Dale City Small Area Plan Adopted: December 10, 2019 Page intentionally left blank Dale City Small Area Plan TABLE OF CONTENTS INTRODUCTION AND BACKGROUND ............................................................................................ 1 PURPOSE AND USE OF SMALL AREA PLAN .................................................................................... 3 AREAS OF TRANSFORMATIONAL CHANGE ..................................................................................................................... 3 ORGANIZATION OF THE SMALL AREA PLAN .................................................................................................................... 7 EXISTING CONDITIONS AND DATA ANALYSIS............................................................................... 9 HISTORY ................................................................................................................................................................ 9 OVERVIEW OF STUDY AREA TODAY ........................................................................................................................... 14 EXISTING LAND USE ............................................................................................................................................... 16 Existing Land Use- Parkway Node ................................................................................................................ 17 Existing Land Use – East Gateway ................................................................................................................ 19 Existing Land Use – Minnieville Node ........................................................................................................... 21 Existing Land Use – Mapledale Node ........................................................................................................... 23 Existing Land Use – West Gateway .............................................................................................................. 25 EXISTING ZONING .................................................................................................................................................. 27 Existing Zoning- Parkway Node .................................................................................................................... 28 Existing Zoning – East Gateway .................................................................................................................... 30 Existing Zoning – Minnieville Node ............................................................................................................... 32 Existing Zoning – Mapledale Node ............................................................................................................... 34 Existing Zoning – West Gateway .................................................................................................................. 36 Existing Zoning – Major Cases Not Developed ............................................................................................. 38 MOBILITY EXISTING CONDITIONS .............................................................................................................................. 40 Road and Highway Network ......................................................................................................................... 40 Transit Network ............................................................................................................................................ 43 Bicycle Network ............................................................................................................................................ 45 Pedestrian Network ...................................................................................................................................... 51 Commuter Parking ........................................................................................................................................ 57 UTILITY INFRASTRUCTURE EXISTING CONDITIONS ......................................................................................................... 59 ENVIRONMENTAL EXISTING CONDITIONS .................................................................................................................... 65 Parkway Node............................................................................................................................................... 67 East Gateway ................................................................................................................................................ 69 Minnieville Node ........................................................................................................................................... 71 Mapledale Node ........................................................................................................................................... 73 West Gateway .............................................................................................................................................. 75 EXISTING PARK INVENTORY...................................................................................................................................... 77 i Adopted: 12/10/2019 Dale City Small Area Plan SCHOOL EXISTING CONDITIONS ................................................................................................................................ 78 Parkway Node............................................................................................................................................... 78 East Gateway ................................................................................................................................................ 78 Minnieville Node ........................................................................................................................................... 78 Mapledale Node ........................................................................................................................................... 78 CULTURAL RESOURCES EXISTING CONDITIONS ............................................................................................................. 80 East Gateway ................................................................................................................................................ 80 Minnieville Node ........................................................................................................................................... 80 Mapledale Node ........................................................................................................................................... 81 West Gateway .............................................................................................................................................. 81 COMMERCIAL COMMUNITY INDICATORS .................................................................................................................... 83 RESIDENTIAL COMMUNITY INDICATORS ...................................................................................................................... 85 PRIOR PLANNING EFFORTS ...................................................................................................................................... 87 Public Participation Process .......................................................................................................................... 87 VISION AND THEMATIC PRINCIPLES ............................................................................................ 89 LAND USE ...................................................................................................................................... 91 TRANSECT AND ACTIVITY DENSITY FRAMEWORK .......................................................................................................... 91 FUTURE LAND USE MAP ....................................................................................................................................... 100 MULTIMODAL PLANNING ...................................................................................................................................... 121 ILLUSTRATIVE PLANS ............................................................................................................................................ 123 Parkway Node............................................................................................................................................. 123 East Gateway .............................................................................................................................................. 125 Minnieville Node ......................................................................................................................................... 127 Mapledale Node ......................................................................................................................................... 129 LAND USE IMPLEMENTATION ................................................................................................................................. 131 DESIGN GUIDELINES ......................................................................................................................... 132 MOBILITY .................................................................................................................................... 133 ROAD AND HIGHWAY NETWORK ...........................................................................................................................