • Provide a median break on Waples Mill Road the encouragement of one does not impede the change at Route 29 and Clifton Road/ Extended at the subconnector. fulfillment of another. realigned Stringfellow Road. Construction of 1. Divided Roadway Facilities this interchange will require the closing of Median break locations on West Ox Road: All multiple laned arterials should be de­ the median break at old Stringfellow Road. • Provide a median break on West Ox Road signed and built as divided facilities in the Fair­ • Provide a median break on Route 29 at at the planned subconnector immediately to fax Center Area. This type of roadway design Willow Road until the construction of the the south of J1. The intersection to be con­ will provide the following benefits to the spe­ planned interchange at Route 29 and re­ structed at this point should be of a high type cific roadway, the roadway system, and the aligned Stringfellow Road/Clifton Road. Con­ design with channelization, extended turn identity of the Area: struction of this interchange will require the lanes, and free flow right turn lanes. • separation of major 'through' travel closing of this median break. • Provide a median break on West Ox Road movements which helps to minimize vehicu­ • Provide a median break on Route 29 at the at the intersection of Hanger Road/Pender- lar collisions (especially, head-on collisions) eastern edge of L14 and R7. crest Court. Hanger Road and/or Pender- and headlight blinding, • Maintain the median break on Route 29 at crest Court should be realigned so that these • elimination of haphazard turning movements S1, Hampton Forest/Braddock Farms two roads meet at one intersection on West with the designation of specific crossover Subdivision. Ox Road. locations, • Relocate and provide a median break on • Provide a median break on West Ox Road • reduction in medial friction and increase in Route 29 at Willowmeade Drive. at Ballard Place (to be replaced by the traffic capacity due to the minimization of • Maintain the median break on Route 29 and planned subconnector road) and Ernest interruptions to the traffic streams, Summit Drive. Drive. • creation of areas for pedestrian refuge, • Provide a median break on Route 29 at the • Examine the possibility of an additional • standardization of roadway type, and western end of M13. median break on West Ox Road between the • expansion of the motorists' viewing area. • Provide a median break on Route 29 at the interchange with Route 50 and the subcon­ Access points to/from the divided facilities planned subconnector near the County property. nector intersection immediately south of J1. should be oriented predominately towards the • Access to Route 29 should be oriented to 4. Service Drives crossover locations. Driveway access points either these median break locations or the It is intended, whenever possible, that the (right turns in and out) should be minimized planned interchange locations. Right turns use of service drives be minimized and alter­ between crossovers. on and off of Route 29 should be discour­ natives to service drives be implemented in the For newly developed areas, driveway aged throughout the Fairfax Center Area Fairfax Center Area. It is acknowledged that access points should be no closer to another except at those points coincident with the this objective cannot always be achieved, driveway or crossover than the minimum sight median break locations. especially due to factors, such as: distance recommended for crossover spacing • the preponderance of small parcels under of the roadway facility. In addition any new Median break locations on Route 50: separate ownership located along major driveway access points should be provided • Maintain a median break at Route 50 and roadways, with appropriate deceleration and acceleration Acorn Ridge Road until such time as a grade • the irregular shapes of parcels, lanes on the divided roadway. separated interchange between Route 50 • design constraints (e.g. minimum crossover For those areas, especially residential and the Springfield Bypass & Extension is spacing), neighborhoods, where a divided roadway will built. • existing locations of land uses, buildings, be constructed or improved, the following • Maintain the existing median breaks at A7 and roadway system, and methods, listed in increasing order of impor­ and Dorforth Drive. • topography and/or environmental limitations. tance, for minimizing driveway access points • Maintain a median break in the vicinity of the Notwithstanding the objective to minimize should be considered: existing median break near the VEPCO the use of service drives, the implementation of • consolidation of driveways (common drive­ easement and parcels in A8, A10, and E8. these facilities requires guidelines for access ways, pipestems, etc.) and points of access, This median break would provide access to planning of development. • reorientation of entrance/access, Route 50 for the western leg of a loop road Service drives provide for the separation of • construction of new interparcel roads, and on the north side of Route 50 and access for the access and travel functions along roadways • redevelopment/consolidation of parcels. parcels in E4, E6, E7 and E8 to the south. designed to accommodate primarily through These methods should also be used for - Maintain a median break in the vicinity of the movements. When correctly planned and built, minimizing driveway access points along newly easternmost median break serving the fire their use allows the adjacent parallel roadway constructed or improved nondivided roadways. station. This median break would provide to operate more efficiently, with increased

HI 117 Fairfax County Comprehensive Plan, 1986 Edition, Area III

capacity and improved safety. At the same TRADITIONAL In order to take full advantage of the bicycle as time, access to adjacent properties is provided an efficient mode of transport, a comprehensive SERVICE DRIVE and oriented to controlled access points. ZZ2ZZZ9 approach to its use must be applied. Full circula­ Except for the collector-distributor road along MAJOR ROAD tion and support facilities, are components of 1-66, there are two types of service drives such an approach. Bikeways provision is impor­ planned for the Fairfax Center Area: tant but is just one aspect of a comprehensive ap­ 1. Minor (residential) service road— proach to bicycle transportation. predominately serves as an access street Secure bicycle parking should be provided at for residential uses, and ^SERVICE DRIVE all employment, business, apartment, and public 2. Major service road—predominately MAJOR ROAD uses. Theft prevention is of paramount impor­ serves as an access street for a mix of tance to cyclists, yet the cost and space re­ uses (e.g. multifamily residential and quirements are negligible. Bicycle parking retail, office and retail) or a variety of facilities should correspond to long-term and Can ba tteveloped nonresidential uses. wttri access to short-term parking needs. Based upon the two service drive types, the san/lce drive Long-term parking or storage should be pro­ following guidelines should be utilized in the vided at employment, school, commuter and implementation of service drives in the Fairfax apartment uses. These facilities require weather Center Area: SERVICE DRIVE protection and security devices, such as, bike lockers or controlled access areas. Shopping, per­ MAJOR ROAD Maximum Minimum Recommended sonal business, and recreation trips have short Length Off-set Design parking duration. Open air parking devices which between from Connection lock bicycle wheels and frame, and are in close Service Roadway Major proximity and view of building entrances should Drive Connections Roadway Minimum Desirable all development in the Fairfax Center Area. Com­ be provided. Bicycle parking spaces should equal (see sketch) prehensive, coordinated walkway networks shall five percent of the automobile parking spaces be required for each site to provide full intra and provided. Minor inter parcel pedestrian circulation to and from all (residential) 2000 teet 25 feet traditional bulb buildings, parking, recreational facilities, and to or through open space areas. High volume and Environmental Systems Major 2000 feet 150 feet bulb diverted high speed roadway Intersection control and A. Area-Wide Environmental Quality Corridor Traditional, bulb, and diverted designs are design should accommodate pedestrians through (EQC) System shown schematically on the accompanying the use of separate pedestrian grade-separated The EQC system not only provides an open sketches. crossings, walkway incorporation into roadway space linkage and buffer system for the Fairfax Entrances from service drives to the parallel grade separations, pedestrian activated signals, Center Area and its environs, but also provides roadway should only be allowed if the entrance crosswalks and pedestrian refuge medians as ap­ substantial environmental protection. The EQC location meets the crossover spacing guide­ plicable. These elements are particularly system primarily includes all areas within the lines for the parallel roadway. necessary given the number of high volume traffic 100-year floodplain, floodplain soils, adjacent arteries in the area which are difficult to cross. steep slopes (greater than 15 percent) and a vege­ Service drive locations on Route 29: Local roadway networks that are designed to tative filter strip along all streams. discourage automotive through travel should Preservation of the EQCs is a high priority of • Provide a service roadway on the north side allow nonmotorized through travel via cul-de-sac the Plan. A comprehensive EQC network, aug­ of Route 29 between realigned Stringfellow connections. Plazas should be located at the focal mented by additional parks and open space areas, Road and old Stringfellow Road. Orient points of major commercial or high-density provides an interconnecting system of preserved access of L7 and L12 towards this service residential developments where walkways con­ natural environments which should be maintained roadway or old Stringfellow Road. verge. Pedestrian circulation should be provided and protected for their environmental, recrea­ • Provide a service roadway on the south side through and from parking lots, and to transit tional and scenic value. of Route 29 between Moore Road and Clif­ stops. Walkway width and clearance integrity A majority amenity in the area will be the linear ton Road. Continue this facility along Clifton should not be reduced or comprised by utility park which forms a transition from the natural Road to Moore Road. poles, mail boxes, etc. These devices should be EQCs to the more urban areas of the site. This • Provide a service roadway on the south side located on utility strips between curbs or road pedestrian greenway linkage will connect the of Route 29 between Clifton Road and the shoulders and walkways. Greenbriar open space system to that of the re- roadway traversing the eastern side of R7. Continue this facility along Clifton Road to

Moore Road. BIKEWAY GENERAL DESIGN STANDARDS** • Provide a service roadway on the south side CLASS I FACILITIES of Route 29 between the AT&T easement 8'wide, asphalt surface located within a separate and the frontage of S3. 20' right-of-way. • Provide a service roadway along the front­ age of the Crystal Springs Subdivision. • Provide a service roadway on the north side I circulation plar construed as limiting or excluding the applic of Route 29 fronting parcels in Q10 connect­ of the County Sidewalk Policy, or Site Plar Subdivision Plan Ordinance sidewalk requiri ing with the Waples Mill Road Extension. which should be fully implemented. Site specific walkway networks are additional to the Nonmotor- , , ized Circulation Plan, and should be compreher Service drive locations on Route 50: in providing full inter and intra parcel circ • A service drive serving parcels in Land Units E1, J E2,and E3 should be provided west of Dorforth Drive. • Service drives should not be constructed along Route 50 between I-66 and the City of Fairfax. E. Pedestrian and Bicycle Systems Pedestrian and bicycle travel constitute major forms of transportation in.the Fairfax Center Area, providing access to employment, commercial, and community land uses. The relatively compact scale of the area and the use of planned develop­ ment districts are particularly well suited to non- motorized transportation. Optimum utilization of pedestrian and bicycle modes provides benefits in "The design reference to fuel savings, reduced air pollution, and reduced is the latest is road, no improvements) n Association of State Highway and traffic congestion. Transportation Officats, Guide for.Development ) * Every roadway, unless designated otherwise, should be evaluated of New Bicycle Facilities, Washington, D.C. and designed accordingly to accomodate bicycle traffic with Class II Coordinated walkway networks are fundamen­ facilities as appropriate when roadways are constructed or improved tal as well as essential and should be required of

