Draft Reston TC Committee Presentation 7-27-10
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Transcript of 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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