The document provides background information on revitalization efforts in Annandale, Virginia. It discusses the establishment of a Commercial Revitalization District and amendments to the Comprehensive Plan to guide development. The plan emphasizes creating an urban, mixed-use area with walkable streets and a unique sense of place. Recent development projects in the area include renovations, new medical offices, and retail/office spaces utilizing incentives to consolidate parcels and increase building heights.
Planning for Broadway now provides an opportunity to
coordinate transit-supportive land use, affordable housing
policies, transportation connectivity and public realm
design with the rapid transit project.
Planning for Broadway now provides an opportunity to
coordinate transit-supportive land use, affordable housing
policies, transportation connectivity and public realm
design with the rapid transit project.
master plan and comparative analysis of National and International case study.MIRAL SONI
Greater Bhiwadi Master Plan 2031 and Paris Master plan 2030. Comparative analysis of both plan. How planning practices in India and Outside India. What factor consider while planning.
PLNPCM2016-00600, Planned Development Ordinance Amendments
Salt Lake City Planning Commission
From: Wayne Mills, Senior Planner
801-535-7282
Date: January 25, 2017
Re: PLNPCM2016-00600, Planned Development Ordinance Amendments
This slideshow was presented the Broadview Heights City Council on May 24, 2021. For more information, please visit https://www.countyplanning.us/projects/broadview-heights-master-plan/
A Report on Urban Redevelopment which covers Introduction, Indicators of Redevelopment(Construction, Rehabilitation & Relocation), Local Study(Bangladesh), International Study of Redevelopment, Preservation aspect, and most important part of Redevelopment i.e. Methodology.
Comprehensive Plan Amendment Work Program Process (March 22, 2017)Fairfax County
The current and the proposed changes to the Comprehensive Plan Amendment Work Program process are explained. This presentation describes:
• Why the county amends the plan
• What is the current process
• What was learned from the evaluation of the process
• What was the outcome of that evaluation?
The Comprehensive Plan is Fairfax County’s policy guide for making land use decisions and is amended on a regular basis to ensure that its goals and objectives support sound land used decision making.
9/10 SAT 8:30 | Planning for Walkable Multimodal NeighborhoodsAPA Florida
Renea Vincent
Whit Blanton
Scott Swearengen
Shilpa Mehta
The City of Tarpon Springs seeks to revitalize its downtown core areas and encourage redevelopment for a vibrant, thriving, destination with a wide range of travel options. The principal ways proving access to the City's urban neighborhoods are constrained and cannot be widened to meet existing or future demand generated by redevelopment. In addition, existing future land use and zoning regulations are out of touch with the area's traditional urban form.
A planning approach for fast changing “Socio-Political” environment: A case o...Purushottam Uttarwar
Rapid urbanisation is posing a challenge to planners,environmentalists and administrators.Traditional planning approaches and tools are ineffective to deal with emerging situation.Therefore a novel planning approach for emerging socio polotical environment.
master plan and comparative analysis of National and International case study.MIRAL SONI
Greater Bhiwadi Master Plan 2031 and Paris Master plan 2030. Comparative analysis of both plan. How planning practices in India and Outside India. What factor consider while planning.
PLNPCM2016-00600, Planned Development Ordinance Amendments
Salt Lake City Planning Commission
From: Wayne Mills, Senior Planner
801-535-7282
Date: January 25, 2017
Re: PLNPCM2016-00600, Planned Development Ordinance Amendments
This slideshow was presented the Broadview Heights City Council on May 24, 2021. For more information, please visit https://www.countyplanning.us/projects/broadview-heights-master-plan/
A Report on Urban Redevelopment which covers Introduction, Indicators of Redevelopment(Construction, Rehabilitation & Relocation), Local Study(Bangladesh), International Study of Redevelopment, Preservation aspect, and most important part of Redevelopment i.e. Methodology.
Comprehensive Plan Amendment Work Program Process (March 22, 2017)Fairfax County
The current and the proposed changes to the Comprehensive Plan Amendment Work Program process are explained. This presentation describes:
• Why the county amends the plan
• What is the current process
• What was learned from the evaluation of the process
• What was the outcome of that evaluation?
The Comprehensive Plan is Fairfax County’s policy guide for making land use decisions and is amended on a regular basis to ensure that its goals and objectives support sound land used decision making.
9/10 SAT 8:30 | Planning for Walkable Multimodal NeighborhoodsAPA Florida
Renea Vincent
Whit Blanton
Scott Swearengen
Shilpa Mehta
The City of Tarpon Springs seeks to revitalize its downtown core areas and encourage redevelopment for a vibrant, thriving, destination with a wide range of travel options. The principal ways proving access to the City's urban neighborhoods are constrained and cannot be widened to meet existing or future demand generated by redevelopment. In addition, existing future land use and zoning regulations are out of touch with the area's traditional urban form.
A planning approach for fast changing “Socio-Political” environment: A case o...Purushottam Uttarwar
Rapid urbanisation is posing a challenge to planners,environmentalists and administrators.Traditional planning approaches and tools are ineffective to deal with emerging situation.Therefore a novel planning approach for emerging socio polotical environment.
Proximo Technologies is a Global Systems Development and Integration company with primary focus on Application Software Development, Product Development, Web Development and Remote DBA support services.
Chennai the fourth largest metropolis in India. Chennai Metropolitan Area (CMA) extends over 1189 sq.km.and comprises of
Chennai Corporation,
16 Municipalities,
20 Town Panchayats and
214 villages covered in 10 Panchayats Unions
It encompasses the Chennai District (176 sq.km.), part of Thiruvallur District (637 sq.km.) and a part of Kancheepuram District (376 sq.km.).
Goals of the study were to:
-Redistribute mixed-use throughout the City in a more efficient way.
-Evaluate the suitability of mixed-use development in commerce areas. Staff developed a list of benefits and constraints associated with mixed-use followed by recommendations per Commerce Area land use and General Plan modifications.
-Ensure connection of mixed-use to a potential pedestrian-oriented area instead of scattering mixed use throughout the City.
Norfolk County - Community Improvement Plan for Agriculture - Municpal Ag Ec ...Carolyn Puterbough
Using Planning Tools to Support Farm Viability - How Do Community Improvement Plans work for Value Added Agriculture? Presented by Linda D'Hondt-Crandon, Norfolk County
Urban Design Guidelines for High-rise BuildingsBemnetLeykun
High-rise buildings are one of the possible building types that contribute
to intensification and efficient development patterns that support
healthy, liveable and safe communities. The Official Plan directs
high-rise buildings to the nodes and corridors where intensification
is expected and encouraged, including: the Central Area, the Mixed-Use
Centres (including the emerging downtown districts and Transit
Oriented Development areas), some locations along the Arterial
Mainstreets, as well as the Town Centres. These are the locations
where new high-rise developments are most likely to occur
The Village of Newburgh Heights Planning & Zoning Code and Official Zoning Map update will strengthen the community’s policy decisions, support the Village’s vision and master plan, and bring its Ordinance up to date with contemporary language, standards, and policies.
__ATTACHMENT A - Mixed Use Recommendations Ventura_sample with intro RR
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.
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. MoreSpecificDetailstoGeneralized
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
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
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
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
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