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ANNANDALE
R E V I T A L I Z A T I O N P L A N
Office, Commercial, Residential
OFFICE OF COMMUNITY
REVITALIZATION February 26, 2015
Agenda
 Background Information
 Comprehensive Plan
 Planning vs. Zoning
 By-Right vs. Rezoning
 Annandale Comprehensive Plan
 Characteristics of Property Ownership
 Property Consolidation
 Development Projects
1988 Revitalization Program established by the Fairfax County Board of
Supervisors (BOS)
1998 BOS amended the Zoning Ordinance to:
• Establish 5 Commercial Revitalization Districts (CRD)
• Establish new zoning district regulations and facilitated processes intended to
improve opportunities for reinvestment and redevelopment in the county’s
older commercial areas
2007 OCR established as a standalone office under the County Executive
• The County’s Revitalization Program, at the direction of the BOS and through
the OCR, took on a county-wide perspective
2012 BOS added Tysons to OCR as a strategic area of interest
2013 BOS directed additional staff in OCR to be allocated to the ongoing
Reston planning and redevelopment efforts 3
Revitalization Program History
CRD, CRA and Other Strategic Redevelopment
Areas
 5 CRDs: Zoning Overlay
Districts with greater
flexibility in applying certain
zoning regulations
Annandale
Bailey’s
Crossroads
Seven
Corners
McLean
Richmond
Highway
Springfield
Lake Anne
Merrifield
Tysons
2 CRAs: Boundaries
adopted by Board policy
(not Zoning Overlay
Districts) but can utilize
certain CRD Ordinance
signage and parking
reduction provisions
Other Areas: Tysons,
Greater Springfield,
Greater Reston Area
Annandale Commercial Revitalization
District (CRD)
County Agencies with Primary Role
in Land Development
Deputy County
Executive
Office of Community
Revitalization (OCR)
Department of
Planning and Zoning
(DPZ)
Department of Public
Works and Environmental
Services (DPWES)
Department of Code
Compliance (DCC)
Department of
Transportation (DOT)
OCR’s Mission & Services
 Works with area revitalization groups
 Undertakes community visioning
 Participates in the review of
development applications
 Develops urban design guidelines
 Provides information to promote the
County’s revitalization program
 Seeks to expand and diversify funding
opportunities and public-private
partnerships
 Works on economic development
initiatives
Mission
The Fairfax County
Office of Community
Revitalization (OCR)
facilitates strategic
redevelopment and
investment
opportunities within
Fairfax County’s older
commercial activity
centers that align with
the community's vision
and improve the
economic vitality,
appearance and function
of those areas.
Revitalization: One Size Does Not Fit
All
Image Credit: St. Mary’s London
o Role: A GUIDE for decision-making about
the County’s land use
o Scope: Anticipate change over the next 20-
40 years
o Statutory mandate: required by the Code
of Virginia to shape the orderly development
of the county
The Comprehensive Plan
MoreSpecificDetailstoGeneralized
Fairfax County Planning &
Land Development Process
Compre-
hensive
Plan
• Long term land use
• Community Input/Public Hearing
Rezonin
g/Proffe
rs
• Must be compatible with the Comprehensive Plan
• Plan can be inconsistent with existing zoning at time of application
submission
• County gets improvements and development conditions that relate
to impacts to the surrounding area
• Community Input/Public Hearing
Site
Plan
• More detailed information. Must concur with approved
zoning and proffers
Building
Permits
• Review on vertical structure
 COMPREHENSIVE PLAN
 GENERAL LAND USE GUIDANCE
 Residential /Industrial/Mixed Use
 Retail/Institutional/Public Open Space
 Office/Parks
 ZONING ORDINANCE
 REGULATIONS TO IMPLEMENT THE PLAN
 Residential districts: R-C, R-1, R-12
 Commercial districts: C-1, C-2, C-5
 Planned Development districts: PDC, PDH
 Requirements: open space, transitional screenings, building
setbacks …
Planning vs. Zoning
 The Zoning Ordinance contains the land
development regulations that apply to each
Zoning District within the County.
 Each Zoning District is organized to identify:
Uses by-right;
Uses allowed by Special Permit;
Uses allowed by Special Exception;
Minimum lot size, yard and open space
requirements;
Maximum height – etc.
