Segue from Metro construction to Comprehensive Plan that is focused on taking full advantage of the investment in rail
Won’t go into all of the negative aspects of Tysons because they are readily apparent to anyone who comes here, but it is an incredibly successful place from an economic development perspective. - 12 th largest business district in the country, largest outside of a traditional downtown Corporate headquarters of five fortune 500 companies Significant portion of county and state tax revenue comes from Tysons
Current Jobs/Housing Ratio is 13:1 Regional Goal is 1.6 Jobs per household Goal for Tysons is 8 jobs per household by 2030 and 4 jobs per household by 2050
- Comp Plan is a guide for future land use, transportation, and environmental decisions Tysons Plan is part of the Countywide Comp Plan, which is amended over time Tysons Plan last updated in 1994 Robust citizen participation, over 50 public outreach sessions and hundreds of task force and planning commission meetings
Land Use Pattern - Most redevelopment should be mixed use Higher proportion of office uses closest to Metro More residential character as distance from Metro increases
Plan also sets a non-residential contribution amount ($3 per sf) to be used to provide affordable housing opportunities in Tysons
9 projects currently under review, mostly within ¼ mile of Metro stations
Located on west side of Route 7 also near the Tysons West station is the proposed Dominion Square development. The Dominion Square development, which consists of two concurrent zoning applications, includes a total of 19.58 acres, which are currently developed with three vehicle dealerships.
Dominion Square proposes a total of 4,365,000 square feet of mixed-use development and a 5.10 FAR. The mix of uses is 49% office, 46% residential, 5% hotel and 1% retail.
Also adjacent to the Tysons Central 7 Station is the NV Commercial application. NV Commercial and Clyde’s restaurant have consolidated 4.78 acres between the SAIC property and the Route 7/123 interchange.
This rezoning application proposes to remove all of the existing structures and replace it with 1,307,660 SF of mixed use development for total FAR of 6.28. The proposed mix of uses consists of 38% office, 47% residential, 12% hotel and 2% retail and service uses.
No rezoning applications have been submitted in the vicinity of the Tysons Central 123 Station. Moving to the Tysons East station, Capital One has submitted a rezoning application for its existing campus located at Route 123 and Scott’s Crossing Road. The property consists of 26.21 acres and is currently developed with Capital One’s headquarters building.
Under Capital One’s proposal, the existing building would be remained while the rest of the site would be developed with 4,937,720 square feet of gross floor area. This equates to an overall FAR of 3.88. The mix of uses would consist of 55% office, 25% residential, 7% hotel and 13% retail and civic uses.
Cityline has submitted three rezoning application for its properties within the existing West*Gate office park. Total of ? Acres of property to the north and south of 123.
Under these proposals, a total of ? Square feet of gross floor area is proposed or a ? FAR. The land use mix would be ?
Finally, to the east and south of the West*Gate office park is the Commons of McLean. LCOR has submitted an application to rezone the ? Acres of the Commons which are to the north of the existing Safeway grocery store.
Under LCOR’s proposal, all of the existing structures would be removed and redeveloped with high-rise multifamily development. A total of ? Of units is proposed.
SSC2011_Linda Hollis PPT
Transforming Tysons Tysons Corner Urban Center Comprehensive Plan Linda E. Hollis, AICP Department of Planning & Zoning Fairfax County September 27, 2011
“ That it is also a strip-malled, traffic-clogged mess does not take away from the fact that it is one of the great economic success stories of our time.” – Time Quote source: http://www.time.com/time/magazine/article/0,9171,1587284,00.html Tysons Today
Tysons by the Numbers <ul><li>2,100 acres </li></ul><ul><li>(0.8% of Fairfax County) </li></ul><ul><li>17,000 residents </li></ul><ul><li>(1.6% of County total) </li></ul><ul><li>105,000 jobs </li></ul><ul><li>(18.5% of County total) </li></ul>
Tysons Comprehensive Plan <ul><li>Planning process began in 2005 with creation of citizen task force following FTA record of decision for Dulles Rail </li></ul><ul><li>Plan adopted by County Board in June 2010 </li></ul><ul><li>Blueprint for future redevelopment proposals </li></ul><ul><li>American Planning Association’s 2011 Daniel Burnham Award for a Comprehensive Plan </li></ul>Image source: American Planning Association
Vision for Tysons <ul><li>A livable urban center with </li></ul><ul><li>100,000 residents; 200,000 jobs </li></ul><ul><li>Grid of complete streets </li></ul><ul><li>Transit-oriented development </li></ul><ul><li>Facilities for pedestrians & bikes </li></ul><ul><li>Transportation demand management and parking maximums </li></ul><ul><li>Parks, plazas, and open space </li></ul><ul><li>Green buildings and environmental stewardship </li></ul><ul><li>Arts and cultural opportunities </li></ul>
Affordable/Workforce Housing <ul><li>20% of new housing units affordable to incomes ranging from 50% - 120% of area median income (AMI) </li></ul>Image source: The Lofts at Park Crest 101-120% of AMI 5% of units 81-100% of AMI 5% of units 71-80% of AMI 5% of units 61-70% of AMI 3% of units > 50-60% of AMI 2% of units
Workforce Housing Details <ul><li>Development within ¼ mile of a Metro station is not subject to a maximum FAR; must meet 20% WDU policy </li></ul><ul><li>20% bonus density allowed for sites more than ¼ mile from Metro station </li></ul><ul><ul><li>Any bonus units created are excluded from WDU calculation </li></ul></ul>Image sources: Torti Gallas, Goody Clancy, Loree Grand
Workforce Housing Details <ul><li>Creative strategies for providing housing can be considered </li></ul><ul><ul><li>Housing “bank” similar to wetlands bank </li></ul></ul><ul><ul><li>Incorporating WDUs into public buildings </li></ul></ul><ul><ul><li>Off-site provision of WDUs (within Tysons planning boundary) </li></ul></ul><ul><ul><li>Flexibility in % requirement allowed for meeting additional housing needs (e.g. lower income tiers) </li></ul></ul>Image source: Lofts at Park Crest
Linkage Contribution <ul><li>Non-residential contribution toward creating affordable housing opportunities in Tysons </li></ul><ul><ul><li>$3.00 upfront or $0.25 annually per non-residential square foot </li></ul></ul><ul><ul><li>Ground floor retail excluded from contribution </li></ul></ul><ul><ul><li>Board recommendation to consider county-wide policy </li></ul></ul>Image source: Georgelas Group
Zoning Ordinance Amendment <ul><li>Comprehensive Plan is a guide for future development </li></ul><ul><li>Zoning Ordinance implements the Comprehensive Plan </li></ul><ul><li>Proposals to rezone property are evaluated for conformance with Comprehensive Plan </li></ul><ul><li>New zoning district (PTC) established specifically for Tysons </li></ul>