Transforming Tysons

Tysons Corner Urban CenterComprehensive Plan

Linda E. Hollis, AICPDepartment of Planning & ZoningFairfax CountySeptember 27, 2011

Image source: VDOT

Tysons Today

“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

4

Tysons by the Numbers

• 2,100 acres

(0.8% of Fairfax County)

• 17,000 residents

(1.6% of County total)

• 105,000 jobs

(18.5% of County total)

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Tysons Comprehensive Plan

• Planning process began in 2005 with creation of citizen task force following FTA record of decision for Dulles Rail

• Plan adopted by County Board in June 2010

• Blueprint for future redevelopment proposals

• American Planning Association’s 2011 Daniel Burnham Award for a Comprehensive Plan

Image source: American Planning Association

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Vision for Tysons

A livable urban center with

• 100,000 residents; 200,000 jobs• Grid of complete streets• Transit-oriented development• Facilities for pedestrians & bikes• Transportation demand management

and parking maximums• Parks, plazas, and open space• Green buildings and environmental

stewardship• Arts and cultural opportunities

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Intensity Concept Map

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Affordable/Workforce Housing• 20% of new housing units

affordable to incomes ranging from 50% - 120% of area median income (AMI)

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 unitsImage source: The Lofts at Park Crest

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Workforce Housing Details• Development within ¼ mile of a Metro station

is not subject to a maximum FAR; must meet 20% WDU policy

• 20% bonus density allowed for sites more than ¼ mile from Metro station– Any bonus units created are excluded from WDU

calculation

Image sources: Torti Gallas, Goody Clancy, Loree Grand

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Workforce Housing Details• Creative strategies for

providing housing can be considered• Housing “bank” similar to

wetlands bank• Incorporating WDUs into public

buildings• Off-site provision of WDUs

(within Tysons planning boundary)

• Flexibility in % requirement allowed for meeting additional housing needs (e.g. lower income tiers) Image source: Lofts at Park Crest

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Linkage Contribution• Non-residential contribution

toward creating affordable housing opportunities in Tysons• $3.00 upfront or $0.25

annually per non-residential square foot

• Ground floor retail excluded from contribution

• Board recommendation to consider county-wide policy

Image source: Georgelas Group

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Zoning Ordinance Amendment• Comprehensive Plan is a guide

for future development

• Zoning Ordinance implements the Comprehensive Plan

• Proposals to rezone property are evaluated for conformance with Comprehensive Plan

• New zoning district (PTC) established specifically for Tysons

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Rezoning Cases Submitted

1/4 mile Metro rings

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Spring Hill Station (Georgelas)

Spring Hill Rd

Tyco Rd

Rt. 7

Image source: Bing Maps

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Spring Hill Station (Georgelas)

Spring Hill Rd

Tyco Rd

Rt. 7

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Spring Hill Rd.

Rt. 7

Dominion Square (CARS)

Image source: Bing Maps

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Metro Station

Dominion Square (CARS)

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Rt. 7

Rt. 123

Pinnacle Dr.

Tysons Central (NV Comm.)

Image source: Bing Maps

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Metro Station

Tysons Central (NV Comm.)

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Rt. 123

Jone

s Bra

nch

Dr.

Tysons Blvd.

Westpark Dr.

WestPark (Cityline)

Image source: Bing Maps

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WestPark (Cityline)

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Rt. 123

Scotts

Cross

ing Rd.

Capital Beltway

Capital One

Image source: Bing Maps

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Metro Station

Existing Cap One

Buildings

Capital One

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Rt. 123

Anderson Rd.

Colshire Dr.

Old M

eado

w Rd.

Scotts Run Station (Cityline)

Image source: Bing Maps

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Metro Station

Scotts Run Station (Cityline)

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Anderson Rd.Colshire Dr.

The Commons (LCOR)

Image source: Bing Maps

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The Commons (LCOR)

2828

For more information, please go to www.fairfaxcounty.gov/tysons