Zoning Ordinance
 Current zoning allows for a number of uses “by-right”
without having to requesting a rezoning:
For example, C-6 Community Retail Commercial District
 Permitted uses: Colleges, eating establishments, funeral homes, health
clubs, kennels, telecommunications facilities, offices, repair services, retail
sales establishments-large…
 Special Permit Uses: Places of worship with child care center/nursery, swim
clubs, dance halls…
 Special Exception Uses: Car washes, drive-through pharmacy, hotel, truck
rental establishments…
 Each zoning district has set requirements for
development. For C-6:
 Minimum lot area: 40,000 sq. ft.
 Maximum floor area ratio (FAR): 0.40.
 Maximum height of 40 ft.
 15% of gross area shall be landscaped open space.
By-Right Zoning
 Rezoning Application is filed when:
The use and/or intensity desired by an
applicant is NOT listed in the Zoning
Ordinance as a Permitted Use, a Special
Permit Use or Special Exception Use for the
existing zoning district.
&
The use desired is NOT precluded by the
recommendations of the Comprehensive
Plan.
Rezoning Application
 Typical Proffers/Development Conditions:
Right-of-Way dedication
Transportation (vehicular, pedestrian,
bicycle, bus)
Tree preservation/streetscape
Development in accordance with Plans
Noise attenuation
Frontage improvements (sidewalks etc.)
Rezoning Application (cont.)
16
Annandale – Comprehensive Plan Amendment
In July 2010, the Fairfax County Board of Supervisors approved
the Annandale Community Business Center (CBC)
Comprehensive Plan Amendment
 Covers approximately 200 acres, including all of the
Annandale CRD
 Uses a form-based approach that provides flexibility by
using Building Types, Maximum Building Heights,
General/Specific Land Uses and Urban Design
Guidelines, along with the general Plan guidance, instead
of Floor Area Ratios (FAR), to guide development
 Emphasizes innovative urban design, streetscape,
placemaking, and context-sensitive design principles that
will contribute to and establish a cohesive and unique
identity
 Built form will relate to a network of usable and public
urban plazas and parks at a variety of scales and
Annandale Comprehensive
Plan
Annandale Comprehensive
Plan
 The Annandale CBC is divided into land units and sub-
units for the purpose of organizing land use
recommendations
Annandale Community Business Center (CBC) Sub-units
What is the Annandale Vision?
 An urban, mixed-use village center, including
more residences
 A walkable place that has multi-modal
transportation options
 A “sense of place” that highlights Annandale as
a unique and vibrant destination
 Quality development that allows people to live,
work, shop and play
(Icon Source: Prince George's County
Park and Open Space Concept
Streetscape Types
• Plan provides guidelines for pedestrian-oriented streetscape
• Hierarchy based upon types of streets
• Details reference Annandale Urban Design Guidelines
Streetscape
Avenue Streetscape (Columbia Pike,
etc.)
Boulevard Streetscape (I-
236)
 Plan is a form-based approach – emphasis is
on character and quality of development –
not floor area ratios (FARs)
 FARs are not a good indicator of project type,
quality, or character
 Plan provides flexibility in supporting
revitalization, while preserving and
enhancing this vision
 Plan generally provides for multiple uses and
a mix of uses in most of the CBC, in lieu of
single land-uses
Planning Approach
 Building heights be oriented towards the
center of the CBC and away from residential
areas
 Additional guidance has been added to
regulate orientation and placement of height
(provides more protections)
 Additional height may be achieved with
incentives
Planning Approach (cont.)
Incentive Development Option
 An increase in building height and
development potential may be exchanged for
providing an appropriate public benefit,
which may include but is not limited to the
following:
 Public/civic facilities (i.e. community center, public
park, etc.)
 Affordable/workforce housing
 Other public benefits identified by the county
Base
Development Option –
Building Heights
Incentive
Development Option
– Building Heights
Existing vs. Planned
Development
0
500
1,000
1,500
2,000
2,500
3,000
Existing
Planned
Total planned
development
capacity is
more than
double of the
existing
approved
amount
Existing & Planned Development
(Unit: 1000 SF)
Single Ownership of 3 Acres or
More
Characteristic of Property
Ownership
 Ownership by Korean
Characteristic of Property
Ownership
 Ownership by Korean
 About 57 % by number of property ownership
 About 23% by area of property ownership
By Area of Ownership
Korean
Partial
(Condo)
Non-Korean
By Number of
Ownership
23%
56% 21% 57%
43%
No/Little Consolidation Some Consolidation Mostly, Consolidation
Parcel Consolidation
 Comp. Plan generally calls for 3 acres for
incentive option
 All development must meet parking requirements
 Need certain parcel size to fit the garage
 Less likely to propose underground parking due
to higher underground parking cost
(Above ground: $15K, Underground: $30K)
 Comprehensive Plan’s requirement
Development Scenario
Comparison
By-Right Rezoning: Base Rezoning: Incentive
Option
By-Right Rezoning: Base Rezoning: Incentive
Total Block Size (Acre) 3 3 3
Zone C-6 PRM PRM
Number of Floors 1-2 Max. 6 Max. 8
Potential Yield* (sf) 50,000 200,000 300,000
V.S. V.S.
