Executive Director’s Recommendation Commission Meeting: January 5, 2017 PROJECT NCPC FILE NUMBER Fort Belvoir Real Property Master Plan MP20 Fort Belvoir 9820 Flagler Road NCPC MAP FILE NUMBER Fort Belvoir, VA 2204.10(05.00)44465 SUBMITTED BY APPLICANT’S REQUEST United States Department of Defense Approval of final master plan Department of the Army PROPOSED ACTION REVIEW AUTHORITY Approve with comments Federal Projects in the Environs per 40 U.S.C. § 8722(a) and (b)(1) ACTION ITEM TYPE Open Session Presentation PROJECT SUMMARY The Department of the Army has submitted the final 2015 Fort Belvoir Master Plan package, which consists of three separate documents: the Installation Vision and Development Plan (Master Plan); the Transportation Management Plan (TMP); and the Installation Planning Standards (IPS). As background, Fort Belvoir’s previous master plan was completed in 1993, with amendments in 2002 and 2007. An updated master plan is necessary to assist the installation with real property planning through 2030, based on projected employment growth of 17,000 personnel (from 39,000 in 2011 to 56,000 in 2030). The Master Plan Update includes 52 short-term (through 2017) building demolition, construction, and renovation projects, and four transportation improvement projects. The Plan includes 10 long-term building and 10 transportation projects, scheduled for completion between 2018 and 2030. The long-term projects are less defined in terms of siting, design, and timing. NCPC will need additional analysis as each project reaches a more advanced stage of planning. Fort Belvoir (Main Post and Fort Belvoir North Area (FBNA)) is located along the Potomac River in Fairfax County, Virginia, situated 16 miles southwest of Washington, D.C. and eight miles southwest of the City of Alexandria. The installation is situated near Interstate 95, which serves as the primary north-south vehicular corridor for the East Coast. Fort Belvoir encompasses approximately 8,500 acres of property, with approximately 140 tenants, with missions related to community services, housing, security, training, and command functions. Originally established as an Army engineering school in 1912, the installation was officially created in 1918 as Camp A.A. Humphreys. The Army Post gradually grew in population and functions through World War I and II, and was re-named Fort Belvoir in 1935. KEY INFORMATION • Fort Belvoir consists of approximately 8,500 acres of land, with 39,000 workers and 7,500 residents (2,100 housing units). Executive Director’s Recommendation Page 2 NCPC File No. MP20 • Of Fort Belvoir’s 8,500 acres, the Army has determined that 3,442 acres (40%) of the land area is developable with no significant natural or man-made constraints. This area includes both existing and potential future development sites. • The current parking ratio for Fort Belvoir is 1:1.23, and the final Transportation Management Plan includes an overall long-term (2030) installation parking ratio goal of 1:1.5 and a long-term Single Occupant Vehicle (SOV) mode share of 60%. • The final Master Plan submission responds to each of the Commission’s previous nine (9) requests and two (2) recommendations, which were transmitted to the Army during NCPC’s review of the 2014 draft Master Plan submission. • The next Fort Belvoir Master Plan Update is scheduled for NCPC review in 2019. RECOMMENDATION The Commission: Approves the final Fort Belvoir Master Plan, dated May 2015, for use by the Commission as a guide for future reviews of individual site and building projects at the Fort Belvoir installation. Notes that the Potomac Heritage National Scenic Trail (PHNST) as shown in the 2015 Fort Belvoir Master Plan is a tentative alignment based on the Fairfax County Comprehensive Plan; the current NCPC PHNST Feasibility Study may propose a modified trail alignment; and the Army will use the feasibility study findings to inform the next Fort Belvoir Master Plan Update. Recommends that the Army include information that details consideration of sustainable energy sources (geothermal, wind, solar) for each project in future submissions. Notes that the Transportation Management Plan includes a long-term installation parking ratio goal of 1:1.5 and long-term Single Occupant Vehicle mode share goal of 60% through a combination of employment growth, more efficient parking usage, and an active Travel Demand Management program. Recommends that the Army further explore the National Park Service’s comments related to the improvements/implementation of the Captain John Smith Chesapeake National Historic Trail and Star-Spangled Banner National Scenic Historic Trail as part of the 2019 Fort Belvoir Master Plan Update. PROJECT REVIEW TIMELINE Previous actions November, 2014 – Draft Master Plan