L I N C O L N I A P L A N N I N G D I S T R I C T S T U D Y R E C O M M E N D A T I O N S M A S O N D I S T R I C T L A N D U S E C O M M I T T E E T U E S D A Y N O V E M B E R 2 8 , 2 0 1 7

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STATEMENT ON PROFFERS

• Before we begin the presentation and discussion today, I would like to take this opportunity to acknowledge that I understand that the development that we are here to discuss a proposed plan amendment to the County’s Comprehensive Plan which may be subject to the restrictions contained in Virginia Code Section 15.2 2303.4, which was enacted into law by the Virginia General Assembly in 2016. One consequence of this law is that it significantly restricts the ability of a locality to discuss proffers because the law states that the mere discussion of certain proffers may lead to significant liability for the County. Of course, any such liability would be paid with taxpayer funds.

• Therefore, in an abundance of caution to avoid any County liability and in anticipation of your questions and comments at this meeting I would like to make clear that, because of this law and its potential consequences, we will discuss and consider only the impacts of the proposed development today. None of us will discuss or consider any suggestions or requests for proffers, including any proffers that might address the impacts of the development on the community. Indeed, nothing in our discussion tonight should be construed as a request or suggestion for any proffer.

• To be clear, we are happy to help identify the development’s expected impacts. We are also happy to listen to the developer’s suggestions to mitigate these impacts. Although in the past, the County has had open, collaborative discussions about proffers with developers and the community, Virginia Code Section 15.2 2303.4 now places even our suggestions of proffers at a community meeting like this one in jeopardy of causing significant legal liability for the County. Therefore, we can discuss impacts, but not proffers.

• If anyone would like more information or has any questions about Virginia Code Section 15.2 2303.4, County staff is happy to help you to find the new statute on the Commonwealth of Virginia’s website so that you may read it for yourself. Thank you.

B A C K G R O U N D WHY STUDY THE AREA?

To review substantive changes to Comprehensive Plan guidance for the Lincolnia Planning District

To discuss establishing a community destination focused around a

pedestrian-oriented town center or main street

To address traffic congestion and operations at the intersection of

Little River Turnpike and N. Beauregard Street

To explore enhanced public transit

To discuss added protections for existing residential neighborhoods

PHASE ONE EDITORIAL REVISIONS

Phase I consisted of editorial updates to

Lincolnia’s Comprehensive Plan guidance.

EDITORIAL UPDATE EXISTING CONDITIONS REPORT

PHASE TWO

CBC QUESTION A community task force focuses on the area near

the intersection of Route 236 Little River Turnpike

and Beauregard St.

Should the area be designated a Community

Business Center (CBC), encouraging a mix of uses in a pedestrian oriented setting?

If CBC guidance is recommended, Plan text will be crafted. A Staff Report will be published by late December with

staff and task force recommendations.

T A S K F O R C E M E E T I N G S 1 6 M E E T I N G S S I N C E L A T E F E B R U A R Y 2 0 1 7 T O P I C S D I S C U S S E D I N C L U D E:

The Lincolnia Study Task Force engaged in a number of discussions regarding the potential Community Business Center area. The group along with community members shared their perspective of the area’s strengths and challenges. The potential implications of a CBC designation were discussed and staff shared examples from comparable, county designated activity centers.

Additional information was shared with task force by the City of Alexandria Departments of Planning & Zoning and Transportation. The task force also received a Mini-Technical Assistance Panel Report (mTAP) from a multidisciplinary team of land use and transportation experts.

T A S K F O R C E R E C O M M E N D A T I O N A D O P T E D U N A N I M O U S L Y B Y F U L L T A S K F O R C E 8 / 2 9 / 1 7

We the Lincolnia Planning District Study Task Force support a Community Business Center (CBC) designation for the area surrounding the intersection of Little River Turnpike (Route 236) and N. Beauregard Street (see attached map showing exact boundary). A CBC designation will best provide a Comprehensive Planning framework to guide and achieve the following community objectives:

Create a vibrant neighborhood destination with public open spaces, parks, outdoor dining and cafes, and entertainment areas.