Property Consolidation – the Way to
Achieve the Comprehensive Plan Vision!
 Educate future clients
about how to realize
greater development
potential with property
consolidation
 Encourage adjacent
property owners to
work together
 Network about
possibilities and
consult with county
staff to achieve
development potential
(Image Source: Earlychildtrainingcenter.com)
Recent Development Projects
 YeChon Restaurant (4119
Hunner Rd)
 Special Exception
 Construct an overflow private parking
lot in a residential district
Recent Development Projects
(Proposed)
Zoning Site Plan
Review
Building
Permits &
Inspections’
Bond
Release
Recent Development Projects
 Quan Q. Nguyen & Ngan T. Nguyen
(outside of CRD: 4217 Evergreen Ln)
 Special Exception Amendment: Previously approved for office in residential
district
 Size: 0.47 Acres
 Zoning: R-5, HC, SC
 Proposed Use: Medical Office (2-story)
Proposed (Image Source: Quan Q.Nguyen)
Recent Development Projects
 Palace Plaza (next vacant parcel: 7133 Little River Tpke.)
 Site Plan Process
 Zoning: C-6
 Site Area: 0.61 Acres
 Proposed Use: Retail/Office
 Proposed Gross Floor Area: 8,253 SF
 Proposed FAR: 0.31
Recent Development Projects
 Hana Plaza (Little River Tpke/Markham St)
 Minor Site Plan Process
(Due to no exterior expansion)
 Façade Improvement
 Streetscape Improvement
(Proposed closing curb-cuts, street trees, etc.)
Proposed (Image Source: Levine Design
Contact
Visit OCR’s Web Page:
www.fcrevit.org
Contact Us:
Office of Community Revitalization (OCR)
12055 Government Center Parkway, Suite
1048
Fairfax, Virginia 22035
703-324-9300

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2.26.2014_Northern VA Realtor_Korean Forum 5

  • 1. ANNANDALE R E V I T A L I Z A T I O N P L A N Office, Commercial, Residential OFFICE OF COMMUNITY REVITALIZATION February 26, 2015
  • 2. Agenda  Background Information  Comprehensive Plan  Planning vs. Zoning  By-Right vs. Rezoning  Annandale Comprehensive Plan  Characteristics of Property Ownership  Property Consolidation  Development Projects
  • 3. 1988 Revitalization Program established by the Fairfax County Board of Supervisors (BOS) 1998 BOS amended the Zoning Ordinance to: • Establish 5 Commercial Revitalization Districts (CRD) • Establish new zoning district regulations and facilitated processes intended to improve opportunities for reinvestment and redevelopment in the county’s older commercial areas 2007 OCR established as a standalone office under the County Executive • The County’s Revitalization Program, at the direction of the BOS and through the OCR, took on a county-wide perspective 2012 BOS added Tysons to OCR as a strategic area of interest 2013 BOS directed additional staff in OCR to be allocated to the ongoing Reston planning and redevelopment efforts 3 Revitalization Program History
  • 4. CRD, CRA and Other Strategic Redevelopment Areas  5 CRDs: Zoning Overlay Districts with greater flexibility in applying certain zoning regulations Annandale Bailey’s Crossroads Seven Corners McLean Richmond Highway Springfield Lake Anne Merrifield Tysons 2 CRAs: Boundaries adopted by Board policy (not Zoning Overlay Districts) but can utilize certain CRD Ordinance signage and parking reduction provisions Other Areas: Tysons, Greater Springfield, Greater Reston Area
  • 6. County Agencies with Primary Role in Land Development Deputy County Executive Office of Community Revitalization (OCR) Department of Planning and Zoning (DPZ) Department of Public Works and Environmental Services (DPWES) Department of Code Compliance (DCC) Department of Transportation (DOT)
  • 7. OCR’s Mission & Services  Works with area revitalization groups  Undertakes community visioning  Participates in the review of development applications  Develops urban design guidelines  Provides information to promote the County’s revitalization program  Seeks to expand and diversify funding opportunities and public-private partnerships  Works on economic development initiatives Mission The Fairfax County Office of Community Revitalization (OCR) facilitates strategic redevelopment and investment opportunities within Fairfax County’s older commercial activity centers that align with the community's vision and improve the economic vitality, appearance and function of those areas.
