Introduction to the Comprehensive Plan & Site-Specific Plan Amendment Process PC17-SU-001 (Sully Station)
Overview • Comprehensive Plan Overview • Components of the Comprehensive Plan • Screening Phase of Site Specific Plan Amendment (SSPA) Process • Task Force Procedures • 2018 Sully SSPA Process Overview • Review of Nomination 2
Why “Do” Land Use Planning? Establish Goals for Our Community • Promote the public health, safety and welfare • Manage growth, change and renewal of community • Ensure a continued high quality of life for residents • Balance diverse community goals 3
Planning vs. Zoning ZONING ORDINANCE COMPREHENSIVE PLAN • GENERAL LAND USE GUIDANCE REGULATIONS TO IMPLEMENT THE PLAN • Residential Residential districts: Industrial R-C, R-1, R-12 Retail Institutional Commercial districts: C-1, C-2, C-5 Parks Mixed Use Industrial districts: I-3, I-4, I-5 Office Public Open Space Planned Development districts: PDC, PDH 4
The Comprehensive Plan • Role: A GUIDE for decision-making about the County’s land use • Scope: Anticipate change over the next 20 years • Statutory mandate: required by the Code of Virginia to shape the orderly development of the county 5
Components of the Comprehensive Plan • The Comprehensive Plan Land Use Map • Comprehensive Plan Text: – The Policy Plan – The Area Plans: Areas I, II, III, and IV – Chesapeake Bay Supplement • Other Maps: Transportation & Trails The Plan text takes precedence over the Plan Map – the text rules! 6
The Policy Plan • Introduction to and history of Comprehensive Plan in Fairfax County • Describes County policies used in development review regarding: zyxwvutsrqponmlkjihgfedcbaZYXWVUTSRQPONMLKJIHGFEDCBA • Land Use • Heritage Resources • Transportation • Human Services • Housing • Parks and Recreation • Environment • Revitalization • Economic Development • Public Facilities 7
Comprehensive Plan Map Tysons Urban Center Merrifield Suburban Center 8
Concept for Future Development Concept for Future Development -Concept generally describes land uses appropriate throughout county. -Used in conjunction with the Policy Plan to provide foundation for Area Planning process. -Almost all growth is planned to occur within designated Mixed- Use Centers and Industrial Areas. 9
Fairfax Center Suburban Center Dulles Suburban Center Centerville Suburban Center Sully Station 10
Planning Terms: Land Use Measurements Residential Density = dwelling units per acre (du/ac) 3-4 du/ac (single family detached) 5-8 du/ac (townhouses) 16-20 du/ac (garden apartments) 30-40 du/ac (mid-rise apartments) 11
Planning Terms: Land Use Measurements Non-residential Intensity = Floor Area Ratio (FAR) The floor area of the building is zyxwvutsrqponmlkjihgfedcbaZYXWVUTSRQPONMLKJIHGFEDCBA divided by the land area to calculate the FAR. FLOOR AREA (sq. ft.) LAND AREA (sq. ft.) EXAMPLE: 100,000 sq. ft. of building = 1.0 FAR 100,000 sq. ft. of land 12
Same Intensity in Different Forms 13
Amending the Comprehensive Plan Comprehensive Plan Review based on a Plan Amendment Work Program – Reviewed annually by the Planning Commission Area-wide/ Countywide/Policy Neighborhood Plan Amendments Planning Studies Comprehensive Plan Amendment Work Program Site-Specific Plan Amendments Board-authorized (North/South County Amendments Cycle) 14
Question on the Comprehensive Plan 15
2017 North County Sully District SSPA Screening and Task Force Procedures • Screening Phase – Community Task Force Roles – Presentations – Deliberation – Voting and Recommendation
Site-specific Amendment Plan Process - PC establishes parameters of cycle – e.g., timing, eligibility Education and Nomination - Education, advertisement and notification underway 5 months Process - 3-month nomination period - Staff and task force process - High level review – merits and urgency Screening Process 6 months - Recommend to PC add to work program (expedited or standard process) or not add - Formal agency review and impact analysis - Standard or Work Program Review Process expedited (w/o complex analysis or significant outreach) - Expedited and Standard 6 9 months - - Task force and staff review Review - Public hearings – PC and BOS (those receive favorable rec.) - Quantitative and qualitative measurement of Plan Plan Monitoring 3 months amendments - Example – 2012 State of the Plan 17
Justification for an SSPA Nomination -Address an emerging community concern; -Better implement the Concept for Future Development and not be contrary to long standing county policies; -Advance major policy objectives; -Respond to actions by others, such as Federal, State, or adjacent jurisdictions as applicable; -Reflect implementation of Comp Plan guidance; and/or, -Respond to or incorporate research derived from technical planning or transportation studies. 18
2017 North County Cycle: Sully District SSPA Screening • Task Force Meetings: – May 9, 2018 – Introduction to Planning and Task Force vote – May 16, 2018 – Optional for vote if needed. • Release of final Staff and Task Force Reports: Two weeks prior to Planning Commission public hearing • Planning Commission Public Hearings: June 21, 2018 • Planning Commission Mark-up: June 28, 2018 • Board of Supervisors Action on Work Program: July 31, 2018 19
More Information About Planning & the SSPA Process • Visit the DPZ Web site to see the Comprehensive Plan and SSPA nominations at www.fairfaxcounty.gov/planning-zoning/site-specific- plan-amendment-process/track-nomination • More information about SSPA and Frequently Asked questions can be found here: www.fairfaxcounty.gov/planning-zoning/site-specific-plan- amendment-process/faqs • Sign up for “Comprehensive Plan Announcements” through “E-mail Subscriptions” at https://www.fairfaxcounty.gov/email/lists/ • Call or visit the Planner of the Day at (703) 324-1380 [7 th Floor, Herrity Building] 20
Staff Presentation of Nomination 21
Sully Station Nomination Location 22
Sully Station (PC17-SU-001) Nominator: David Gill, McGuire Woods Acreage: 17.43 Existing Uses: Retail Currently Planned For: Retail use up to 0.25 Floor Area Ratio (FAR).
Sully Station: PC17-SU-001 Nomination Proposal: Incorporate into the Dulles Suburban Center, and add an option for mixed use up to 0.75 FAR that may include 10-26% retail use, up to 90% office, hotel, or assisted living use, and up to 10% private recreation use.
Nominator Presentation zyxwvutsrqponmlkjihgfedcbaZYXWVUTSRQPONMLKJIHGFEDCBA 25
Sully Station Overview Considerations: • Surrounding Development to the north. • Proximity to the Dulles Suburban Center. • Proposed Poplar Tree Road extension. 26
Dulles Suburban Center Sully Station 27
zyxwvutsrqponmlkjihgfedcbaZYXWVUTSRQPONMLKJIHGFEDCBA Staff Recommendation PC17-SU-001 is recommended to be added to the 2018 Comprehensive Plan Amendment Work Program. 28
Task Force Review 29
Voting Options In Favor – Include the nomination on the Plan Amendment Work Program as proposed Or – Include a modification of the nomination on the Plan Amendment Work Program Opposed – Do not include the nomination on the Plan Amendment Work Program
2017 North County Cycle: Sully District SSPA Screening • Task Force Meetings: – May 9, 2018 – Introduction to Planning and Task Force vote – May 16, 2018 – Optional for vote if needed. • Release of final Staff and Task Force Reports: Two weeks prior to Planning Commission public hearing • Planning Commission Public Hearings: June 21, 2018 • Planning Commission Mark-up: June 28, 2018 • Board of Supervisors Action on Work Program: July 31, 2018 31
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