Strategically focus appropriate growth to protect Lincolnia’s low density residential neighborhoods from development pressure.

Create an integrated multimodal approach to transportation challenges in the area. Create an attractive neighborhood through quality urban design guidance. Preserve and expand Lincolnia’s housing affordability.

Within the proposed CBC, we also support the establishment of a Revitalization Area, and a recommendation for mixed use development with an intensity of up to a 3.0 FAR within a portion of the proposed CBC.

Staff recommendation concurs with task force objectives.

Fairfax County City of Alexandria

LINCOLNIA

PLANNING DISTRICT

Braddock Road

Edsall Road

Recommended CBC Boundary

Lincolnia Planning District Boundary

Lincolnia Planning District 4,595 parcels 2,055 acres

Recommended September 26, 2017

FAIRFAX COUNTY CITY OF ALEXANDRIA

POTENTIAL

LINCOLNIA

COMMUNITY

BUSINESS CENTER

Recommended CBC Boundary

Lincolnia Planning District Boundary

Potential CBC Size 168 parcels 169 acres

FAIRFAX COUNTY CITY OF ALEXANDRIA Recommended September 26, 2017

FAIRFAX COUNTY CITY OF ALEXANDRIA

TASK FORCE RECOMMENDED CHANGES TO THE ORIGINAL BOUNDARY

POTENTIAL

LINCOLNIA

COMMUNITY

BUSINESS CENTER

ADDITIONS

SUBTRACTIONS

Potential CBC Size 168 parcels 169 acres

FAIRFAX COUNTY CITY OF ALEXANDRIA Recommended September 26, 2017

R E C O M M E N D E D P L A N O P T I O N A D O P T E D U N A N I M O U S L Y B Y F U L L T A S K F O R C E 8 / 2 9 / 1 7

The Plaza at Landmark property [Tax Map 72-4 ((1)) 3] is planned, zoned, and developed as retail use at 0.40 FAR.; excluding cellar space. o As an option, the two acres of this parcel’s southeast corner nearest the

intersection of Route 236 and I-395 is planned for a mix of uses including either a) assisted living with ground floor retail or b) hotel use with ground floor retail at up to 3.0 FAR. This development option may be considered after detailed impact analysis is conducted as part of the Lincolnia Planning District study to understand any potential impacts of redevelopment on the community, infrastructure and services.

Staff recommendation concurs with task force objectives.

DRAFT RECOMMENDATION FOR 3.0 FAR GENERAL LOCATION

STAFF RECOMMENDED GENERAL LOCATION FOR 3.0 FAR

[ TEXT ]

Given its location and size, a portion (approx. 2 acres) of the Plaza at Landmark site may be appropriate for accommodating the proposed 3.0 F.A.R. development option.

To minimize impacts on the surrounding low density residential neighborhoods, the proposed option would ONLY apply to the (general) portion of the parcel closest to Route 236 and I-395 interchange.

R E C O M M E N D E D P L A N O P T I O N T R I P G E N E R A T I O N E S T I M A T E S

Significantly fewer vehicle trips are anticipated under the Proposed Plan Options. The Plan guidance for the area, however, will require further review and analysis as part of the third phase of the Lincolnia Study. Specific transportation recommendations and guidance will be considered and developed for the proposed CBC and Lincolnia Planning District.

