HUNTER MILL ASSEMBLAGE

February/March 2020 Project Update

Agenda • Overview

• Recap

– Planned road improvements

– Implementation options

– Planning principles

• Update from last meeting (Fall 2019)

– Detail benefits of acceleration

– Address land plan priorities

– Land plan options

• Next steps

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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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Hunter Mill Road &Sunset Hills Road

Intersection:

Comprehensive Plan Updates (2014-2018)

• 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-November 2016: Hunter Mill Road study (initiated by FCDOT)

– Six alignment scenarios identified and studied

– Preferred alignment identified

• May 2017-March 2018: Comprehensive Plan Amendment initiated and adopted to incorporate planned realignment

– Did not address changes to surrounding land use

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Hunter Mill Road &Sunset Hills Road

Intersection:

Existing Conditions& Comprehensive Plan amendment

• Heavy congestion at intersections of Sunset Hills Road, Hunter Mill Road, and Dulles Toll Road ramps.

• Comprehensive Plan Amendment adopted in March 2018 for Sunset Hills Road realignment

• Projected cost: $73 million

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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)

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

– Projected cost: $73 million

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Hunter Mill Road &Sunset Hills Road

Intersection:

Opportunity to Accelerate

Improvements

• With appropriate development and coordination, Brookfield Residential would complete the upgrades years ahead of schedule

• Public funds can be reallocated to facilitate other improvements

• Requires Comprehensive Plan amendment and rezoning to address surrounding land uses

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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 FEEDBACK

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Benefits of Acceleration

• Preliminary scenarios studied using VDOT standards for Level of Service (“LOS”) and delays with and without improvements

• LOS is valued with a letter grade (A through F)

• Length of delay determines grades

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Acceleration of Improvements =

Hunter Mill/Crowell Road intersection:

• 27 seconds better in AM

• 45 seconds better in PM

Dulles Toll Road ramps:

• 1-10 seconds better

2025 conditions withoutrealignment

2025 conditions with realignment

= 236 new trips in AM peak hour and 308 new trips in PM peak hour

• Formal operational analysis will be completed with rezoning and subject to VDOT and Fairfax County Department of Transportation (FCDOT) review and approval

• FCDOT will also likely conduct a traffic analysis as part of the Comp Plan Amendment

Hunter Mill/Crowell Road intersection:

• Add 1.7 seconds in AM

• Add 0.7 seconds in PM

Dulles Toll Road ramps:

• Add 1-10 seconds14

Adding Proposed Development

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Acceleration of Improvements + New Development =

Hunter Mill/Crowell Road intersection:

• 26 seconds better in AM over existing

• 44 seconds better in PM over existing

Dulles Toll Road ramps:

• +/- 3 seconds over existing2025 conditions with realignment and without Brookfield development

2025 conditions with realignment and withBrookfield development

16Consistency in transit service

Land Plan Priorities

1. The realigned Sunset Hills Road will avoid adverse impacts to the Resource Protection Area (RPA).

2. The distance between the realigned road and the Hunting Crest community will be maximized.

3. There will be no direct or indirect connection from the realigned road to Hunting Crest Way (pedestrian or vehicular).

4. The project will have sufficient density to fund road improvements.

5. The project will focus on single-family homes with diverse unit types and a range of price points.

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Image received from Hunting Crest community

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201. The realigned Sunset Hills Road will avoid adverse impacts to the Resource Protection Area (RPA).

RPA

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2. The distance

between the realigned road and Hunting

Crest will be maximized.

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3. There will be no direct or indirect

connection from the realigned road to

Hunting Crest Way.

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Proposed Barrier

Preliminary Land Plan4. The project will have

sufficient density to fund road improvements.

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Preliminary Site Tabulations

Site Area 62 acres

Baseline Density 4.5 du/ac

Baseline Units 277 units

ADUs 30 units

Bonus Units 44 units

Total Units 351 units

Overall Density 5.7 du/ac

5. The project will focus on single-

family homes with diverse unit types

and a range of price points.

• Preliminary design includes a range of home sizes, up to ~4,200 SF per home

• Base prices will generally range between $600,000 and $1,200,000 (+ purchaser options)

• All single-family homes (detached and attached)

• No multifamily/apartments or traditional townhomes

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Next Steps • Request Comprehensive Plan Amendment (Q1/Q2 2020)

• Prepare rezoning application for submission to Fairfax County (Q2 2020)

• Review and revise development per County review (Q3 2020 - Q2 2021)

• Present to the Planning Commission for recommendation, and Board of Supervisors for approval (Q2 2021)

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

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To contact our team and share any questions or feedback, please visit our website:www.huntermillinfo.com