Presentation on how some of the lessons learned from 30 years of planning and development in Arlington and elsewhere, with specific attention to transit oriented development and walkable urbanism, could be applied to the Bailey’s Crossroads area in Fairfax County, Virginia. This area is presently a typical suburban commercial area that is in a high growth market and likely to be served by improved public transit in the near future. Discussion included how to use public-private partnerships and how to “reality test” the economic and financial feasibility of possible planning concepts. Also underscores the importance of and possible methods of altering the parking paradigm in these types of suburban areas if they wish to become more attractive, sustainable and green urban places.

1. Implementing the Plan
Implementing
Revitalization
Some Principles for Bailey’s Crossroads
Peter L. Bass
July, 2010

2. Implementing the Plan
You need an Action Plan
that describes not only
the vision but ..
also puts in place the
tools and programs to
get there!
CRAFTING THE PLAN IMPLEMENTATION

3. Implementing the Plan
CRAFTING THE PLAN IMPLEMENTATION
Process
Principles
Tools
Examples
§ Arlington County
• Columbia Pike
• Nauck
• R-B Corridor Sector Plans
§ Other
• TOD Work
• Streetcar Projects

4. Implementing the Plan
CRAFTING: BROAD VISION
Columbia Pike
Bailey’s Xroads

5. Implementing the Plan
CRAFTING: MOVING TOWARDS SPECIFICS
Columbia Pike Example Next Door
CORRIDOR
(1990,1998, 2002)
TOWN CENTER
(2002-2005)

6. Implementing the Plan
CRAFTING: VISION INTO TOOLS

7. Implementing the Plan
SOME OF THE TOOLS

8. Implementing the Plan
RESULTS: 1550 UNITS BUILT AND UC;
500+ APPROVED AND IN PROCESS

9. Implementing the Plan
# Recommendation Timing Departments Funding Source Impact
1 Adopt the Nauck Village Center Action Plan. July 2004 CB
Mtg.
CPHD NA The plan will provide a polciy framework that will guide future
County Board action relative to development within the area.
Land Use and Zoning
2 Designate the “Nauck Village Center Special
Revitalization District”.
July 2004 CB
Mtg.
CPHD NA All properties within the boundaries of this district will be eligible
for special regulations and incentives recommended in this plan.
3 Change land use designations on the GLUP. July 2004 CB
Mtg.
CPHD NA These changes will ensure that the County's General Land Use
Plan is consistent with the vision and concept presented in the
Nauck Village Center Action Plan.
4 Amend Section 31.A.17 of the Zoning
Ordinance to include new provisions under
Unified Commercial/Mixed Use Development
specific to properties located in the "Nauck
Village Center Special Revitalization District."
July 2004 CB
Mtg.
CPHD NA This amendment will modify the requirements for Unified
Commercial/Mixed Use Developments within "C-2" Service
Commercial Districts so that such developments within the Nauck
Special Revitalization District are encouraged to occur in such a
manner that th
Transportation
5 Install a traffic light at the intersection of 24th
Road South and Shirlington Road.
ST DES Already Funded This signal will increase safety at this key intersection near the
town square.
6 Install a right hand turn lane on north-bound
Shirlington Road at 24th Road South.
MT DES Developer/
Commercial
Revitalization
Program/TBD
This improvement will ease the flow of traffic at this key location.
7 Add bike route signage on South Kenmore
Street north of 24th Road South and add a
dedicated bike lane on Shirlington Road south
of 24th Road South.
MT DES TBD These improvements will provide a safe and efficient route for
bicyclists to access and travel through the area.
8 Design and develop gateway features at the
intersection of Glebe Road and Shirlington
Road as well as at the intersection of 24th
Road South and Glebe Road.
ST DES Comm.
Revitalization
Program/TBD
These features will enhance the appearance of the area and
provide an inviting image that will help support the establishment
of businesses in the area.
9 Review the current routing and location of
stops and shelters for local bus service in and
through the Nauck community.
ST DES TBD This process will help ensure that transit service adequately
addresses the needs of residents and businesses.
10 Prepare an analysis as to possible locations for
public parking facilities along Shirlington
Road.
MT DES, AED,
CPHD
TBD Publicly funded parking facilities can serve as a development
subsidy, lowering the cost of new development through the
provision of shared parking. Well located facilities will support
successful business development.
11 Develop “Crescent Area” street grid. ST DES, CPHD TBD A street grid in this area will provide travel routes within and
through the area, relieving potential congestion along Shirlington
Road. This will allow Shirlington Road to become more pedestrian
focused. Additionally, a street grid will allow future p
Economic Development
12 Designate a Nauck Village Center Advisory
Committee.
ST/on-going CPHD, CMO NA This team will ensure that community concerns and plan goals are
addressed early in the development process.
13 Designate a Nauck Village Center
Implementation Team in the County
Government.
ST/on-going CPHD, AED,
DES, CMO
NA This team will support the efforts of the community team in
implementing the plan and responding to development proposals.
14 Offer Technical/Professional Services
Grants/Loans.
ST/on-going CPHD, AED,
DMF
CDBG/TBD This program will increase opportunities for redevelopment by
lowering the initial cost of a project.
15 Adopt Partial Property Tax Exemptions. ST/on-going
(advertise in
Jul. for Sept.)
CPHD, DMF,
AED
NA The general exemption will lower the cost of development within
the Nauck SRD by exempting the value of future improvments (for
certain projects) from taxation. This program increases the length
of exemption possible for certain projects that provide aff
16 Establish an Infrastructure Funding Assistance
Program.
ST/on-going
(Comm. Rev.
App. Due
June 18)
CPHD, DES Commercial
Revitalization
Program/other
County funds
The provision of funds for infrastructure improvements (potentially
including sidewalk, curb/gutter, parking and public spaces) will
lower costs for the developer allowing projects to go forward in
support of the plan.
17 Request funds from the “Commercial
Revitalization Fund” and/or other CIP sources.
ST CPHD, DES NA Thes funds would be used primarily for recommendations 16 and
18.
18 Develop and implement the Town Square
Project Plan.
ST CPHD, DES,
PRCR
Commercial
Revitalization
Program/other
County funds
The Town Square will be an important focal point of a revitalized
Nauck Village Center. Early planning and implementation of this
component of the vision will support present and future private
investment.
19 Encourage the use of bonus density. ST/on-going CPHD NA Used within the guidelines presented by the vision and the
concept plan, bonus density can provide a significant incentive for
the creation of additional affordable housing units.
20 Allow grants of surplus public property to
achieve additional affordable housing.
ST/on-going CPHD, DES,
DMF
NA Grants of surplus public property will serve as a direct subsidy for
projects that supply the requested amount of affordable housing.
21 Encourage access to County housing funds. ST/on-going CPHD, DMF AHIF, HRF, ETC. Projects within the Nauck Village Center Special Revitalization
District should be encouraged to access County housing funds in
order to increase the number of affordable housing units or to
increase the level of housing subsidy.
"ST" denotes short-term recommendations expected to be underway by Fall 2004.
"MT" denotes medium-term recommendations expected to begin within 1-3 years.
Another Example : 21 Comprehensive Actions
Nauck Village

