Reston Density Presentation--DPZ

8/9/2019 Reston Density Presentation--DPZ

1/19

1

How to Calculate PRC Population

& Density under Zoning Ordinance

• 13 persons per acre

• 6,224 acres zoned PRC (2006)

(For a maximum population of 80,912)

• Dwelling unit type and count

• Average household size

(“Population factors”)


2/19

2

Number of Dwelling Units*

Dwelling Unit Type Number of Units

Single family, detached 4,247

Single family, attached 8,205

Garden (4 or less stories) 10,475

Elevator (5 or more stories) 3,516

* 2006 DPZ estimate based on Dept. of Tax Admin. & Plan Control data


3/19

3

2006 Reston Population Calculation*

Unit type # Units1974

Factor Population Total

Single family

detached

4,247 3.5 14,865

Single family

attached8,205 3.0 24,615

Garden 10,475 2.5 26,188Elevator 3,516 2.0 7,032

72,700

* With Pre-Zoning Ordinance Amendment population factors and DPZ unitcount


4/19

4

2006 Reston Density:

Persons / Acre

Zoning Ordinance population / acres zoned PRC =

persons per acre

72,700 persons / 6,224 acres = 11.68 persons/acre

Max. population – Zoning Ordinance population =

persons of available density

80,912 – 72,700 = 8,212 persons


5/19

5

2006 Residential Development

Potential

8,212 persons of available density =

2,346 single family detached units

or 2,737 single family attached units

or

3,284 garden unitsor

4,106 elevator units


6/19

6

2007 Pending Applications*

Project # Units Status

JGB/Reston Sheraton 498 MF PRC Plan Pending

Oracle Site 457 MF CPA Approved

Equity 560 MF PCA/DPA Pending

Spectrum/Lerner 1443 MF CPA Pending

Summit/ParcReston/

Jonathan’s Keepe**110 MF PCA/DPA Pending

Boston Properties 359 MF PCA/DPA (Deferred)

TOTAL UNITS 3,427 MF

* All elevator units. ** Original PCA approved for 696 units, of which 586 are instaff unit count. 418 of the 586 are existing.


7/19

7

Population Factors

Unit typeExisting factor

1974 data

Updated factor 2005 data

Single family

detached3.5 3.0

Single family

attached3.0 2.7

Garden 2.52.1

Elevator 2.0


8/19

8

2006 Z.O. Population: Updated Factors*

Unit type # Units** Factor *** Total

Single family

detached4,247 3.0 12,741

Single familyattached

8,205 2.7 22,154

Garden 10,4752.1

21,998

Elevator 3,516 7,384

64,227*Result: 10.33 persons/acre; additional 3,815 units.

**DPZ estimate; ***2005 County demographic report.


9/19

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Persons / Acre

Zoning Ordinance population / acres zoned PRC =

persons per acre

64,227 persons / 6,224 acres = 10.32 persons/acre

Max. population – Zoning Ordinance population =

persons of available density

80,912 – 64,227 = 16,685 persons


10/19

10


Potential w/Updated Factors



or

6,180 single family attached units

or

7,946 garden or elevator units


11/19

11

Applications Approved Since 2007Project Units* Project Units*

Four Seasons

PRC 87-C-088 9-24-07

3 SFA

8 MF

Reston Excelsior Oracle PRC

86-C-121-03 11-16-10

457 MF

Colt’s Neck Indep.Living

PRC A 936 10-15-07200 MF

Boston Properties Block

#16

PRC 85-C-088-02 7-26-11

359 MF

JGB/Reston Sheraton

PRC B-846 1-28-08PRCA B-846 7-9-13

498 MF

Fairways East & West

PRC A-502-2 4-10-12

128 SFA

328 MF

Summit - Parc-Reston –

Athena Renaissance

PRC 82-C-060 6-2-08

110 MFSpectrum – Lerner

PRC 86-C-121-04 1-8-13

542 MF (A)

880 MF (B&C)

Raj –Winwood

PRC 86-C-121-2 6-8-10 125 MF Block #4 LLCPRC 85-C-088-03 7-29-14

549 MF

*units not previously

counted TOTAL NEW UNITS

131 SFA

4,056 MF


12/19

12

2014 Z.O. Population Calculation

Unit type # Units** Factor *** Total

Single family

detached4,247 3.0 12,741

Single familyattached

8,205 +131=8,336

2.7 22,508

Garden 10,475

2.1

21,998

Elevator 3,516 + 4,056= 7572

15,901

73,148**DPZ estimate; ***2005 County demographic report.


13/19

13


Persons / Acre

Zoning Ordinance Population / Acres Zoned PRC =

Persons Per Acre

73,148 persons / 6,246.32 acres= 11.71 persons per acre

Max. Population – Zoning Ordinance Population =Persons of Available Density

81,202 (max. pop.) – 73,148 = 8,054 persons


14/19

14


Potential Remaining (as of 7-31-14)



or

2,982 single family attached units

or

3,835 multi-family units


15/19

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Applications Pending/ExpectedProject Units*

Crescent - Lake Anne Anne Dev. PartnersPRC A-502-03 (pending since 12-13)

1,049 total

746* New MF (181 existing MF)

122* SFA

Fellowship House – Novus

PRC A-502-4 (pending since 01-14)

425 total

185* New MF (240 existing MF)

North County Government Center (Expected Fall 2014)

2000? MF

TOTAL NEW UNITS PROPOSED? 2,931 MF & 122 SFA

6,484 Persons

TOTAL POPULATION W/PROPOSED UNITS 79,632 or 12.75

Persons Per Acre

If Above Applications Approved –

What Remains?1,570 persons or 747 MF


16/19

13 Persons Per Acre Options ??

16

• Delete Reference Throughout Zoning Ordinance

(Rely Solely on Dwelling Unit Per Acre Measurement)

• Revise to a Higher Persons Per Acre Value

(14 or 15 Persons Per Acre or Other)

• Exclude Certain PRC Designations from Calculation(Example - Town Center or Village Center)

• Establish a Process to Exceed 13 Persons Per Acre

(Require BOS Review/Approval of a PCA/DPA)

• Add Land Area to the Reston PRC District via Rezoning Process

(Lake Fairfax – South of Toll Road - United Bank Site)

• Revise Population Factors


17/19

50 Dwelling Units Per Acre Options??

17

• Establish Special Exception or Other Process to Exceed

Limit in Certain PRC Designations

• No Limit in Town Center

• Establish Process to Exceed Density Limit in anyDesignation within PRC

• Increase Density Limitation in Certain PRC Designations

• 55 or 60 DU/AC (Town Center)• No Limit (Town Center)


18/19

Change in Persons Per Acre

Max. PRC

Population

Current

Population

Pending

Population

Remaining

Population

13 persons

per acre

81,202 73,148 6,484 1,570 People or 747

MF Units14 persons

per acre

87,448 73,148 6,484 7,816 People or

3,721 MF Units

15 persons

per acre

93,694 73,148 6,484 14,062 People or

6,696 MF Units

16 persons

per acre

99,941 73,148 6,484 20,309 People or

9,670 MF Units

18

TOWN CENTER UNITS


19/19

TOWN CENTER UNITS

Lerner/Spectrum 1,422 units

Oracle 457 units

Diamond Park 102 units

RAJ/WinWood 125 units

Oak Park 180 units

Edgewater 254 units

West Market 455 units (180 SFA + 275 MF)

Urban Core 2,593 units

TOTAL UNITS 5,588 units 19

Documents

Reston Density Presentation--DPZ