III 118 Fairfax County Comprehensive Plan, 1986 Edition, Area III mainder of the area. It also serves as a linkage to, and basic efforts in siting roads and buildings for Land Use and buffer between, the residential, office, retail energy conservation. Substantial increases in on- In an area-wide context, all land uses reinforce and commercial uses within the area. In addition, site open space and the protection of aquifer re­ the overall goals and objectives of the Plan in both this linear park functions as the pedestrian con­ charge areas (through measures such as reduced their type and arrangement. All land uses should nection between the major land use areas—Fair impervious surface areas) and extra efforts in pro­ relate positively to the transportation and open Oaks core, Fair Oaks mall, the proposed Fairfax viding an energy conscious plan would offer a space systems (existing and proposed), as well as County Government Center core, the proposed minor development element credit to the devel­ to one another, in order to achieve the highest col­ Fairfax County Government Center site and the oper. The use of innovative techniques in the lective Plan quality. historic site alongside the east-west subconnec­ areas of air, noise and water pollution control and The key proposed land use elements in the tor. The park additionally provides a high quality mitigation, and/or showing an extraordinary sensi­ Fairfax Center Area are the two mixed use cores, image for the area, accomplished by providing a tivity to the environment would be considered ma­ the proposed Fairfax Government County Center, landscaped entrance sequence to the key areas jor development elements for the developer. the employment center west and the golf course within the area. area. These areas" exhibit the greatest develop­ implementation Aspects. It is expected that ment potential in the area. When they are Provision of Public Facilities private preservation of the basic EQC (with con­ developed in concert with their related transporta­ Increased population requires an increase in tinuity of public access assured) or public dedica­ tion and open space systems, they can provide the public services. These can include parks and tion of the basic EQC system will be provided by driving force of the Plan as well as create the set­ recreation facilities, schools, libraries and police the developer for no density bonus credit. Minor ting for the proposed Fairfax County Center. and fire facilities. In the Fairfax Center Area, the development elements can be credited to the proposed Fairfax County Government Center will Maximum Residential Density. In the Fairfax developer by provision of an expanded EQC include government offices and facilities. Since a Center Area, the overlay level should be con­ (above OCP minimum) system as increased on- regional reference library is located in Fairfax sidered the maximum allowable density/intensity. site open space. Major development elements can City, no other regional libraries will be required in Densities/intensities above the overlay level, utiliz­ be credited to the developer by extraordinary sen­ the Fairfax Center Area. However, a community ing PDH bonus provision or other provision shall sitivity to the environment and environmental library (which would include meeting rooms) may not be allowed. systems or extraordinary innovations in air, noise become necessary if the area grows to such an ex­ Commercial uses along Routes 29 and 50. or water pollution mitigation techniques. tent as to accommodate 50,000 people. Some scattered spot commercial uses exist along Routes 29 and 50. These uses are inconsistent Construction of additional schools will also be B. Stormwater Management (BMP) with the land use objectives for the Fairfax Center required. Elementary schools are built for either In an effort to achieve the federal environmen­ Area. With the exception of land near West Ox 600 or 900 students; intermediate schools for tal goals of fishable, swimmable waters in Fairfax Road and the north side of Lee Highway, no addi­ 1,200 and high schools for 2,400 pupils, it is likely County, the Board of Supervisors has adopted tional land should be used for commercial pur­ that the area could eventually require an addi­ best management practices (BMPs) criteria in the poses west of the County Governmental Center tional intermediate and high school as well as four Occoquan watershed for nonpoint source pollu­ site. No additional commercial uses should be or five elementary schools. tion control. These criteria prescribe land use- allowed west of the Mixed Use Core along the With the construction of the police district sta­ based management techniques to achieve water south side of Route 50, and the County Police sta­ tion and fire station at Route 50 and West Ox quality goals during the development process. tion along the north side of Route 50. Road, it is not anticipated that any such additional Adherence to these guidelines in site develop­ facilities would be required. ment activities within the Fairfax Center Area will assist in the control of water pollution problems Dedication of additional parks would be re­ Key Area Recommendations associated with increased development. quired to serve the needs of the anticipated population. Community parks, at a rate of 8.5 Among the goals for the Fairfax Center Area is Due to their strategic locations, and substan­ useable acres per 1,000 people would become a recommendation that public facilities be pro­ tial development potential, quality development of necessary and should be provided. It is also ex­ vided cooperatively by the development commu­ the key areas is essential to the success of the pected that stream valley parks, as part of the nity. The economics of scale associated with this Fairfax Center Area. EQC system, would be dedicated to the County. approach also applies to stormwater manage­ The pertinent performance criteria for specific The historic site commemorating the Battle of Ox ment. A systematic evaluation of the stormwater components of the key areas can be found, by use, Hill should be expanded and dedicated to the Fair­ management needs of the entire area should be in the Use-Specific Performance Criteria section. fax County Park Authority as an historic park. conducted, in order that an appropriate detention Illustrative concept plans which illustrate the site may be selected. This could result in a smaller Implementation. It is expected that stream desired site relationships, both graphically and by number of larger structures, many of which would valley parks and public site dedications for written notation, complement the descriptive text serve more than one property. schools and police and fire facilities (if needed) recommendations of this report. It is important to will be dedicated without bonus density credit. Implementation Aspects. It is expected that the note that these concept plans are schematic in Elements which qualify for minor development following stormwater management methods will nature and are included for general planning element credits include dedication of be used (as applicable) by developers for no den­ guidance. These plans are not intended to be in­ natural/passive and neighborhood parks, as well sity bonus: sedimentation control, storm water terpreted literally as site plan constraints. The in­ as site dedications for libraries, community detention, storm water retention, erosion control, clusion of these concept plans is not intended to centers and government offices and facilities. cluster development and the provision of grassy preclude creativity in site planning and architec­ Elements which might qualify for major develop­ swales (where appropriate) and vegetative filter tural design, but rather to encourage it. It is ment element credit include dedication of com­ areas. The use of infiltration trenches, porous assumed that the major issues are noted, and that munity, county, historic and miniparks, as well as pavement usage and paved surface cleaning prac­ the relationships between existing and proposed construction of public indoor activity spaces in­ tices qualify as minor development elements. Use development are shown on these plans, in the ef­ cluding recreation centers, and meeting of especially innovative techniques in these areas fort to assist the County in its decision-making rooms/auditoriums/theatres. will result in crediting the developer with a major process. development element. Buffer/Relationships C. Preservation of Natural Features and Other Buffer needs between potentially incompatible Environmental Quality Improvements land uses can occur at various scales—area-wide, Basic environmental quality planning and key area and land unit specific. At the area-wide design standards are applicable throughout the scale, the buffer mechanism can be land use area. Site design that minimizes the disturbance types and/or intensities planned in positive rela­ of existing natural features is desired. Road noise tionships to one another. It is expected that transi­ impacts should be minimized; road and building tions and buffers will occur so that the peripheral siting should maximize solar access potential. land uses of the area would be compatible In type Open space should be preserved on-site to the and intensity to the adjoining areas outside the highest degree possible, especially in aquifer area confines so that existing residential recharge areas. Air and water quality pollution neighborhoods will be protected. At a key area control and mitigation measures should be util­ scale, both land use buffers and physical buffers ized whenever possible. can be used effectively. At an individual land unit Implementation Aspects. No density credit will scale, land use buffering may not be always ap­ be given for the following basic environmentally plicable, but should be encouraged wherever sensitive activities: vegetation preservation, sur­ possible. The use of setbacks, land forms (earth face water preservation (streams, lakes, ponds, berms) and vegetative or structural (walls and etc.), land form preservation, minimization of site fences) screens at this scale is recommended as a disturbance, basic road noise mitigation efforts, buffer treatment.

Ill 119 Fairfax County Comprehensive Plan, 1986 Edition, Area III

USE-SPECIFIC PERFORMANCE CRITERIA

Residential/Single Family Detached Housing Criteria Site Planning Checklist • General - Integrate new development with existing and future adjacent land uses. - Plan development in reasonably-scaled neighborhood modules. - Provide appropriate level, scale and loca­ tion of support services/facilities (e.g., con­ venience commercial). - Provide pedestrian linkages to community- wide amenity areas, services and facilities. - Consider potential highway noise impacts in community, neighborhood and dwelling unit design. - Utilize energy conservation criteria in plan­ ning and design. 8 Access/Roads/Parking - Provide adequate, safe auto access to neighborhoods from appropriate level (V'imwW.fl'l roadways. - Utilize a hierarchial system of Internal roadways; do not access homes directly onto major collector roads. Provide continuous pedestrian/open space system linking neighborhood activity nodes internally and externally. Provide public park and recreational •A, areas/facilities for residents' use; link to the open space system. Design safe pedestrian system crossings | ] Coll&W at roads; provide grade-separated intersec­ tions when possible. Utilize natural (especially wooded) open space corridors/areas as transition zones, MeijlilwUjB»l visual amenities and buffers.

Minimize natural site amenity disturbance (e.g., quality trees, streams, etc.) through sensitive road design/construction. Road alignments should reinforce neigh­ borhood scale; avoid long, straight, mono­ tonous residential streets.

Buffers - Utilize varying types and density/intensity of development as buffers for incompatible uses. - Take advantage of natural landscape edges and elements in buffering and defin­ - Avoid on-street parking in low-density ing neighborhood units. neighborhoods; provide adequate off-street Utility/Service Areas spaces. - Utilize grass swales for surface drainage, - In dense developments, provide off-street, when possible. screened parking areas for special vehicle storage (e.g. recreation vehicles, boats, trailers, etc.). - Establish distinct utility and landscaping corridors within street rights-of-ways. - Orient roadways to maximize southern (solar) exposure for frontage residences, when possible. - Reduce amount of impervious surfaces Provide stormwater detention/retention (roads, parking, buildings, etc.) through use structures which can be retained as open of cluster design techniques. space amenities. Open Space/Community Facilities Place all electrical utility lines under­ - Integrate natural open space amenities ground; screen utility substations and ser­ into overall neighborhood design. vice areas from public view.