Scenario Square Feet / Units

Daily Trips

AM Peak Hour PM Peak Hour

In Out Total In Out Total

Base Plan

Retail (820) 33,410 3,330 50 30 80 138 149 287

Plan Option 1

Hotel (310) 315 2,533 97 67 164 95 91 186

Net Impact -797 47 37 84 -43 -58 -101

Plan Option 2

Assisted Living (254) 255 696 31 15 46 37 37 74

Net Impact -2,634 -18 -16 -34 -101 -113 -214

Plan Option 3

Hotel (310) 155 1,266 48 34 82 47 46 93

Assisted Living (254) 127 348 16 16 23 18 18 37

Net Impact -2,185 -81 -52 -141 -76 -73 -149

P R O P O S E D M O D I F I C A T I O N S T O T H E E X I S T I N G C O M P R E H E N S I V E P L A N

N E W SECTION

Concept for Future Development

District Wide Recommendations

Location and Character

Development & Planning History

Concept for Future Development

General Land Use Guidelines

Concept for Future Development

Recommendations

Concept for Future Development

Recommendations

Concept for Future Development

Recommendations

L1 Pinecrest Community Planning Sector

Lincolnia Community Business Center

L2 Lincolnia Community Planning Sector

L3 Bren Mar Park Community Planning Sector

LINCOLNIA PLANNING DISTRICT OVERVIEWEXISTING

*NEW

EXISTING

A Community Business Center designation would create

an additional section of plan guidance under the Area I,

Lincolnia Planning District segment of the

Comprehensive Plan.

At this time, no changes are proposed to the baseline

recommendations for the Lincolnia Planning District or

the potential CBC area.

Concept for Future Development

District Wide Recommendations

Location and Character

Development & Planning History

Concept for Future Development

General Land Use Guidelines

Concept for Future Development

Recommendations

Concept for Future Development

Recommendations

Concept for Future Development

Recommendations

L1 Pinecrest Community Planning Sector

Lincolnia Community Business Center

L2 Lincolnia Community Planning Sector

L3 Bren Mar Park Community Planning Sector

LINCOLNIA PLANNING DISTRICT OVERVIEWEXISTING

*NEW

EXISTING

P R O P O S E D M O D I F I C A T I O N S T O T H E E X I S T I N G C O M P R E H E N S I V E P L A N

TRANSFER

The existing plan options for L1 Pinecrest and L2 Lincolnia

planning sectors that fall within the potential CBC boundary, will

transfer into the new CBC section. Subsequently, plan options in

both planning sectors will be renumbered accordingly.

4, 5, 8

8 split

CBC BOUNDARY ON MAPS ARE GENERALIZED

P R O P O S E D M O D I F I C A T I O N S T O T H E E X I S T I N G C O M P R E H E N S I V E P L A N

A D D OPTION

The recommendation for the Hotel/Assisted living plan option

would be added under the Lincolnia CBC section.

Concept for Future Development

District Wide Recommendations

Location and Character

Development & Planning History

Concept for Future Development

General Land Use Guidelines

Concept for Future Development

Recommendations

Concept for Future Development

Recommendations

Concept for Future Development

Recommendations

L1 Pinecrest Community Planning Sector

Lincolnia Community Business Center

L2 Lincolnia Community Planning Sector

L3 Bren Mar Park Community Planning Sector

LINCOLNIA PLANNING DISTRICT OVERVIEWEXISTING

*NEW

EXISTING

R E C A P L I N C O L N I A

Consisted of editorial revisions to the Comprehensive PHASE I Plan text for the Lincolnia Planning District

PHASE 2 T A S K F O R C E

Recommendation for CBC designation and boundary, a coterminous revitalization area, and adds an option for a 3.0 FAR on a portion of land therein. (These objectives will meet the necessary criteria for exemption from the proffer legislation)

PHASE 3 T A S K F O R C E

Based on the Board decision for Phase II, both the task force and staff will continue discussions regarding recommendations within the designated CBC area; culminating in a detail land use scenario with analysis. District-wide recommendations will also be discussed.

T H A N K Y O U F O R Y O U R T I M E D A T E S T O R E M E M B E R ( 2 0 1 8 ) :

J A N U A R Y 2 4 P L A N N I N G C O M M I S S I O N P U B L I C H E A R I N G

M A R C H 6 B O A R D O F S U P E R V I S O R S P U B L I C H E A R I N G

S P R I N G 2 0 1 8 P H A S E I I I B E G I N S