  • 8. Revitalization: One Size Does Not Fit All Image Credit: St. Mary’s London
  • 9. o Role: A GUIDE for decision-making about the County’s land use o Scope: Anticipate change over the next 20- 40 years o Statutory mandate: required by the Code of Virginia to shape the orderly development of the county The Comprehensive Plan
  • 10. MoreSpecificDetailstoGeneralized Fairfax County Planning & Land Development Process Compre- hensive Plan • Long term land use • Community Input/Public Hearing Rezonin g/Proffe rs • Must be compatible with the Comprehensive Plan • Plan can be inconsistent with existing zoning at time of application submission • County gets improvements and development conditions that relate to impacts to the surrounding area • Community Input/Public Hearing Site Plan • More detailed information. Must concur with approved zoning and proffers Building Permits • Review on vertical structure
  • 11.  COMPREHENSIVE PLAN  GENERAL LAND USE GUIDANCE  Residential /Industrial/Mixed Use  Retail/Institutional/Public Open Space  Office/Parks  ZONING ORDINANCE  REGULATIONS TO IMPLEMENT THE PLAN  Residential districts: R-C, R-1, R-12  Commercial districts: C-1, C-2, C-5  Planned Development districts: PDC, PDH  Requirements: open space, transitional screenings, building setbacks … Planning vs. Zoning
  • 12.  The Zoning Ordinance contains the land development regulations that apply to each Zoning District within the County.  Each Zoning District is organized to identify: Uses by-right; Uses allowed by Special Permit; Uses allowed by Special Exception; Minimum lot size, yard and open space requirements; Maximum height – etc. Zoning Ordinance
  • 13.  Current zoning allows for a number of uses “by-right” without having to requesting a rezoning: For example, C-6 Community Retail Commercial District  Permitted uses: Colleges, eating establishments, funeral homes, health clubs, kennels, telecommunications facilities, offices, repair services, retail sales establishments-large…  Special Permit Uses: Places of worship with child care center/nursery, swim clubs, dance halls…  Special Exception Uses: Car washes, drive-through pharmacy, hotel, truck rental establishments…  Each zoning district has set requirements for development. For C-6:  Minimum lot area: 40,000 sq. ft.  Maximum floor area ratio (FAR): 0.40.  Maximum height of 40 ft.  15% of gross area shall be landscaped open space. By-Right Zoning
  • 14.  Rezoning Application is filed when: The use and/or intensity desired by an applicant is NOT listed in the Zoning Ordinance as a Permitted Use, a Special Permit Use or Special Exception Use for the existing zoning district. & The use desired is NOT precluded by the recommendations of the Comprehensive Plan. Rezoning Application
  • 15.  Typical Proffers/Development Conditions: Right-of-Way dedication Transportation (vehicular, pedestrian, bicycle, bus) Tree preservation/streetscape Development in accordance with Plans Noise attenuation Frontage improvements (sidewalks etc.) Rezoning Application (cont.)