Ill 120 Fairfax County Comprehensive Plan, 1986 Edition, Area III Fairfax Center Area (Continued) - Restore disturbed areas to a visually ap­ Site Furnishing/Fencing/Mailboxes pealing landscape character through land­ - Avoid fencing along lot lines between Architectural Design Checklist scape architectural treatment. homes; this practice reduces the visual • Scale/Mass/Form - Provide street trees along all roadways; depth and width of individual properties. • Provide general consistency in residential use consistent species groupings to rein­ - Utilize fencing materials which relate to the dwelling scale within each neighborhood. force neighborhood character. proposed function of the fence (e.g., solid - Create interest through sensitive detailing - Locate street trees along roadways in land­ for privacy). and use of basic geometric forms for dwell­ scape corridors away from underground - Utilize fencing materials and style consis­ ing units. utilities. tent with dwelling architectural materials - Utilize varied setbacks to create interesting and style. architectural (mass) relationships to the - Avoid long, monotonous solid walls or street. fence lines by using jogs or setbacks for - Cluster units around courtyard-like areas visual interest. to reinforce neighborhood scale. - If roadside mailboxes are used, provide • Functional Relationships/Facade Treatment units consistent to neighborhood or cluster architecture/style. - Select and site appropriate building types •IIIIIIIIIHI ° with respect to natural topography (e.g., a Site Furnishings/Minor Structures split level vs. slab, etc.) Corner OUhlrh« - Outdoor utility sheds/buildings should - When units are in close proximity, locate relate to dwelling architecture and style. windows/doors for maximum privacy be­ Utilize special landscape treatments to tween units. ' define primary building entry zones. Use plant materials to define private out­ door social spaces for each unit, as needed. Use overhead canopy, intermediate focus and ground cover type plants to achieve functional goals. Provide well-landscaped special use areas for neighborhood residents (e.g., pool areas, parks, etc.). Promote seasonal visual interest at major neighborhood focal points by using flowers and ornamental shrubs, trees, etc. • Select low-maintenance landscape materials for large neighborhood common areas not likely to receive consistent maintenance. Site units to maximize potential for shared or paired driveway entrances. Segregate primary building entries from service-type entries. Minimize solar heat gain in warm weather and maximize solar heat gain retention in cold weather through sensitive design treatment. Bvild/n^ £wtv^ Minimize solar heat gain for cooling and maximize solar heat gain/retention for Residential/Single-Family Attached/Multi-Family heating by sensitive design treatment. Protect solar access to buildings when in­ Low-Rise Housing Criteria corporating landscape materials. Specifi­ Site Planning Checklist cally. (1) utilize deciduous tree plantings • General near glass so that the foliage does not - Integrate new development with existing obstruct the heat gain in winter; (2) utilize and future adjacent land uses. evergreen plantings on the north to protect - Plan development in reasonably-scaled against the wind; and (3) orient plantings neighborhood modules. around buildings to allow wind flow during - Provide appropriate level, scale and loca­ warm weather. tion of support services/facilities (e.g., con­ venience commercial). - Provide pedestrian linkages to community- wide amenity areas, services and facilities. - Establish dwelling cluster architectural - Consider potential highway noise impacts theme consistency, while avoiding literal in community, neighborhood and dwelling facade repetition. unit design. - Utilize similar architectural materials - Emphasize the placement of clusters of within a given cluster of dwellings. multi-family buildings sensitively in the ex­ - Keep architectural facade material types to isting landscape context. a minimum on any single dwelling. - Incorporate neighborhood convenience - Carry all attached facade materials (such service structures into the development ar­ as wood siding) down to a finished grade chitecturally, spatially and functionally. elevation or paint to match adjoining facade. Site Furnishings/Signing and Lighting Landscape Architectural Checklist - Provide a well-designed signage system to • Landscaping identify and direct safe movement through­ - Preserve existing quality vegetation to the out the community—vehicular and pedestrian. greatest extent possible, integrating it into - Provide well-designed neighborhood entry new designs. signs at major auto/pedestrian entry areas. - Provide roadway and pedestrian lighting systems consistent in style/intensity with each system hierarchy. - Provide special neighborhood entry area and identification sign lighting. - Ensure neighborhood architectural theme and light fixture style consistency. - Provide individual dwelling unit entry zone H4«1~o Mac— and street number illumination lighting. . \m UctWTINfi 4fd*ipliM7 '

in i2i Fairfax County Comprehensive Plan, 1986 Edition, Area III Fairfax Center Area (Continued! • Provide a continuous pedestrian/open space system linking neighborhood activ­ ity nodes internally and externally. • Provide courtyard, park and recreational areas/facilities (e.g., swimming pools, ten­ -(VMS nis courts, tot lots, etc.) for use of resi­ dents; link to the open space system. Design safe pedestrian system crossings at roads; provide grade-separated intersec­ tions when possible. Utilize natural (especially wooded) open space corridors/areas as transition areas, • Access/Roads/Parking visual amenities and buffers. - Provide adequate, safe auto access to the Relate community and neighborhood-wide neighborhoods from appropriate level facilities functionally (access, proximity, roadways. etc.) to other uses within the development. - Utilize a hierarchial system of internal ac+ii/it^-fyj&jis. 0 roadways and drives; do not access units directly onto major collector roads. - Minimize natural site amenity disturbance (e.g., quality trees, streams, etc.) through - Cluster units around courtyard-like areas sensitive street/parking design/construction. (landscaped parking or plaza) to reinforce - Road alignments should reinforce neigh­ neighborhood scale. borhood scale; avoid long, straight, monot­ - Create generally low-scaled masses for buildings; do not make buildings exces­ onous residential streets. Hawses sively long. - Avoid on-street parking; provide adequate off-street parking areas in scale with archi­ Functional Relationships/Facade Treatment tectural masses. Buffers - Select and site appropriate building types • Utilize varying types and density/intensity with respect to natural topography (e.g., of development as buffers for incompatible split level vs. slab, etc.) - When end units are in close proximity, lo­ off - S'tWf ftM-tii nr.. uses. t - Take advantage of natural landscape cate windows/doors for maximum privacy edges and elements in buffering and defin­ between units. ing neighborhood units. - Segregate primary building entries from - Promote privacy between units with set­ service-type entries. backs, plant materials, fences and grade - Utilize current energy conservation tech­ changes. nology in architectural and heating/cooling systems design. - Minimize solar heat gain for cooling and maximize solar heat gain/retention for heating by sensitive design treatment. - Provide off-street, screened parking areas - Establish dwelling cluster architectural for special vehicle storage (e.g., recreation theme consistency while avoiding literal vehicles, boats, trailers, etc.). facade repetition among units. - Establish distinct utility and landscaping - Utilize similar architectural materials corridors within street rights-of-way. within a given cluster of dwellings. - Orient roadways to maximize southern • Utility/Service Areas - Keep architectural facade material types to (solar) exposure for frontage residences, - Utilize grass swales for surface drainage a minimum on any single dwelling. where possible. whenever possible. - Reduce impervious surfaces (roads, park­ - Provide stormwater detention/retention ing, buildings, etc.) through use of cluster structures which can be retained as open r——-i design techniques. space amenities. -t— j__ j ' - Provide adequate, convenient parking, buf­ - Place all electrical utility lines under­ ^vUir ay fered from primary views from streets and ground; screen utility substations, service dwelling units by setbacks, landscaping, areas and heating/ventilation equipment fencing or other architectural elements. from public view. Fitmt-fc fott - Provide adequate emergency vehicle turn­ - Screen refuse container (dumpster) areas •Spiit around space in close proximity to dwelling from view, but maintain good service vehi­ •ifctefa-^+te units; incorporate into parking, drive and cle access. "Split- , street layout.

Architectural Design Checklist • Scale/Mass/Form - Provide general consistency in residential dwelling scale within each neighborhood. - Create interest through sensitive detailing Fufu-fc and use of basic geometric forms for dwell­ ing units. - Utilize varied setbacks to create interesting architectural (mass) relationships to the street.

Ill 122 Fairfax County Comprehensive Plan, 1986 Edition, Area III Fairfax Center Area (Continued) Residential/Multi-Family-Elevator Housing Criteria Landscape Architectural Checklist Site Planning Checklist * Landscaping • General - Preserve existing quality vegetation to the - Integrate new development with existing greatest extent possible, integrating it into and future adjacent land uses appro­ new designs. priately; locating it near employment/shop­ - Restore disturbed areas to a visually ap­ ping cores and mass transit access points. pealing landscape character through land­ - Plan development using reasonably-scaled scape architectural treatment. architectural masses, which relate posi­ - Provide street trees along all roadways; tively to site and adjacent use conditions use consistent species selection per street through siting, setbacks and landscaping. to reinforce neighborhood character. - Locate street trees along roadways in land­ - Ensure neighborhood architectural theme scape corridors away from underground and light fixture style consistency. utilities. - Provide individual dwelling unit entry zone and street number illumination lighting. Site Furnishing/Fencing/Mailboxes - Utilize walls and fencing along lot lines be­ tween units to provide privacy for outdoor activity areas in front and rear of units when possible. This should be done in a manner which does not prevent solar access. 101001111113 - Utilize fencing materials which relate to the V +r*W»k • £"*l4«f- Tree. proposed function of the fence (e.g., solid for privacy). - Utilize special landscape treatments to - Utilize wall or fencing materials and style identify and reinforce community, neigh­ consistent with dwelling architectural ma­ borhood and building cluster entry areas. terials and style and in a manner which - Utilize special landscape treatments to does not prevent solar access. define primary building entry zones. - Use plant materials to define private out­ door social spaces for each unit, as needed. - Buffer incompatible uses with land forms and/or landscape materials as needed. - Use overhead canopy, intermediate focus Provide appropriate level, scale and loca­ and ground cover type plants to achieve tion of support services/facilities (e.g., con­ functional goals. venience commercial) integrated into over­ all architectural design. Provide pedestrian linkages to community- wide amenity areas, services and facilities. Consider potential highway noise impacts in community, neighborhood and dwelling unit design. - Avoid long, monotonous solid fence lines Utilize energy conservation-based criteria by using jogs or setbacks for visual in planning and design. interest. Provide a quality visual image to all (off- - If curbside mailboxes are used, provide site) public views, as the structure will be multibox units consistent to the building Provide well-landscaped special use areas considered an area-wide visual amenity. cluster architecture/style. for neighborhood residents (e.g., pool Take care in siting tall structures to avoid • Site Furnishings/Minor Structures/Seating areas, parks, etc.). (sun) shading of structures on adjacent - Outdoor utility sheds/buildings should re­ Promote seasonal visual interest at major lots. neighborhood focal points by using flowers late to dwelling architectural materials and and ornamental shrubs, trees, etc. style. Select low-maintenance landscape mate­ - Provide bus shelters at major roadway en­ rials for large neighborhood common areas tries as needed to serve residents utilizing not likely to receive consistent existing or proposed transit services. ^ ftnirvUvt^ - Consider the provision of gazebos or other maintenance. BojliML* Shade and visually break up large parking outdoor shelters with architectural design areas by planting canopy shade trees in compatible to residential building design. planting islands. - Consider provision of other outdoor archi­ Protect solar access to buildings when in­ tectural elements, such as trellises or corporating landscape materials. kiosks. - Provide outdoor seating at appropriate ac­ tivity areas (e.g., tot lots, pool area, etc.). - Provide hard-surfaced landscaped recrea­ tional areas, especially around swimming pool/clubhouse areas.

