Draft Reston TC Committee Presentation 7-27-10

8/9/2019 Draft Reston TC Committee Presentation 7-27-10

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Town Center CommitteeTown Center CommitteeReston Master Plan Special Study Task ForceReston Master Plan Special Study Task Force

Report to the Task Force on the Current StateReport to the Task Force on the Current Stateof the Draft Committee Reportof the Draft Committee Report

Task Force MeetingTask Force MeetingJuly 27, 2010July 27, 2010


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TC Committee MembersTC Committee Members

Pete Otteni and Robert Goudie, CoPete Otteni and Robert Goudie, Co--ChairsChairs

Bill KeefeBill Keefe

Mark LooneyMark Looney Susan MockenhauptSusan Mockenhaupt Rae NoritakeRae Noritake

TerriPhillipsTerriPhillips Joe StowersJoe Stowers Phil TobeyPhil Tobey


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Committee Methodology:Committee Methodology:

Collaborative ApproachCollaborative Approach

Atevery meeting, public and landowners atthetableAtevery meeting, publicand landownersatthetable Open Forum every meetingOpen Forum every meeting

Wide lat

itude

toallow commen

tary even during mee

tingsWide l

atitude

toallow commen

tary even during mee

tings Landownersnoton Committeeactively attended and participatedLandownersnoton Committeeactively attended and participated

County Staffacross departmentsCounty Staffacross departments RMAGRMAG ParksAuthorityParksAuthority Interdepartmental dialogueInterdepartmental dialogue

Pla

nningPla

nning OthersOthers

MWAAMWAA USGS USGS


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Topics Not AddressedTopics Not Addressed

Infrastructure NeedsAssessmentInfrastructure NeedsAssessment Ne cessary preconditionNecessary precondition

Not justTC buttotality ofTFsrecommendationsNot justTC buttotality ofTFsrecommendations

Beyond CommitteesscopeBeyond Committeesscope

Air RightsAir Rights Position:Position: embed pylonsnowembed pylonsnow

PreservefutureairrightsPreservefutureairrights nextevolutionofTCnextevolutionofTC

Discussairrights visionforTCasairrights becomesDiscussairrights visionforTCasairrights becomeseconomically feasible, notnoweconomically feasible, notnow


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VisionVision

Overarching vision: TC Metro will beaOverarching vision: TC Metro will beadynamic, balanced, mixed usedynamic, balanced, mixed usedestinationdestination--originationstationoriginationstation

Key drivers will be extending urbanKey drivers will be extending urban

coresouthtothe Metroand incentingcoresouthtothe Metroand incentingnew residentialnew residential


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Area VisionsArea Visions

Metro North (parcels D3, 4, and 5)Metro North (parcels D3, 4, and 5) Extensionoftheurbancoresouthto MetroExtensionoftheurbancoresouthto Metro

Urbanplaza withsignatureretail, dynamicnightlife, hotelUrbanplaza withsignatureretail, dynamicnightlife, hotel

withconventioncapacity, new officeand residentialwithconventioncapacity, new officeand residential

Metro South (parcels E3, 4, and 5)Metro South (parcels E3, 4, and 5) Re zonefromsuburbanofficeparktonew mixed useRezonefromsuburbanofficeparktonew mixed use

space; notan extensionofurbancore butownidentityspace; notan extensionofurbancore butownidentity(thinknew villagecenter withheaviercommercial)(thinknew villagecenter withheaviercommercial)

TCN (Inovaand County land units)TCN (Inovaand County land units) Moreurban withcentral focuson governmentuses, townMoreurban withcentral focuson governmentuses, town

green, and new residential withsupporting retailgreen, and new residential withsupporting retail


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Essential Framework toEssential Framework to

Implement the VisionImplement the Vision MusthavehigherFARs (muchofareaMusthavehigherFARs (muchofarea

already builtoutcommercial somustincentalready builtoutcommercial somustincenttocreatemixed use)tocreatemixed use)

Valueproposition: ToachieveFARs beyondValueproposition: ToachieveFARs beyondcurrentzoning developersmustprovide:currentzoning developersmustprovide: GridGrid

GreenGreen Distinctive DesignDistinctiveDesign 1:1 SFresidential:commercial balance1:1 SFresidential:commercial balance


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1. Grid/Connectivity1. Grid/Connectivity

Key isintraKey isintra-- and interand inter--parcelparcelconnectivityconnectivity

Some land unitsa grid, othersnotSome land unitsa grid, othersnot

CompletestreetsCompletestreets Accommodateall modesoftravelAccommodateall modesoftravel

Bike/ped sepa

rat

ionBike/ped sepa

rat

ion Improved crossingsImproved crossings

Bikeparking and sharingBikeparking and sharing


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2. Green2. Green Open SpaceOpen Space

Planfromtheoutset; setgoalsPlanfromtheoutset; setgoals Challengeinspacesalready builtoutChallengeinspacesalready builtout

Needaddi

tion

al discussiononhow

toNeed

addi

tion

al discussiononhow

toincent/accommodateincent/accommodate

Central greensafocusaugmented with:Central greensafocusaugmented with: TrafficcalmingTrafficcalming Pedestrianpathwaysthrough blocksPedestrianpathwaysthrough blocks

Land unitbuffersasappropriateLand unitbuffersasappropriate Capitalizeonstorm waterpondsCapitalizeonstorm waterponds Innovativeusesofbuilding rooftopsInnovativeusesofbuilding rooftops


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3. Distinctive Design3. Distinctive Design

KeepTC leading edgeKeepTC leading edge

Strong messageforthe designreviewStrong messageforthe designreviewmechanismmechanism


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4. 1:1 for Higher FARs4. 1:1 for Higher FARs

Whatishealthy,mixed useTOD (healthyWhatishealthy,mixed useTOD (healthymeaning dynamicspace butalsotrafficmitigation)?meaning dynamicspace butalsotrafficmitigation)?