  • 16. 16 Annandale – Comprehensive Plan Amendment In July 2010, the Fairfax County Board of Supervisors approved the Annandale Community Business Center (CBC) Comprehensive Plan Amendment  Covers approximately 200 acres, including all of the Annandale CRD  Uses a form-based approach that provides flexibility by using Building Types, Maximum Building Heights, General/Specific Land Uses and Urban Design Guidelines, along with the general Plan guidance, instead of Floor Area Ratios (FAR), to guide development  Emphasizes innovative urban design, streetscape, placemaking, and context-sensitive design principles that will contribute to and establish a cohesive and unique identity  Built form will relate to a network of usable and public urban plazas and parks at a variety of scales and Annandale Comprehensive Plan
  • 17. Annandale Comprehensive Plan  The Annandale CBC is divided into land units and sub- units for the purpose of organizing land use recommendations Annandale Community Business Center (CBC) Sub-units
  • 18. What is the Annandale Vision?  An urban, mixed-use village center, including more residences  A walkable place that has multi-modal transportation options  A “sense of place” that highlights Annandale as a unique and vibrant destination  Quality development that allows people to live, work, shop and play (Icon Source: Prince George's County
  • 19. Park and Open Space Concept
  • 21. • Plan provides guidelines for pedestrian-oriented streetscape • Hierarchy based upon types of streets • Details reference Annandale Urban Design Guidelines Streetscape Avenue Streetscape (Columbia Pike, etc.) Boulevard Streetscape (I- 236)
  • 22.  Plan is a form-based approach – emphasis is on character and quality of development – not floor area ratios (FARs)  FARs are not a good indicator of project type, quality, or character  Plan provides flexibility in supporting revitalization, while preserving and enhancing this vision  Plan generally provides for multiple uses and a mix of uses in most of the CBC, in lieu of single land-uses Planning Approach
  • 23.  Building heights be oriented towards the center of the CBC and away from residential areas  Additional guidance has been added to regulate orientation and placement of height (provides more protections)  Additional height may be achieved with incentives Planning Approach (cont.)
  • 24. Incentive Development Option  An increase in building height and development potential may be exchanged for providing an appropriate public benefit, which may include but is not limited to the following:  Public/civic facilities (i.e. community center, public park, etc.)  Affordable/workforce housing  Other public benefits identified by the county
  • 27. Existing vs. Planned Development 0 500 1,000 1,500 2,000 2,500 3,000 Existing Planned Total planned development capacity is more than double of the existing approved amount Existing & Planned Development (Unit: 1000 SF)
  • 28. Single Ownership of 3 Acres or More
  • 30. Characteristic of Property Ownership  Ownership by Korean  About 57 % by number of property ownership  About 23% by area of property ownership By Area of Ownership Korean Partial (Condo) Non-Korean By Number of Ownership 23% 56% 21% 57% 43%
  • 31. No/Little Consolidation Some Consolidation Mostly, Consolidation Parcel Consolidation  Comp. Plan generally calls for 3 acres for incentive option  All development must meet parking requirements  Need certain parcel size to fit the garage  Less likely to propose underground parking due to higher underground parking cost (Above ground: $15K, Underground: $30K)  Comprehensive Plan’s requirement
  • 32. Development Scenario Comparison By-Right Rezoning: Base Rezoning: Incentive Option By-Right Rezoning: Base Rezoning: Incentive Total Block Size (Acre) 3 3 3 Zone C-6 PRM PRM Number of Floors 1-2 Max. 6 Max. 8 Potential Yield* (sf) 50,000 200,000 300,000 V.S. V.S.
  • 33. Property Consolidation – the Way to Achieve the Comprehensive Plan Vision!  Educate future clients about how to realize greater development potential with property consolidation  Encourage adjacent property owners to work together  Network about possibilities and consult with county staff to achieve development potential (Image Source: Earlychildtrainingcenter.com)
  • 34. Recent Development Projects  YeChon Restaurant (4119 Hunner Rd)  Special Exception  Construct an overflow private parking lot in a residential district
  • 35. Recent Development Projects (Proposed) Zoning Site Plan Review Building Permits & Inspections’ Bond Release
  • 36. Recent Development Projects  Quan Q. Nguyen & Ngan T. Nguyen (outside of CRD: 4217 Evergreen Ln)  Special Exception Amendment: Previously approved for office in residential district  Size: 0.47 Acres  Zoning: R-5, HC, SC  Proposed Use: Medical Office (2-story) Proposed (Image Source: Quan Q.Nguyen)
  • 37. Recent Development Projects  Palace Plaza (next vacant parcel: 7133 Little River Tpke.)  Site Plan Process  Zoning: C-6  Site Area: 0.61 Acres  Proposed Use: Retail/Office  Proposed Gross Floor Area: 8,253 SF  Proposed FAR: 0.31
  • 38. Recent Development Projects  Hana Plaza (Little River Tpke/Markham St)  Minor Site Plan Process (Due to no exterior expansion)  Façade Improvement  Streetscape Improvement (Proposed closing curb-cuts, street trees, etc.) Proposed (Image Source: Levine Design
  • 39. Contact Visit OCR’s Web Page: www.fcrevit.org Contact Us: Office of Community Revitalization (OCR) 12055 Government Center Parkway, Suite 1048 Fairfax, Virginia 22035 703-324-9300