10. Implementing the Plan
SOME SPECIFICS: PLANNING REGULATIONS
• Adopt a “Preferred Vision”
• Comprehensive Plan Amendments
• Changes in Zoning Code
(specific to the Revitalization District)
• Form Based Code?
• Design standards
• Parking requirements

11. Implementing the Plan
SOME SPECIFICS: A FEW WORDS ON PARKING:
Reduce requirements/make more flexible!
(especially as transit and land use mix improves)
• Reduce ratios once streetcar reaches parcels (Portland)
• Share parking among uses
• Allow/encourage off-site solutions
• e.g. public garages/Parking District
(Bethesda model)
• Credits for on-street spaces, Zipcar, TDM solutions

12. Implementing the Plan
SOME SPECIFICS: INFRASTRUCTURE P3s
• Approve and commit to long term plan for circulation, transportation and public
open space
(street grid, transit solutions, bike ways, trails, parks..)
• Establish an infrastructure funding assistance program
(especially streets, streetscape, parking)
• Schedule public capital improvement program elements
• Provide a match program for individual site plans
• Up-front provision via Improvement District funds (special assessment, TIF?)
• Bonus density?

13. Implementing the Plan
OTHER FORMS OF PUBLIC INVESTMENT
• Predevelopment technical /professional services grants/
loans
• Partial property tax exemptions:
• Projects that get up and going could get exemption on increase in
value for a given number of years , up to a sunset date
• Longer exemptions for affordable housing?
• Kickoff with a few signature projects
• Public improvements, gateways, park, transit
• P3’s with key “ready to go” larger private parcels

14. Implementing the Plan
Parkland Hospital TOD
Dallas, TexasTOD: Busy Light Rail Station
Compare with Leesburg and S. Jefferson site

15. Implementing the Plan
Leander TOD
Leander, Texas
2009 2010 2011 2012 2013 2014 2015 2016
Item Quantity
TOD Fund:
Sources:
Income from Rents, Parking, TIF (1)$0 $0 $0 $326,849 $369,508 $445,837 $1,123,148 $1,315,434
Bond Proceeds (2) $0 $0 $0 $3,760,000 $0 $0 $10,340,000 $0
Net on Sale of Project (3)
Total - Sources $0 $0 $0 $4,086,849 $369,508 $445,837 $11,463,148 $1,315,434
Outgoes:
Annual Debt Service (4) $0 $0 $0 $312,907 $312,907 $312,907 $1,173,401 $1,173,401
Development Costs (5) $0 $0 $0 $0 $0 $0 $0 $0
Total - Outgoes $0 $0 $0 $312,907 $312,907 $312,907 $1,173,401 $1,173,401
Cash Flow
Annual Net Cash Flow $0 $0 $0 $3,773,942 $56,601 $132,930 $10,289,747 $142,033
Internal Rate of Return 16.2%
Cumulative Cash Flow $0 $0 $0 $3,773,942 $3,830,542 $3,963,472 $14,253,220 $14,395,253
Net Present Value at4% $11,300,704
(1)
Ground Rents (6) $157,000 $194,563 $254,112 $714,697 $875,081
Parking Fees (7) $0 $0 $0 $0 $0
TIF Funds: City (8) $95,242 $98,099 $107,509 $229,038 $246,927
TIF Funds: Other Entities (8) $74,606 $76,845 $84,216 $179,413 $193,426
Year
Income to Capital Metro Leander TOD Fund
RealityTesting℠
a TOD P3