WF6R IMO*\PftT4&tE uses

• Site Furnishings/Signing and Lighting - Provide a well-designed signage system to Access/Roads/Parking identify and direct safe movement through­ - Provide adequate, safe auto access into out the community—vehicular and the site from appropriate level roadways. pedestrian. - Utilize a hlerarchial system of internal - Provide well-designed neighborhood entry streets and drives; do not access buildings signs at major auto/pedestrian entry areas. directly onto major roads. - Provide roadway and pedestrian lighting - Minimize natural site amenity disturbance systems consistent In style/intensity with (e.g., quality trees, streams, etc.) through each system hierarchy. sensitive street/parking lot design/ - Provide special neighborhood entry area construction. and identification sign lighting.

Ill 123 Fairfax County Comprehensive Plan, 1986 Edition, Area III Fairfax Center Area (Continued) Avoid false facade treatments which are unrelated to building form/ function. - Segregate resident and service entry areas; Carefully select and restrict the variety of provide adequate area for service/emer­ architectural facade materials for each gency vehicle access and operation. building, but avoid monolithic facade - Avoid on-street parking; provide high-image treatments. off-street parking areas in scale with Integrate community and resident service pedestrians. uses into building architecture. - In dense developments, provide off-street, Incorporate major landscaped plazas at screened parking areas for special vehicle major building entrances, featuring special storage (e.g., recreation vehicles, boats, paving, seating, plantings and water fea­ trailers, etc.). tures such as fountains. - Utilize structured parking whenever possi­ ble; integrate parking decks into overall building architecture. - Provide a well-landscaped, high-image auto passenger drop-off zone at major resi­ Provide stormwater detention/retention dential building entry. structures which can be retained as open space amenities. Place all electrical utility lines under­ ground; screen utility substations and ser­ vice areas from public view. m

IT W- Architectural Design Checklist • Scale/Mass/Form - Maintain relatively simple massing in tall structures, with openings and entries clearly articulated through building offsets and texture/material changes. Landscape Architectural Checklist - Adhere to established Fairfax County • Landscaping building bulk and setback requirements. - Preserve existing quality vegetation to the - Utilize varied setbacks to create interesting greatest extent possible, integrating it into architectural (mass) relationships to the new designs. street. - Restore disturbed areas to a visually ap­ - Cluster buildings around courtyard-like pealing landscape character through land­ areas to reinforce neighborhood scale. scape architectural treatment. - Integrate architectural masses/forms into - Provide street trees along all roadways and natural topography of site. shade trees in parking areas; encourage the use of groupings which reinforce the - Reduce impervious surfaces (roads, park­ residential development character and ing, buildings, etc.) through use of cluster identity. design techniques and deck parking provision. - Provide well-landscaped special use areas for neighborhood residents (e.g., pool - Establish distinct utility and landscaping areas, parks, etc.). corridors within street rights-of-way and - Utilize special landscape treatments to de­ parking areas. fine primary building entry zones. - Adhere to existing Farifax County develop­ - Buffer incompatible uses with land forms ment standards for minimum parking and/or landscape materials as needed. space and drive dimensions, etc. - Use overhead canopy, intermediate focus • Open Space/Community Facilities and ground cover type plants to achieve - Integrate natural open space amenities functional goals. into overall site plan development. - Locate street trees along roadways and - Provide a continuous pedestrian/open parking areas in landscape corridors away space system linking on- and off-site activ­ from underground utilities. ity nodes. - Utilize special landscape treatments to - Provide courtyard, park and recreational identify and reinforce community and areas/facilities (e.g., pools, tennis courts, neighborhood entry areas. tot lots, etc.) for use of residents; link to the open space system. - Design safe pedestrian system crossings • Functional Relationships/Facade Treatment at roads; provide grade-separated intersec­ - Select and site appropriate building types tions when possible. with respect to natural topography. - Utilize natural (especially wooded) open - When buildings are adjacent, orient pri­ space corridors/areas as transition zones, mary facades for maximum privacy be­ visual amenities and buffers. tween buildings. - Integrate on-site service and amenity - Segregate primary building entries from features into overall functional and design service-type entries. scheme. - Utilize current energy conservation tech­ • Buffers nology in architectural and heating/cooling - Utilize varying scale and arrangements of systems design. structures on-site to act as buffers for in­ - Minimize solar heat gain for cooling and compatible use relationships. maximize solar heat gain/retention for - Take advantage of natural landscape heating by sensitive design treatment. edges and elements in buffering and defin­ - Dwelling unit number and arrangement for ing architectural elements. each building should reinforce feeling of - Utilize architectural elements (walls, security and neighborhood among buildings, etc.) as visual and roadway noise residents. buffers. 9 Utility/Service Areas - Utilize curb and gutter systems within the - Promote seasonal visual interest at major primary building and parking zone for auto neighborhood focal points by using flowers and drainage control. and ornamental shrubs, trees, etc. - Away from the major architectural/parking - Select low-maintenance landscape ma­ core, utilize grass swales for surface drain­ terials for common areas not likely to re­ age whenever possible. ceive consistent maintenance.

Ill 124 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Fairfax Center Area (Continued! Buffers - Utilize varying scales and arrangement of - Protect solar access to buildings when in buildings on-site as buffers for incompati­ corporating landscape materials. ble use relationships. • Site Furnishings/Signing and Lighting - Take advantage of natural landscape - Provide a well-designed signage system to BSTPr edges and elements in buffering and defin­ identify and direct safe vehicular and pe­ Tone ing neighborhood center components. destrian movement throughout the site. - Utilize architectural elements (walls, - Provide well-designed site entry signs at buildings, etc.) as visual and roadway noise major auto/pedestrian entry areas. - Select type and scale of commercial office buffers. - Provide street, parking and pedestrian uses within each development which will lighting systems consistent in style/inten­ serve local area needs. sity with each system's needs. - Utilize criteria for shared parking and open - Ensure site-wide architectural theme and space between uses in site development, if light fixture style consistency. feasible. - Utilize special lighting techniques, such as - Provide pedestrian linkages to residential up-lighting, to accentuate primary entry neighborhoods and community-wide plazas and high-image architectural amenity areas, services and facilities. elements. - Utilize energy conservation based criteria in planning and design. Access/Roads/Parki ng - Provide adequate, safe auto access into the center from appropriate-level roadways. - Provide well-screened off-street parking areas for customers; keep these parking lots in scale with the development and neighborhood. - Minimize natural site amenity disturbance (e.g., quality trees, streams, etc.) through sensitive parking and building design/ Utility/Service Areas construction. - Utilize curb and gutter drainage systems Site Furnishings/Walls and Minor Structures - Establish distinct utility and landscaping adjacent to buildings and main parking - Utilize concrete or masonary walls in con­ corridors within street rights-of-way and areas, but use grass swales, when possi­ junction with building style and materials parking areas. ble, in other areas on-site. for screening and grade-change - Provide stormwater detention/retention accommodation. structures, as needed, which can be re­ - Avoid long, monotonous walls by incor­ tained as open space amenities. porating jogs or setbacks for visual interest. - Place all electrical utility lines under­ - If entry gates are used, ensure that design ground; screen utility substations and ser­ is high quality and integrated into adjacent vice areas from public view. wall architecture. - Screen all service/maintenance areas from - Provide bus shelters at major site entries public view. as needed to serve residents utilizing exist­ - Provide for safe on-site storage and off-site ing or proposed transit services; integrate disposal of refuse and wastes generated by structure design into project architectural commercial/service uses. theme, if possible. - Consider the provision of gazebos, infor­ mation kiosks or other outdoor structures - Segregate service and maintenance drives Architectural Design Checklist for use of residents and parking areas from customer entry and • Scale/Mass/Form parking zones. - Provide outdoor seating, some covered, at - Provide general consistency between - Reduce impervious surfaces (drives, park­ major on-site activity areas. neighborhood residential unit scale and ing, buildings, etc.) through use of cluster - Provide hard surfaced recreational areas proposed neighborhood/commercial/office design techniques. on-site (e.g., tennis courts, play courts, complex scale. - Provide a well-landscaped, high-quality im­ pool-side areas, etc.). - Create interest through sensitive detailing age toward the street, and buffer service and use of basic geometric forms for com­ areas from public view. mercial structures. - Adhere to existing Fairfax County develop­ - Utilize varied building facade setbacks to ment standards for minimum parking create interesting architectural (mass) rela­ space and driveway dimensions. tionships to the street. Open Space/Community Facilities - Integrate natural open space amenities into overall site design. - Provide on-site pedestrian system links to neighborhood and community-wide pedes­ trian systems. - Consider inclusion of neighborhood-level facilities as part of a mixed use program for neighborhood centers (e.g., recreation uses and small commercial, office and ser­ vice uses, etc.) - Design safe pedestrian systems on-site; in­ - Cluster buildings around courtyard-like corporate handicapped-access elements, areas to reinforce neighborhood scale. such as ramps, into system design. Functional Relationships/Facade Treatment - Utilize natural (especially wooded) open - Select and site appropriate building types space corridors/areas as transition areas, with respect to natural topography. visual amenities and buffers. - Utilize current energy conservation tech­ nology in architectural and heating/cooling systems design. Commercial/Low-Density Office and - Minimize solar heat gain for cooling and Neighborhood Center Criteria maximize solar heat gain/retention for Site Planning Chekclist heating by sensitive design treatment. • General ]•(£& D I - Establish center-wide architectural theme - Integrate new development with existing consistency. •IZesidatJial £cMM<3*.eial/6>tflevied- Use and future adjacent land uses appro­ - Utilize similar architectural materials priately; locate new centers with quality within the center development. vehicular and pedestrian access.

Ill 125 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Fairfax Center Area (Continued) Ensure quality design for commercial signs on-site and on building facades; all build­ ings (within the same development) should G?Ufl£iftf portray consistency in signing criteria Twis»—y adherence. Control the use of temporary commercial advertising signs; do not use movable signs with flashing lights along street

Ensure neighborhood architectural theme and light fixture style consistency.

