HUNTER MILL ASSEMBLAGE Introductory presentation Agenda Overview - - PowerPoint PPT Presentation

HUNTER MILL ASSEMBLAGE

Introductory presentation

Agenda

• Overview
• Reason we are here

– Planned road improvements – Fractured Ownership/Lack of Maintenance – Development options

• Brookfield Residential Properties

– Homebuilder focused on communities – Not transit-oriented density – Context-sensitive development

• Develop process for creating consensus

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History of Hunter Mill Road & Sunset Hills Road Intersection: Existing Conditions

• Heavy congestion at intersections of Sunset Hills Road,

Hunter Mill Road, and Dulles Toll Road ramps.

• Two intersections are approximately 150 feet apart
• Comprehensive Plan previously recommended to keep

this existing alignment

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History of Hunter Mill Road & Sunset Hills Road Intersection: Silver Line Comprehensive Plan Updates (2014-2016)

• February 2014: Update of the Reston Transit Stations

Areas in the Comprehensive Plan

• July 2014: Opening of the Wiehle-Reston East

Metrorail station

• December 2014: Hunter Mill Road study initiated by

FCDOT

– Address existing congestion and accommodate changes in travel patterns/volumes due to Silver Line – Evaluate options for improvements

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History of Hunter Mill Road & Sunset Hills Road Intersection: Silver Line Comprehensive Plan Updates (2014-2016)

• Six community meetings between December

2014 and November 2016

• Six alignments identified and studied
• Five comparative metrics were used to evaluate

each alternative:

– Level of service – Right-of-way – Cost – Community input – Constructability

• Preferred Alternative identified

– Provides the greatest balance among above criteria – Similar levels of service as the highest rated alternative – Associated costs will be higher, but it addresses the community desire for a roundabout

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• Relocation of Sunset Hills Road to

Crowell Road

• Roundabout at Hunter Mill

Road/Crowell Road

• Widen Hunter Mill Road to 4 lanes

from Sunrise Valley Drive to Crowell Road

Source: Fairfax County Department of Transportation (FCDOT)

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• Relocation of Sunset Hills Road to

Crowell Road

• Roundabout at Hunter Mill

Road/Crowell Road

• Widen Hunter Mill Road to 4 lanes

from Sunrise Valley Drive to Crowell Road

Source: Fairfax County Department of Transportation (FCDOT)

History of Hunter Mill Road & Sunset Hills Road Intersection: Comprehensive Plan Amendment

• Initiated May 2017 to incorporate Preferred Alternative

into the Comprehensive Plan

• Adopted March 2018
• Did not address surrounding land use
• Projected cost = $73 million in right-of-way acquisition

and hard costs (construction)

• Improvements remain unfunded, competing with other

priorities

– Soapstone Drive overpass ($132-170 million) – Town Center Parkway underpass ($170 million) – Reston Parkway widening ($25 million) – Fairfax County Parkway widening ($80 million) and interchange with Sunrise Valley Drive ($400 million) – South Lakes Drive overpass ($90 million) – Fox Mill Road widening ($60 million)

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History of Hunter Mill Road & Sunset Hills Road Intersection: Challenges to Implementation

• Four separate owners own the needed right-of-way for

Sunset Hills Road relocation, widening of Hunter Mill Road (north of DTR) and portions of the proposed roundabout

• Current planning and zoning permits low density

residential development at 0.2-0.5 dwelling units per acre

– Discourages consolidation and cooperation – Planned road improvements not implemented with by- right development

• Lack of available public funds to complete the work

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Opportunity to Accelerate Improvements: Consolidated Development

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• With appropriate development and coordination, Brookfield

Residential Properties would complete the upgrades years ahead

• f schedule
• Public funds can be reallocated to facilitate other improvements
• Requires Comprehensive Plan amendment and rezoning to

address surrounding land uses

First Step: Planning Principles

• Engage community to affirm planning principles to

guide decisions about development options

• Embed the planning principles in decisions and designs
• Create a community that reflects planning principles

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Planning Principles

1. Community engagement 2. Respect Hunter Mill Road as a Scenic Byway 3. Acknowledge area history and incorporate elements into design 4. Implement the Transportation Master Plan 5. Contribute to public facilities for regional benefit 6. Create quality design

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Community Input County Staff Review Public Hearing Review

Ensure community input is considered before and throughout County Staff review and public hearing process.

Planning Principles

1. Community engagement 2. Respect Hunter Mill Road as a Scenic Byway 3. Acknowledge area history and incorporate elements into design 4. Implement the Transportation Master Plan 5. Contribute to public facilities for regional benefit 6. Create quality design

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Incorporate or preserve trails, buffers, and landscaping along Hunter Mill Drive.

Planning Principles

1. Community engagement 2. Respect Hunter Mill Road as a Scenic Byway 3. Acknowledge area history and incorporate elements into design 4. Implement the Transportation Master Plan 5. Contribute to public facilities for regional benefit 6. Create quality design

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Planning Principles

1. Community engagement 2. Respect Hunter Mill Road as a Scenic Byway 3. Acknowledge area history and incorporate elements into design 4. Implement the Transportation Master Plan 5. Contribute to public facilities for regional benefit 6. Create quality design

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Planning Principles

1. Community engagement 2. Respect Hunter Mill Road as a Scenic Byway 3. Acknowledge area history and incorporate elements into design 4. Implement the Transportation Master Plan 5. Contribute to public facilities for regional benefit 6. Create quality design

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Planning Principles

1. Community engagement 2. Respect Hunter Mill Road as a Scenic Byway 3. Acknowledge area history and incorporate elements into design 4. Implement the Transportation Master Plan 5. Contribute to public facilities for regional benefit 6. Create quality design

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• Connectivity

– Pedestrian friendly street design and a hierarchy of narrow streets, boulevards and alleys (slow speeds) – Interconnected street grid network disperses traffic and eases walking and biking

• Traditional Neighborhood Structure

– Discernable center and edge – Clustered at the center and against the Dulles Toll Road and Metro, progressively less dense towards the edge (Hunter Mill Road) – Possibility for neighborhood retail on site for everyday needs

• Sustainability

– Minimal environmental impact of development and its operations – Transportation demand management: program to foster more biking/walking and less driving – Protection and preservation of sensitive environmental features – LEED design, stormwater management, LIDs, and other green building strategies

• Quality of Life

– Taken together, these add up to a high quality of life well worth living, and create places that enrich, uplift and inspire the human spirit

After Planning Principles are Defined

With a development plan that reflects planning principles…

• Prepare rezoning application for submission to Fairfax

County

• Review and revise development per County review
• Present to the Planning Commission for

recommendation, and Board of Supervisors for approval

• Further site plan, construction permits, building plans,
• etc. to be reviewed and approved by the County

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For more information, please visit: www.huntermillinfo.com