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 2
History of • Heavy congestion at intersections of Sunset Hills Road, Hunter Mill Road & Hunter Mill Road, and Dulles Toll Road ramps. Sunset Hills Road • Two intersections are approximately 150 feet apart Intersection: • Comprehensive Plan previously recommended to keep this existing alignment Existing Conditions 3
History of • February 2014: Update of the Reston Transit Stations Hunter Mill Road & Areas in the Comprehensive Plan Sunset Hills Road • July 2014: Opening of the Wiehle-Reston East Intersection: Metrorail station • December 2014: Hunter Mill Road study initiated by Silver Line FCDOT Comprehensive Plan – Address existing congestion and accommodate changes in travel patterns/volumes due to Silver Line Updates (2014-2016) – Evaluate options for improvements 4
History of Six community meetings between December • 2014 and November 2016 Hunter Mill Road & Six alignments identified and studied • Sunset Hills Road Five comparative metrics were used to evaluate • Intersection: each alternative: – Level of service Silver Line – Right-of-way – Cost Comprehensive Plan – Community input Updates (2014-2016) – 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 5 the community desire for a roundabout
Relocation of Sunset Hills Road to • Crowell Road Roundabout at Hunter Mill • Road/Crowell Road Widen Hunter Mill Road to 4 lanes • 6 from Sunrise Valley Drive to Crowell Road Source: Fairfax County Department of Transportation (FCDOT)
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 7 Source: Fairfax County Department of Transportation (FCDOT)
History of Initiated May 2017 to incorporate Preferred Alternative • into the Comprehensive Plan Hunter Mill Road & Adopted March 2018 Sunset Hills Road • Did not address surrounding land use Intersection: • Projected cost = $73 million in right-of-way acquisition • and hard costs (construction) Comprehensive Plan Improvements remain unfunded, competing with other • Amendment 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) 8 – Fox Mill Road widening ($60 million)
History of • Four separate owners own the needed right-of-way for Hunter Mill Road & Sunset Hills Road relocation, widening of Hunter Mill Road (north of DTR) and portions of the proposed Sunset Hills Road roundabout Intersection: • Current planning and zoning permits low density residential development at 0.2-0.5 dwelling units per Challenges to acre Implementation – Discourages consolidation and cooperation – Planned road improvements not implemented with by- right development • Lack of available public funds to complete the work 9
Opportunity to With appropriate development and coordination, Brookfield • Accelerate Residential Properties would complete the upgrades years ahead of schedule Improvements: Public funds can be reallocated to facilitate other improvements • Requires Comprehensive Plan amendment and rezoning to • Consolidated address surrounding land uses Development 10
First Step: • Engage community to affirm planning principles to guide decisions about development options Planning • Embed the planning principles in decisions and designs Principles • Create a community that reflects planning principles 11
Ensure community input is considered before and Planning Principles throughout County Staff review and public hearing 1. Community engagement process. 2. Respect Hunter Mill Road as a Scenic Byway 3. Acknowledge area history and Community incorporate elements into design Input 4. Implement the Transportation Master Plan 5. Contribute to public facilities for County Staff Review regional benefit 6. Create quality design Public Hearing Review 12
Planning Principles Incorporate or preserve trails, buffers, and landscaping along Hunter Mill Drive. 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 13
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 14
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 15
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 16
Connectivity Planning Principles • – Pedestrian friendly street design and a hierarchy of narrow streets, boulevards and alleys (slow speeds) 1. Community engagement – Interconnected street grid network disperses traffic and eases walking 2. Respect Hunter Mill Road as a and biking Scenic Byway Traditional Neighborhood Structure • 3. Acknowledge area history and – Discernable center and edge incorporate elements into design – Clustered at the center and against the Dulles Toll Road and Metro, progressively less dense towards the edge (Hunter Mill Road) 4. Implement the Transportation – Possibility for neighborhood retail on site for everyday needs Master Plan Sustainability • 5. Contribute to public facilities for – Minimal environmental impact of development and its operations regional benefit – Transportation demand management: program to foster more 6. Create quality design 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 • 17 – 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 With a development plan that reflects planning principles… Principles are • Prepare rezoning application for submission to Fairfax Defined 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 18
For more information, please visit: www.huntermillinfo.com 19
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