Landscape Architectural Checklist • Landscaping - Preserve existing quality vegetation to the greatest extent possible, integrating it into new designs. - Restore disturbed areas to a visually ap­ pealing landscape character through land­ scape architectural treatment. - Provide well-screened off-street parking - Provide shade trees in all parking lots; use areas for employees/visitors. consistent species groupings to reinforce - Road alignments should reinforce campus development character. quality and scale; avoid long, straight, - Locate street trees along roadways and yxj>wvt urnhuvt^v- ('dmw^W*) dWAfi • monotonous street layouts. parking areas in landscape corridors away - Provide some parking areas for compact from underground utilities. cars in order to reduce the area of imper­ Site Furnishing/Fencing/Walls/Minor vious site cover. Structures - Provide screened parking areas for special - Utilize materials which relate to the pro­ vehicle parking/storage (e.g., maintenance posed function of the fence or wall (e.g., vehicles, trailers, equipment, etc.). solid for privacy). - Establish distinct utility and landscaping - Utilize wall and fence materials and style corridors within street rights-of-way and consistent with the center's architectural parking areas. materials and style. - Segregate service, maintenance and load­ - Avoid long, monotonous solid wall or fence ing zones from employee/visitor vehicle lines by using jogs or setbacks for visual areas. interest. - Utilize special landscape treatments to - Outdoor utility sheds/buildings should re­ 4e#jjMy4i«i of uisrbv'd), etufiev^iX) identify and reinforce the center's entry late to major building architecture and areas. style. - Utilize special landscape treatments to de­ - Provide walled enclosures to screen out­ fine primary building entry zones. door storage and refuse (dumpster) areas. - Buffer incompatible uses with land forms - Keep architectural facade material types to and/or landscape materials as needed. a minimum on any single building facade. - Use overhead canopy, intermediate focus - Carry all attached facade materials (such and ground cover type plants to achieve as wood siding) down to a finished grade functional goals. elevation, or paint exposed walls to match - Promote seasonal visual interest at major such facades. neighborhood focal points by using flowers - Avoid false facade treatments which are and ornamental shrubs, trees, etc. unrelated to building form/function. - Select low-maintenance landscape ma­ - Carefully select and restrict the variety of terials for areas not likely to receive consis­ architectural facade materials for each tent maintenance. building. - Protect solar access to buildings when in­ corporating landscape materials. • Site Furnishings/Signing and Lighting - Provide a well-designed signage system to Commercial/Campus Style Office Park Criteria • Orient roadways to maximize southern identify buildings and direct safe move­ Site Planning Checklist (solar) exposure for office buildings, when ment for ingress and egress (vehicular and • General possible. pedestrian). - Integrate new development with existing - Provide a well-landscaped high-quality im­ - Provide well-designed project entry signs and future adjacent land uses appropriately. age toward the street. at major auto/pedestrian entry areas. - Plan development in relatively large-scaled - Reduce impervious surfaces (roads, park­ tracts to assure substantial open space ing, buildings, etc.) through use of cluster provision. design techniques. - Establish a strong sense of identity for - Adhere to existing Fairfax County develop­ each particular office campus or park. ment standards for minimum parking - Provide appropriate level, scale and loca­ space and driveway dimensions. tion of support services/facilities (e.g., eat­ • Open Space/Community Facilities ing establishments, business support and - Integrate natural open space amenities convenience commercial) to serve into overall site design. employees/businesses locally. - Provide a continuous pedestrian/open UtilrKii5wil4irWi - Utilize energy conservation-based criteria space system linking activity nodes inter­ in planning and design. nally and externally. • Access/Roads/Parking - Design safe pedestrian system crossings - Provide adequate, safe auto access into at roads; provide grade-separated intersec­ the development from appropriate-level tions at these points when possible; incor­ roadways. porate handicapped-access elements, - Utilize a hierarchial system of internal such as ramps, into system design. drives and roadways; do not access park­ ing directly onto major collector roads. - Minimize natural site amenity disturbance (e.g., quality trees, streams, etc.) through sensitive road, building and parking design/construction.

Ill 126 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Fairfax Center Area (Continued) - Buildings with large-area structural modules should be located on flat or gently sloping sites only. Functional Relationships/Facade Treatment - Select and site appropriate building types with respect to natural topography. - Segregate primary building entries from service-type entries. - Utilize current energy conservation tech­ nology in architectural and heating/cooling Locate street trees along roadways in land­ systems design. scape corridors away from underground - Minimize solar heat gain for cooling and utilities. maximize solar heat gain/retention for Utilize special landscape treatments to heating by sensitive design treatment. identify and reinforce major office park and - Establish architectural theme consistency • Utilize natural (especially wooded) open site entry areas. throughout each office complex. space corridors/areas as transition zones, visual amenities and buffers. - Utilize similar architectural materials Buffers within a given cluster of office buildings. - Utilize varying scales and arrangements of - Keep architectural facade material types to building masses as buffers for incompati­ a minimum on any single building facade. ble use relationships. - Carry all attached facade materials down - Take advantage of natural landscape to a finished grade elevation, or paint ex­ • m edges and elements in buffering and defin­ posed walls to match such facade ing building and parking zones. materials. - Utilize existing vegetation masses along - Avoid false facade treatments which are unrelated to building form/function. with earth berms and architectural walls as pi«i. visual and roadway noise buffers. - Carefully select and restrict the variety of 0 architectural facade materials for each building or building cluster. - Utilize special landscape treatments to de­ fine primary building entry zones. - Buffer incompatible uses with land forms U1V«" y and/or landscape materials as needed. - Use overhead canopy, intermediate focus and ground cover-type plants to achieve functional goals. off- - Promote seasonal visual interest at major architectural and site focal points by using flowers and ornamental shrubs, trees, etc. - Ensure quality design for commercial of­ Utility/Service Areas fice signs on-site and on building facades; - Utilize grass swales for surface drainage all buildings within a development should whenever possible. reflect consistent signing criteria u#ou*4c«4w4x—-J. - Provide stormwater detention/retention adherence. structures which can be retained as open - Provide design guidelines for all commer­ space amenities. cial signing within the office campus devel­ - Place all electrical utility lines under­ opment, including temporary advertising, ground; screen utility substations and ser­ construction and informational signing. vice areas from public view. - Provide special site entry area and identifi­ - Provide for safe on-site storage and off-site cation sign lighting. disposal of refuse and wastes generated by - Ensure development-wide architectural commercial/service uses. theme and light fixture style consistency. - Consider common solar energy systems - Provide individual building entry zone and serving entire office park developments, corporate name/logo illumination lighting. when feasible. Site Furnishing/Fencing/Walls/Minor Structures - Utilize walls as architectural linkage ele­ ments between related but separate build­ ings, when possible. - Select low-maintenance landscape ma­ - Utilize materials which relate to the pro­ terials for areas not likely to receive consis­ posed function of the fence or wall (e.g., tent maintenance; maintain landscape solid for privacy). materials in all entry and streetscape - Utilize wall and fence materials and style areas. consistent with each development's archi­ - Protect solar access to buildings when in­ tectural materials and style. corporating landscape materials. - Avoid long, monotonous solid walls or Site Furnishings/Signing and Lighting fence lines by using jogs or setbacks for - Provide a well-designed office park and site visual interest. entry signs at major auto/pedestrian entry - Outdoor utility sheds/buildings should re­ areas. late to building architecture and style. - Provide roadway and pedestrian lighting - Provide walled enclosures to screen out­ systems consistent in style/intensity with door storage/service/refuse (dumpster) Architectural Design Checklist each system hierarchy. areas. • Scale/Mass/Form - Provide general consistency in architec­ tural scale within each development Landscape Architectural Checklist cluster. • Landscaping - Create interest through sensitive detailing - Preserve existing quality vegetation to the and use of basic geometric forms reflect­ greatest extent possible, integrating it into ing building function. new designs. - Utilize varied building/facade setbacks to - Restore disturbed areas to a visually ap­ create interesting architectural (mass) rela­ pealing landscape character through land­ tionships to the street. scape architectural treatment. - Cluster buildings around courtyard-like - Provide shade trees in all parking lots; use amenity areas to create a strong sense of consistent species groupings to reinforce arrival for pedestrians. development character. flOMJL.

III 127 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Fairfax Center Area (Continued) - Reduce impervious surfaces (roads, park­ Architectural Design Checklist Research and Development/Utility and ing, buildings, etc.) through use of cluster • Scale/Mass/Form Light Industrial Criteria design techniques. - Provide general consistency in architec­ Site Planning Checklist - Adhere to existing Fairfax County develop­ tural scale within each development • General ment standards for minimum parking, load­ cluster. - Consider appropriateness of each parti­ ing and driveway space requirements. - Create quality architectural statements cular use to the image/environment of the • Open Space/Community Facilities through the use of basic geometric forms Fairfax Center Area. - Integrate natural open space amenities reflecting each building's function. - Integrate new development with existing into overall site design. - Utilize varied building setbacks to create and future adjacent land uses appropriately. - Provide a continuous pedestrian/open interesting architectural (mass) relation­ - Plan development in relatively large-scale space system linking activity nodes inter­ ships to the street. tracts to assure substantial open space nally and externally. - Cluster buildings around courtyard-like provision, especially for buffering. - Design safe pedestrian system crossings areas to reduce overall visual impact of - Establish a strong sense of identity for at roads; provide grade-separated intersec­ large scale architectural masses. each development. tions when possible; utilize handicapped- - Buildings with large floor module needs - Locate utility uses (such as power substa­ access design criteria. should be located on flat or gently sloping tions, water pump stations and waste - Utilize natural (especially wooded) open sites. water treatment plants) away from conflict­ space corridors/areas as transition zones, • Functional Relationships/Facade Treatment ing land uses, if feasible. visual amenities and buffers. - Select and site appropriate building types - Provide pedestrian linkages to community- - Utilize utility right-of-way corridors as po­ with respect to natural topography. wide amenity areas, neighborhood services tential pedestrian systems. - Segregate primary building entries from and facilities, as needed. service-type entries, when applicable. - Utilize current energy conservation tech­ nology in architectural and heating/cooling systems design and for industrial process power sources. - Minimize solar heat gain for cooling and maximize solar heat gain/retention for heating by sensitive design treatment. - Utilize similar architectural materials within a given cluster of buildings. - Keep architectural facade material types to a minimum on any single structure. - Carry all attached facade materials down to a finished grade elevation or paint ex­ posed walls to match such facade materials.