comments Executive Director’s Recommendation Page 3 NCPC File No. MP20 Remaining actions None. (anticipated) PROJECT ANALYSIS Executive Summary Staff evaluated the final Fort Belvoir Master Plan (known as the Installation Vision and Development Plan), dated May 2015, against the Commission’s previous guidance and with consideration of the principles set forth in the Comprehensive Plan. In particular, staff supports the Master Plan’s guiding principles to: create and sustain a world-class Installation; achieve environmental sustainability; support the natural habitat; recognize that land is a valuable resource; improve multimodal connectivity; create a diverse and dynamic community; respect the history of Fort Belvoir to ensure the continuation of its legacy; and strengthen community partnerships for mutual benefits. Staff particularly supports the Plan’s foundational site assessment, which identifies a number of natural and man-made development constraints that will provide a solid framework, within which, to accommodate future sustainable on-site planning and development. Finally, staff supports the relatively detailed nature of the Transportation Management Plan (TMP), with a long-term (2030) parking goal of 1:1.5 and a long-term Single Occupant Vehicle (SOV) goal of 60%. Analysis Master Plan Vision The Commission was supportive of the vision and guiding principles of the Fort Belvoir Master Plan during its draft review in November, 2014. In particular, NCPC expressed support for the Plan as a way to achieve environmental sustainability; support the natural habitat; recognize that land is a valuable resource; improve multimodal connectivity; and strengthen community partnerships. The Commission requested that the Army evaluate three topic areas during the Master Plan finalization process as follows: • Environmental Mitigation Areas; • Potential sea level rise and effect on developable areas; and • Locations for sustainable energy sources. NCPC staff will describe how the Army responded to each Commission request within the following sections, where applicable. Site Assessment The Army identifies 25 different natural, cultural, and operational constraints that result in three categories of development potential: Least Suitable for Development, Moderately Suitable for Development, and Most Suitable for Development (Slide 11). The analysis is used with various planning strategies to identify long-term land uses and necessary facilities. The site assessment Executive Director’s Recommendation Page 4 NCPC File No. MP20 determined that of 8,500 total acres on Fort Belvoir, only 3,442 acres (40%) are deemed “most suitable” for development. The installation applies relatively conservative development constraints, resulting in a future planning framework that errs on the side of environmental sustainability. Regarding Environmental Mitigation Areas, the final Master Plan identifies specific areas throughout the installation where different types of mitigation related to streams, wetlands, trees, wildlife, and environmental restoration will be undertaken as part of specific project NEPA actions. For example, should a future project require tree replacement that is unable to be accommodated directly on the project site, then new trees may be planted to help mitigate the project’s impact in one of the “tree mitigation” areas, which are identified for maximum environmental benefit. Regarding potential sea level rise, the Army mapped out the 100-year floodplain (10 feet above normal conditions), plus an additional six feet above the 100-year flood level (totaling 16 feet above normal levels) to simulate forecasted sea level rise in the region during the next 100 years. Based on the analysis, Fort Belvoir determined that most of its existing development and all future development sites would be unaffected by anticipated sea level rise. Existing development (mostly along the eastern side of the South Post peninsula) will gradually be relocated out of the “sea level rise impact” area as each building reaches the end of its lifecycle. The Potomac Heritage National Scenic Trail (PHNST) is described in the Site Assessment section of the Master Plan as a planned multi-purpose hiker/biker trail between the mouth of the Potomac River and the Allegheny Plateau in western Pennsylvania. Previously, the Commission provided the following specific comments related to the Trail during its November, 2014 review of the draft Master Plan: Notes that while commenting on the PHNST feasibility study, the Commission supported the creation of the trail and stated that it would ensure that the PHNST was in future master plans for Fort Belvoir and Marine Corps Base Quantico. Notes that the Fort Belvoir draft master plan discusses the PHNST; however,