GMU cites Ballstonasmodel:GMU cites Ballstonasmodel: 4:1 jobs:households4:1 jobs:households 1:1 SFresidential:office1:1 SFresidential:office SeealsoCrystal City (moving to 1:1 SFres:office)SeealsoCrystal City (moving to 1:1 SFres:office)

TCa

reacurren

tly morehe

avily commerci

alTC

areacurren

tly morehe

avily commerci

al Partly organicPartly organic

Partly becauseresidential inRCIG prohibitedPartly becauseresidential inRCIG prohibited

CompPlancurrentlyCompPlancurrently 40:60 SFres:non40:60 SFres:non--resres


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1:1 contd1:1 contd

Apply toany property subjecttoazoningApply toany property subjecttoazoningapplicationapplication

Encouraging jointorcollaborativezoningEncouraging jointorcollaborativezoning So long asoverall application 1:1, okSo long asoverall application 1:1, ok

Residential notrequired to be builtatsameResidential notrequired to be builtatsame

timeascommercialtimeascommercial Lag possible, butgetresidential land banksLag possible, butgetresidential land banks


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Why Push 1:1?Why Push 1:1?

Need residential tomitigate (noteliminate)trafficNeed residential tomitigate (noteliminate)trafficimpacts (walkto work/Metro/nightlife)impacts (walkto work/Metro/nightlife)

Residential can beharderto build (often lessROI)Residential can beharderto build (often lessROI)

SeeCenterforTransitSeeCenterforTransit--Oriented Development, p.8Oriented Development, p.8

((http://www.reconnectingamerica.org/public/show/http://www.reconnectingamerica.org/public/show/tod202tod202) (toughestchallengeinalready) (toughestchallengeinalready--builtoutbuiltoutTODareasis getting residential built).TODareasis getting residential built).


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1:1 contd1:1 contd

TBD: hotel, retail, and/orothernonTBD: hotel, retail, and/orothernon--peakpeakusesoutsidetheratio?usesoutsidetheratio?

Issue: should we encourageusesthatdontIssue: should we encourageusesthatdontgeneratepeak load traffics (asoffice does)?generatepeak load traffics (asoffice does)?

All makestrong neighborhood contributions:All makestrong neighborhood contributions:

HotelHotel low impacttoinfrastructurelow impacttoinfrastructure

RetailRetail Essential tocreating dynamic destinationEssential tocreating dynamic destination

OtherOther museums, arts, otherpublicamenitiesmuseums, arts, otherpublicamenities


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1:1 contd1:1 contd

Alternativesargued:Alternativesargued: 2.5:1 SFtokeep jobs:2.5:1 SFtokeep jobs:workersworkers in balance goingin balance going

forwardforward

4:1 SFtocatchupforcurrent jobs:workers4:1 SFtocatchupforcurrent jobs:workersimbalanceimbalance

Majority opposes:Majority opposes: NoprecedentNoprecedent

Couldfree

zenew developmen

tCould

free

zenew developmen

t

1:1 SFafloornotceiling1:1 SFafloornotceiling DecideTCand then lookto GreaterRestonasaDecideTCand then lookto GreaterRestonasa

wholewhole maybemorethan 1:1 SFmaybemorethan 1:1 SF


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Resulting FARsResulting FARs

TBD: 5.0 placeholderTBD: 5.0 placeholder

Letgood projectsnotFAR limits driveLetgood projectsnotFAR limits drivedecisionsdecisions

Ceiling mustbehigh enoughtopermitCeiling mustbehigh enoughtopermit

realizationofTC visionReston wantsrealizationofTC visionReston wants Notstarting fromscratch; profitablecommercialNotstarting fromscratch; profitablecommercialspacealready onthe groundspacealready onthe ground

Mustincenttoredeveloptonew visionMustincenttoredeveloptonew vision


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Draft GraphicDraft Graphic

PresentationPresentation NotpartofCompPlanNotpartofCompPlan

One depictionofthemes; othersOne depictionofthemes; otherspossiblepossible

Final TBDthroughnormal planningFinal TBDthroughnormal planningprocessesprocesses


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TC Metro NorthTC Metro North

Extend urbancoreto MetroExtend urbancoreto Metro

Create dynamic, balanced, mixed useCreate dynamic, balanced, mixed use

destinationdestination--originationstationoriginationstation Platformidea; urbanplazaPlatformidea; urbanplaza

Signatureretail; restaurantsand nightlife;Signatureretail; restaurantsand nightlife;

hotel wi

thcon

ferencec

apa

city; possiblyho

tel wi

thcon

ferencec

apa

city; possiblyprominentpublicamenityprominentpublicamenity

NN--SconnectivitySconnectivity


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TC Metro SouthTC Metro South

MovefromsuburbanofficeparktoMovefromsuburbanofficeparktomixed useidentity (rezone)mixed useidentity (rezone)

Unlikely to extend urbancore; createUnlikely to extend urbancore; createitsownidentityitsownidentity

Connectivity and openspacekeyConnectivity and openspacekey

challengesch

allenges

ToreshapemusthaveadequateToreshapemusthaveadequateincentivesor will stay commercialincentivesor will stay commercial


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Town Center North (TCN)Town Center North (TCN)

Moreurban butnot extensionofurbanMoreurban butnot extensionofurbancorecore

Strong focuson governmentcenterStrong focuson governmentcenter(consolidated)and town green(consolidated)and town green

Key residential location withKey residential location with

supporting re

tailsuppor

ting re

tail

BuscirculatortotietogetherBuscirculatortotietogether

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Documents

Draft Reston TC Committee Presentation 7-27-10