- Utilize energy conservation-based criteria Buffers in planning and design. - Provide safety fencing or walls around po­ Access/Roads/Parki ng tentially dangerous service, industrial or - Provide adequate, safe auto and truck ac­ utility uses. cess into the development from appro­ - Utilize varying scales and arrangements of priate level roadways. building masses as buffers for incompati­ - Utilize a hierarchial system of internal ble use relationships. roadways; do not access parking/service - Take advantage of natural landscape areas directly from major collector roads. edges and elements in buffering and defin­ - Minimize natural site amenity disturbance ing building, utility equipment and parking (e.g., quality trees, streams, etc.) through zones. sensitive utility right-of-way, road, building - Make special efforts to screen utility com­ and parking design/construction. plexes from public view; consider off-site - Road alignments should reinforce develop­ visual impact of tall utility structures in ment quality and scale; avoid long, design and siting of such elements. straight, monotonous street layouts. Utility/Service Areas - Provide off-street, screened parking areas - Utilize grass swales for surface drainage for special vehicle parking/ storage (e.g., whenever possible. maintenance vehicles, trailers, utility - Provide stormwater detention/retention equipment, etc.). structures which can be retained as open - Establish distinct utility and landscaping space amenities. corridors within street rights-of-way and - Place all electrical utility lines under­ parking areas. ground; screen utility substations and ser­ - Segregate service, utility equipment, main­ vice areas from public view. tenance and loading zones from employee/ - Provide for safe on-site storage and off-site visitor vehicle areas. disposal of refuse or wastes generated by - Orient roadways to maximize southern research and development, industrial or (solar) exposure for office/industrial build­ utility uses. ings, when possible.

Avoid false facade treatments which are unrelated to building form/function. Consider the use of special paint and graphic treatment to industrial and utility structures and elements (e.g., super graphics or color coded utility tanks, pipes and structures). Carefully select and restrict the variety of architectural facade materials for each building or structure.

in 128 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Fairfax Center Area (Continued SPECIAL CONDITIONS DEVELOPMENT CRITERIA Hoj-tH Landscape Architectural Checklist t)fciiiosv> -fvws • Landscaping Energy Efficient Planning and Design - Preserve existing quality vegetation to Planning with energy efficiency as a priority is greatest extent possible, integrating it into no longer a luxury. Energy considerations should new designs. be incorporated in all land use decisions in an ef­ - Restore disturbed areas to a visually ap­ fort to reduce dependency upon purchased pealing landscape character through land­ energy. Energy conservation can be achieved in scape architectural treatment. two major ways—through land use mixes that • Site Furnishing/Fencing/Walls/Minor minimize the need for transportation between Structures uses, and through the siting and construction of - Utilize walls and fences as unifying archi­ buildings and street to provide solar access and tectural elements between related, but sep­ energy conservation. arate, buildings when possible. - Utilize materials which relate to the pro­ posed function of the fence or wall. - Provide adequate safety fencing or walls Various siting considerations should be con­ around industrial or utility uses, as needed. sidered when locating structures to use most effi­ - Utilize wall or fence materials and style ciently alternative energy sources and systems. consistent with building architectural ma­ Solar energy can be used in both active and pas­ terials and style. sive systems. Techniques that should be en­ - Avoid long, monotonous solid walls or couraged include the following: fence lines by using jogs or setbacks for • Buildings should be clustered. This reduces visual interest. the amount of roads required as well as - Outdoor utility sheds/buildings should re­ length of power and sewer lines needed to late to major building architecture and serve the development. Cluster development style. should be encouraged not only for these po­ - Provide walled enclosures to screen out­ tentials, but also for its ability to preserve the door utility/storage/service areas. natural environment by reducing land - Provide shade trees in parking lots; use requirements. consistent species groupings to reinforce • In most conventional developments, streets development character. Encouraging mixed-use development saves should be designed to run from east to west - Locate street trees along roadways in land­ energy. Locating employment, commercial, resi­ so that building lots run from north to south scape corridors away from underground dential and recreational uses within close proxim­ and thus maximize the extent of solar access utilities. ity to one another is highly energy efficient, (glass oriented to the sun). - Utilize special landscape treatments to especially with densities sufficiently high as to • South facing slopes allow greatest potential identify and reinforce major development support mass transportation. Consequently, for solar access. Development of these entry areas. mixed use and concentrated developments are en­ slopes first should be encouraged. - Utilize special landscape treatments to de­ couraged within the Fairfax Center Area for their • The opportunity for buildings and accessory fine primary building entry zones. energy saving potential. units to receive solar access must be - Buffer incompatible uses with land forms assured and protected. and/or landscape materials, as needed. • Use of active and passive solar heating and - Use overhead canopy, intermediate focus MlXfetP-U6* IN cooling systems should be permitted and and ground cover-type plants to achieve encouraged. functional goals. • Standardized setback and orientation re­ - Promote seasonal visual interest at major quirements are not always energy efficient. focal points by using flowers and orna­ Flexibility in siting and building orientation mental shrubs, trees, etc. is strongly encouraged. • Arrangement of buildings should take advan­ tage of access to natural cooling breezes in the summer. • Vegetation, landforms and structures should be used to channel summer breezes and to PuU

lltrirvkste Pla-^a. -Space. Careful site planning is not only cost efficient in regard to energy consumption, but also cost ef­ fective for developers in regard to site work. This cost benefit results from working with existing land forms, minimizing the need for extensive - Select low-maintenance landscape ma­ earthwork. Retention of natural features and flexi­ terials for areas not likely to receive consis­ ble site planning should be encouraged for their tent maintenance. energy saving potentials. Heating and cooling - Protect solar access to buildings when in­ needs of residential and commercial structures corporating landscape materials. can be greatly reduced through the employment of Site Furnishings/Signing and Lighting various siting and construction techniques. A - Provide a well-designed signage system to well-insulated and sited house can reduce energy identify buildings and direct safe vehicular needs by as much as 70 percent. and pedestrian movement throughout the development. - Provide well-designed entry signs at major auto/pedestrian entry areas. • Parking lots, paved areas, streets and - Provide design guidelines for all commer­ buildings should be shaded by trees or struc­ cial/industrial signing within the develop­ tures to reduce temperatures in the summer. ment, including temporary, advertising, • Cold air drains toward low topographic construction and information signing. spots. Buildings should be discouraged in - Provide roadway and pedestrian lighting these areas as they would require excess systems consistent in style/intensity with energy for winter heating. each system hierarchy. In addition, employment of various construc­ - Ensure on-site architectural theme and tion techniques can greatly reduce energy con­ light fixture style consistency; utilize sim­ sumption. Included in these are the following: ple, functional lighting design. • Certain building types are inately more energy efficient than others. These include multi-family housing, structures which share

III 129 Fairfax County Comprehensive Plan, 1986 Edition, Area III

a common wall, and earth-integrated struc­ southwestern slopes. These slopes provide N tures. Energy efficient building types should better habitats for people since they receive be encouraged. more solar heat in the winter and cooler • Window placement and the extent of exterior breezes in the summer. For these reasons it wall surface can also affect energy con­ is suggested that maximum number of units sumption. Specifically, there should be mini­ and higher intensity development be located mal placement of glass on the northwestern on the warm slopes, particularly on sides of buildings. Consideration should be southeastern, southern and southwestern given to the use of double- and triple-glazed slopes. Cold slopes include northern, north­ glass in order to reduce energy consumption. eastern, and northwestern slopes, and are These issues should be considered in more appropriate for less intensive develop­ building design. ment. If a site has limited or no warm slopes, 8 The reaction of different colors and this criteria would not be applicable. See materials to heat and light varies. Use of Figure 1 for slope orientation. those materials and colors which are most • Provide proper solar orientation for majority energy efficient should be encouraged. of units. Proper solar orientation is a basic • Sufficient insulation, weather stripping and requirement for proper solar access and is thermal glazing must be encouraged. necessary for buildings incorporating active Currently in Fairfax County, the overwhelming or passive solar technologies. Proper solar majority of travel is done via automobile. This is orientation is equally important for a prop­ particularly wasteful of energy. To provide for erly weatherproofed conventional building to more efficient travel, certain energy saving op­ obtain significant energy savings. tions should be encouraged. These include: In Fairfax County, proper solar orientation FIGURE 2: • A mass transportation system should be in­ occurs when the main axis of a building is OPTIMAL SOLAR ORIENTATION OCCURS WHEN THE MAIN AXIS OF A BUILDING IS PERPENDICULAR TO A LINE NO MORE THAN 22° 30' FROM DUE SOUTH. troduced into the Fairfax Center Area. A bus perpendicular to a line no more than 22-30 system connecting the area to the Vienna from due south. Figure 2 shows the optimal Metro Station should be an integral part of range of orientation. 2. Area-Wide Minor Development Element the overall plan. The use of east-west street alignments • Provision of energy conscious site plan. • Park-and-ride commuter parking lots in­ (within a range of 25 north or south of a due — This development element would be cluding one at the landfill site should be pro­ east-west direction) will facilitate the provi­ satisfied when all the following vided. Parking availability in other locations sion of proper solar oriented lots and is sug­ conditions occur: should be kept at a minimum, encouraging gested as the first attempt in site layout — 75 percent of units have proper solar the use of mass transit or car- or van-pooling. to achieve proper solar orientation for a orientation, majority of units. • This system should be served by and coor­ — activity centers of the development dinated with local bus service connecting • Protect solar access for all units. Solar are well located to maximize various residential neighborhoods and com­ access is necessary for buildings incor­ pedestrian access, and mercial developments within the area. porating active or passive solar — provision of energy conscious plant­ Sheltered waiting areas are also necessary. technologies. It is also important for a con­ ing as demonstrated by a planting • The road network should provide service at ventionally designed building to have access plan. such a level as to promote efficient traffic to winter sunlight. 3. Key Area Minor Development Element flow, yet not be overdesigned so as to en­ To develop solar access and shadow • Use of energy conservation techniques in courage usage. diagram, one may refer to information in the structure. • A network of pedestrian and bicycle trails Architectural Graphic Standards and other This development element would be should be incorporated as an integral part of energy site planning related books. The satisfied when one of the following condi­ the transportation system. Office of Comprehensive Planning has tions occur: The following energy conservation measures developed a computer program to calculate — passive architectural ' design are inherent in sensitive site planning and design the shadow length of a building, and is measures are used, or practices, and can be achieved to a great extent available to assist the public. — passive or active solar system is used under existing Zoning Ordinance and other land • Encourage greater use of active and passive for heating or cooling purposes. use regulations. solar energy. The use of active solar energy 4. Key Area Major Development Element • Provide pedestrian access to activity centers equipment, facilities and devices should be • Extraordinary innovation in energy such as community center, recreational encouraged to the extent possible. Their conservation. areas. design and location should be well con­ This development element would be • Locate maximum number of units in warm sidered so as not to create an unsightly view. satisfied when: slope areas. Warm slopes include eastern, Passive architectural design measures — large scale use of active or passive western, southeastern, southern and such as glazing methods and shading solar system is proposed, or devices should be encouraged. — on-site generation system (such as • Provide energy-conscious planting. There are district heating) is proposed, or N two major aspects of this kind of planting: I — other innovative techniques are I — Shading of parking lots and other large implemented. I paved areas to reduce the cooling I 1 demands of adjacent buildings. The Considering Noise Impact in Planning and Design I shaded parking lots are also welcomed Excessive noise has been recognized as I by motorists in the summer. detrimental to the public health and welfare by the I — Providing summer shade and winter federal government in the Noise Control Act of s warmth with the utilization of deciduous 1972. Through research and scientific consensus, trees, and protecting north facade with the Environmental Protection Agency has deter­ an evergreen windbreak. mined the levels of noise requisite to protect the The following guidelines should be used to public health and welfare with an adequate evaluate the fulfillment of these development margin of safety. Considering these findings, as elements; well as the costs and technical feasibility of 1. Area-Wide Basic Development Element achieving reductions in community noise levels, • Siting roads and buildings for increased the Federal Interagency Committee on Noise has energy conservation (including solar published Guidelines for Considering Noise in access). Land Use Planning and Control (June, 1980) for This development element would be use by state and local governments. satisfied when all of the following condi­ Neither railroad nor airport noise significantly tions occur: impact the Fairfax Center Area. There are no rail — available warm slope areas are used lines which cross through or pass near the area. for maximum number of units or The ultimate noise exposure forecast (NEF) zones higher intensity development, and for Dulles Airport, where noise levels are expected s — 50 percent of units have proper solar to be high enough to require mitigation measures,

FIGURE 1: RANGE OF WARM SLOPES orientation. do not affect the area.

HI 130 Fairfax County Comprehensive Plan, 1986 Edition, Area III

In the Fairfax Center Area, highway traffic is the major noise generator. A preliminary analysis of the present traffic noise level contours was prepared by the County staff to determine the significance of noise impacts.1 This was a case analysis which took into account the effects of topography and other physical barriers on a site specific basis. Through this analysis it was deter­ mined that a significant portion of the area is presently affected by excessive levels of noise, particularly for noise-sensitive uses such as residential use. The roads which presently generate significant levels of highway noise in­ clude I-66, Routes 50 and 29 and West Ox Road. The recommended interagency noise stan­ dards guidelines indicate that exterior noise levels greater than 65 dBA Ldn and interior noise levels greater than 45 dBA Ldn are not recom­ mended for residential use. However, reasonable and acceptable mitigation measures are available yfttall sA m Acoustic S5»w©r &ea4 for residential structures exposed to exterior noise levels of between 65 and 75 dBA Ldn so that an interior noise level of less than 45 dBA Ldn can be achieved. Exposure of residential uses to greater than 75 dBA Ldn is unacceptable accord­ ing to the guidelines. The preliminary staff noise analysis indicates that present 75 dBA Ldn contours generally are located very close to the roads. Interstate 66 be­ tween Route 50 and Route 123 represents the worst case where the 75 dBA Ldn noise contour extends approximately 210 feet from the centerline of the roadway. The distance from the road centerline affected by noise levels greater OA Acou.*rit furrier fco*4 than 75 dBA Ldn is quite narrow. In addition, residential uses along I-66 and Routes 50, 29 and 608 can be developed so as to not be located within the present 75 dBA Ldn contour. Mitigation (fe ddnw 4*5 Ufa Ir^lOP H0l% IB/EC) measures to achieve a 45 dBA Ldn interior noise level include setbacks with plantings, acoustical treatment of buildings, berms and other acoustic area unique. To assure quality plantings, the 3. Achieve immediate effects of planting barriers. Similar mitigation measures can also be following considerations are appropriate: Large plants should be used to achieve rea­ applied to other land uses, though the recom­ 1. Provide an appropriate design sonably immediate effects of planting particu­ mended maximum noise exposure levels are not Planting design must be appropriate in the larly for screening and buffering purposes. All as stringent as those for residential uses. choice of plant materials and their uses. The evergreen trees for screening and buffering pur­ size, form, texture and color of plants should pose should be at least 6 feet tall. Deciduous This discussion has centered on present noise relate to the surrounding plants and architec­ trees should be at least 2" caliper. In the area levels. Predictions of future noise levels resulting ture. They should also relate to the functional of commercial and office uses, the planting of from the Plan recommendations, when developed, use of the plant. a few trees of 4" caliper or more at important are not available. It is expected, however, that any The functional uses of a plant generally locations should be encouraged. excessive noise level problems can be mitigated, include: An applicant should submit a planting plan though measures may need to be more stringent • Architectural uses—such as privacy con­ incorporating the above considerations for than those currently required since traffic levels trol, screening objectional views, and review. Planting plans should be provided for (and their accompanying noise levels) are ex­ space articulation. the following specific areas where applicable: pected to Increase. Wider setbacks along roads, in • Engineering uses—such as glare, reflec­ addition to the other mitigation measures listed, • Major streets tion, traffic, sound, and soil erosion may be required for residential uses. This may re­ • Minor streets controls. quire the consolidation of some small parcels • Parking lots • Climate control—such as sunlight, wind along the roads to create a more easily developed • Screening/Buffering and temperature controls which are re­ project. • Site entry zone/Building entry area lated to energy conservation measures. • Major plaza/Minor plaza General Exterior Noise Level Guidelines for Resi­ • Aesthetic uses—such as softening hard • Other public open spaces dential Development architecture, framing a view, and empha­ Planting design for major streets and minor Less than 65 dBA sizing a place (such as site entry zone, streets should use major shade trees which Acceptable building entry area). have the following characteristics: high From 65 dBA to 75 Planting design should strive to achieve branching, fast growing, tolerant of city condi­ dBA Acceptable with mitigation fulfillment of the above listed functional uses, tions and four seasonal interest, particularly Greater than 75 dBA so that appropriate choice of plants can be good fall color. The plantings of flowering trees Not recommended made. are encouraged along minor streets. All plant­ 2. Create a theme for the area ings within future VDH&T rights-of-way must Planting Guidelines Dominant tree species in greater quantity conform to VDH&T standards. In addition to preserving natural vegetation than any other may be used In all major spaces Planting design for parking lots and screen­ through EQC implementation and enforcement of to ensure unity and continuity in a planting ing/buffering should be in accordance with the the Tree Preservation and Planting requirements design. Smaller trees and shrubs, particularly Landscaping and Screening Ordinance. Shade of the Erosion and Sedimentation Control and flowering species may be repeated throughout trees should be used in parking lots for energy Conservation Ordinance, the Fairfax Center Area the entire area. Through this repetition of plant conservation purposes. should utilize planting guidelines that will use, a main theme may be created for the Fair­ Planting design for site entry zones, building enhance the quality of development and make this fax Center Area, which will provide an effective entry areas, and plazas requires special land­ impression and project a positive image of the scape treatments. Seasonal visual interest area. However, to set certain areas apart or to should be emphasized by using ornamental create desired emphasis or to relieve monot­ plant materials. ony, some variation of species and special Federal Highway Administration RD-77-108 Highway landscape treatment is encouraged. This may Traffic Noise Protection Model (FHWA Technical Ad­ occur, for instance, at a site entry zone or visory T 5040.5) building entry area.

in i3i Fairfax County Comprehensive Plan, 1986 Edition, Area III

AREAS RELATED TO DULLES AIRPORT AND ACCESS ROAD

Northern Sector higher visibility than others in the corridor This includes the area which is the direct ap­ because of the unique location. Other structures proach along the access road to the terminal area in this five-mile section of the corridor should be and an area along Route 28 north of Horsepen oriented so that each has some sight line to the Creek, which is within visible distance of the ter­ terminal. The object is to use the topography minal area. along the Dulles Airport Access Road to provide Sites in this sector are among the most presti­ excellent sites for most development projects. gious available in the County, and are appropriate Because of the proximity of this area to the for showplace development, including corporate Dulles terminal which is an architectural structure headquarters, hotels, motels, convention centers, under the purview of the National Capital Fine and office buildings. The following should be con­ Arts Commission, and because of visibility to both sidered by the Office of Comprehensive Planning, national and international travelers from the other County agencies, and private developers in Dulles Airport Access Road, the design of build­ planning development in the northern sector: ings and structures in this area should maintain • architectural attractiveness; the same high aesthetic standards and quality of • control of height and volume to provide excellence as the Dulles terminal, and should be visibility to the terminal in the corridor be­ subject to appropriate review with these objec­ tween the Sheraton Center (Reston Avenue) tives in mind. Background and the terminal area. Heights must conform The 1969-70 preliminary comprehensive plan to FAA safety requirements, and the County Southern Sector for the Bull Run Planning District described the should ascertain from the FAA what these This area is located south of Horsepen Run, planned uses for the airport-oriented areas in the appropriate heights are for various locations generally west of Centreville Road, and east of Upper Potomac and Bull Run Planning Districts. and prepare an overlay map to guide future Route 28 to the north of Route 50. On the south The entire area of over 7,000 acres was differen­ development. side of Route 50, it includes some of the area tiated by the following three areas: • An improved access and circulation system, within the most severe noise exposure forecast • Area I—prestige locations in the Dulles Ac­ which incorporates use of the Dulles Access contours, which are oriented toward Route 50. The cess Road corridor; Road and Route 28 as major roads serving area has good regional access but does not have • Area II—development park locations; and the area. the degree of visibility from the Dulles Airport Ac­ • Area III—general airport-oriented locations • Agriculture may be considered an appro­ cess Road which exists for sites of the northern Brief mention was also made of a foreign trade priate interim use in the portion of the North­ sector. zone in the vicinity of the airport. Extensive detail ern Sector west of Centreville Road. The following should be considered in planning for planned uses in each area was provided, in­ Throughout the sector, commercial services development in the southern sector: cluding appropriate zoning categories. should be available as ancillary uses to the major • A comprehensive access and circulation employment-commercial uses only. In no case plan should be developed to organize trans­ RECOMMENDATIONS should these services be provided in a shopping portation serving the sector. center. Mall or plaza designs may be used to incor­ • A variety of industrial uses are appropriate in The planning policies in the Bull Run plan of porate commercial services as an integral part of the southern sector, including light manufac­ 1969 are still basically sound and should provide a the major uses. turing, warehousing, freight distribution and guide for future development in the areas related In order to make best use of the access corridor office uses because of the airport proximity. to the airport and access road. The elements are near the airport, the structure(s) on the property • Agriculture may be considered an appro­ reorganized as follows: nearest the terminal area should be planned for priate interim use in the Southern Sector.

in 132 Fairfax County Comprehensive Plan, 1986 Edition, Area III

RESIDENTIAL INFILL

The methodology described in this section was used for population and housing projections during prepara­ tion of the Plan in 1974.

The Area III Plan recommendations tor and • estimates of private recreational and Only the lower end of the range is planned as a estimates of future residential development are institutional/semipublic acreage require­ presumptive appropriate density. Densities at the discussed in this section. Approach, criteria, ments based upon population to land upper end of the range may be consistent with the methods, density definitions and area-wide ratios in the County for these uses. land use map, but such densities may be approved estimates of development to 1990 are noted. Of The resulting amounts of land available only with the usage of necessary and desirable course, economic factors or other conditions may for residential development are treated in step development criteria and controls as a part of the affect the actual time frame of the realizations of two. rezoning process. the estimates. 2. Residential Development Estimates. In Necessary and desirable development criteria stable, complex and option areas amounts of may include, but are not limited to, attention to Approach land available for residential development were the following: The estimates developed for housing and identified and assessed for potentially appro­ 1. sensitivity of design to the natural features population growth and supportive land uses to priate development density ranges. Land of the land; 1990 are designed to meet the following needs for already committed to residential development 2. progressive conservation techniques; information: projects for which building permits have been 3. provision of open space for active and • to reflect land use and approximate density issued was taken into account. In stable areas passive recreational purposes; recommendations by map vicinity location future infill development densities and char­ 4. provision of amenities and special features; for the Plan; acter are implied by the existing pattern of 5. provision of low- and moderate-income • to provide population growth figures and in­ development. Completion of development is housing; cremental dwelling units by type by planning keyed to preserve and enhance the established 6. provision of supportive public facilities; sector for functional area impact analysis character of the area. In option and complex 7. innovative design; and feedback to land use recommendations; areas a wider range of potentially appropriate 8. preservation and/or restoration of buildings, and uses and densities are considered. The poten­ structures, or other features of architectural, • to relate overall Area III development levels tials for achieving desirable levels of residen­ historic, or environmental significance; and and growth distributions to countywide tial use depend upon such factors as access, 9. phasing of development to most nearly coin­ growth estimates and distribution transit possibilities, environmental considera­ cide with the provision of public facilities. alternatives. tions, surrounding land uses, locations of Controls to ensure compliance with these The residential development estimates thus employment and commercial facilities, public criteria include, but are not limited to, the submis­ are primarily for convenience but are also broadly infrastructure, trends in housing and potentials sion of development plans for categories consis­ indicative of recommended and anticipated levels for the development of planned development tent with the plan and the proferring of reasonable of development to occur in the middle-term (10-15 centers. conditions effectuating such development plans, years) future in the various subareas of Area III. Based upon evaluations of these factors, or through the use of P category districts consis­ estimates of overall development of the resi­ tent with the Plan. Planned development zones are Criteria for Residential Development dential potential land were made on a sector- often recommended as offering the best means of The Area III section of the Plan emphasizes the by-sector basis in the stable areas and ranges providing for desirable development flexibility and appropriate utilization of vacant land in the outer of development identified for option and com­ controls to ensure environmentally sensitive and County to meet the following objectives: plex areas. well-designed development. (These zones Include • protect significant environmental resources 3. Step Back to 1990 (or Middle Term) Devel­ the PDH and RPC categories.) Rural conservation, and ecologically sensitive areas; opment Levels. Having estimated development rural agricultural, and resource preservation • reduce auto dependence; on all available land, a level of development to zones are appropriate in many areas of Area III, • increase opportunities for mass transit use; 1990 (or for a 10-15 year future) was estimated which should be developed at only very low- • utilize existing infrastructure; based upon rough evaluation of the likelihood density. • protect the established character of stable of development in each subarea during the communities; period based upon the effects of infrastructure Summary of Residential Development • provide a range of choice in housing and constraints, probable and existing market Estimates for Area III residential environment; and pressures, probable relative economic demand The tables given summarize the estimated • lower housing costs. for single-family large acreage development, residential development for the planning period These objectives are reflected in the ap­ sites with less than ideal development possi­ (10 to 15 years) expected under the Plan recom­ proaches, policies and recommendations for bilities, and other localized considerations. mendations. These estimates reflect the stable, option, and complex area discussed in methodology described above and should be prior sections of the Plan. Residential Density Ranges understood to represent likely approximate mag­ Residential density ranges recommended in nitudes of development; some fluctuations of Residential Development Estimation Method the Plan and shown on the maps are defined in magnitude and timing of development are to be This methodology, which includes some varia­ terms of units per acre. These density ranges are expected as further plan refinement implementing tions for stable, option, and complex areas, has related in the table below to both the 1958 zoning actions are undertaken. The following table gives three major steps which work to determine the ordinance as amended and the zoning ordinance estimates of development by planning district, available land for residential uses, appropriate adopted in principle in 1974. unit type and stable, option and complex areas. development density ranges, and estimates for the middle term (10-15 years) or 1990 time frame. The major steps are: 1. Estimation of Land Available for Residen­ RESIDENTIAL DENSITY RANGES tial Use. The total available vacant land acreages were determined using data from the 1958 Zoning Ordinance 1974 Zoning Ordinance County's Urban Development Information Possible Under Possible System and parcel files and maps. This Plan Density Criteria With With Development available land supply was reduced to provide Ranges Base Density Development Controls Base Density Controls land for anticipated nonresidential uses such .1-.2 RA RA RP RA or RC as: .2-.B RA RE-2 RA or RC RE • floodplains, easements, other en­ .5-1 RE-2 RE-1 RE R-1 vironmentally based nondevelopable 1-2 RE-1 RE-0.5 R-1 R-2 areas including agricultural preservation 2-3 R-17 R-12.5 R-2 R-3 3-4 R-12.5 R-10 R-3 R-4 areas; 4-5 R-10 RTC-5 or R-5 R-4 R-5 • land reserve to provide for public 5-8 RTC-5 RTC-10 * R-5 R-8 facilities; 8-12 RTC-5 or RTC-10 ** RTC-10 or RM-2G * R-8 R-12 • commercial use land area needed to sup­ 12-16 RTC-10 RM-2G * R-12 R-16 port residential development; 16-20 RTC-10 RM-2G R-16 R-20 • land necessary to provide for public * Conditions must include density limitation to high range plan density. facilities; and ** RTC-5 or RTC-10 may be appropriate without additional development controls depending on complexity of parcel.

m 133 Fairfax County Comprehensive Plan, 1986 Edition, Area III

Estimates of Residential Population Growth Future population added to Area III by 1990 as a ESTIMATED ADDITIONAL HOUSING UNITS BY 1990 result of residential infill development in stable areas and ranges of development in option and complex areas can be estimated using household COMPLEX AREAS OPTION AREAS PLANNING STABLE AREAS size factors for various types of units. In Fairfax DISTRICT 1990 1990 1990 County current household size factors have been Committed Addl. Total Committed Addl. Total Committed Addl. Total determined using a 1974 survey of County house­ Unit Type Units Units Units Units Units Units Units Units Units holds. Changing social norms and economic fac­ tors affect the household composition in complex Upper Pot. ways so that any future population estimates SF 2,400 6,345 8,745 0 350 350 250 2,080 2,330 based on household sizes are tentative. The cur­ TH 1,490 8,562 10,052 0 - - 0 0 rent 1974 average household sizes for different Apt. 890 13,1.69 14,059 0 - - types of housing indicated in the following table, 350 350 250 2,080 2,330 nonetheless, provide the best available informa­ Total 28,076 32,856 tion for estimating the population to be attracted Bull Run 10 3,060 3,070 to Area III by the estimated residential SF 90 460 540 0 840 840 development. TH 130 1,535 1,665 0 3,330 3,330 0 Using these factors, in conjunction with esti­ Apt. 90 470 560 0 1,730 1,730 0 - - mates of stable area infill development and com­ plex area growth by unit type, the population to be Total 2,455 2,765 5,900 5,900 10 3,060 3,070 added in each of the planning districts in Area III is estimated to be as shown in the population Pohick 0 2,535 2,535 0 810 810 table. SF 1,460 4,190 5,650 TH 970 2,070 3,040 0 5,230 5,230 0 290 290 Apt. 290 580 870 0 1,280 1,280 0 1974 COUNTYWIDE AVERAGE 0 1,100 1,100 HOUSEHOLD SIZE BY HOUSING TYPE Total 6,840 9,560 9,045 9,045

Household Size Area III 260 5,950 6,210 Housing Type (Persons) SF 3,960 10,985 14,945 0 3,725 3,725 TH 2,590 12,167 14,757 0 8,560 8,560 0 290 290 Single-family detached 3.57 Apt. 1,260 14,219 15,479 0 3,010 3,010 0 Townhouse 2.81 Garden Apartment 2.50 Area Total 7,810 37,371 45,181 0 15,295 15,295 260 6,240 6,500 Elevator Apartment 1.52

Source: Office of Research and Statistics

As shown in the table, Upper Potomac Planning District is expected to realize the largest population in­ crease due largely to the anticipated completion of Reston during the period. Overall, Area III is expected to ESTIMATED ADDITIONAL POPULATION BY 1990 grow by over 143,000 persons more than doubling the 1974 estimated population of more than 109,000 persons. PLANNING Estimated Stable Area Complex Area Option Area Total Total All housing development proposals should conform Additional Additional Est. Population DISTRICT 1974 Additional Additional to the densities shown on the Plan. The option may be taken to provide low- and moderate-income units or use Upper Pot. 48,000 79,608 1,250 7,430 88,288 136,288 planned unit development in order to increase the actual Bull Run 21,000 7,085 16,680 10,910 34,675 55,675 density of any specific residential development. The 3,700 53,885 or 45,885 90,885 or 82,885 Pohick 37,000 22,255 27,930 or 19,930* Board will consider requests to use these options on an individual basis. TOTAL 106,000 108,948 45,860 or 37,860* 22,040 176,848 or 168,848 282,848 or 274,848 * Use lower figure if parkland is acquired for 1,000 acres.

Ill 134 Fairfax County Comprehensive Plan, 1986 Edition, Area III Fairfax County Comprehensive Plan, 1986 Edition, Area III