Springfield Fairfax County VA - Urban Land...
Transcript of Springfield Fairfax County VA - Urban Land...
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SpringfieldFairfax County VA
Urban Land InstituteAdvisory Services ProgramMay 21-26, 2006
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Springfield
Introduction
• ULI–the Urban Land Institute is a nonprofit research and education organization
• Mission: Promote responsible leadership in the use of land to enhance the total environment
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Acknowledgments
• Hon. Dana Kauffman• Hon. Elaine McConnell
• Anthony Griffin• Rob Staltzer
• Jim Zook• Barbara Byron
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Acknowledgments
• Bob Fields, Marianne Gardner, Peter Braham, St. Clair Williams, and Brigitte Hill and a host of others that made this possible
• Interviewees
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The Panel
• David Leininger, Chair
• Don Bauer• Dan Brents• David Goss• Phil Hughes• Mike Maxwell• David Plummer • John Shumway• Ross Tilghman
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Today’s Agenda
• Overview• Vision and Guiding Principles• Panel Report
• Market Conditions• Transportation• Planning and Design• Development Strategies• Implementation
• Conclusions• Questions and Answers
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Regional Context
Tyson’s Corner
Landmark Mall
Springfield
Potomac Mills Mall
Pentagon City Mall
Fair Oaks Mall
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Regional Context
• Regional retail center with 10-12 million annual visitors
• Well positioned against other regional centers for the foreseeable future for the CMA
• New owner Vornado sees opportunity to invest $1 Billion
• Concept: Recapture households leaving CMA for other “Up-Market” areas
• Vornado expanding market base with new Lifestyle Center - Positive Market Builder
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Leveraging the Opportunity
• Mall re-launch offers opportunity to link & leverage “re-branding” at no cost to community
• Mall will spend 1% of gross on advertising• Important to maintain name “Springfield “ with
mall
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Long Term Potential
• GSA• 6 million sq. ft. @ 2.0 FAR• Mixed Use or Hospital
• EPG• 20,000 Employees = 6 million sq. ft.• Parkway
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Net Potential
• Net Addition Increase in Square Footage for Springfield
NWQ 1,272,000SEQ 4,580,000GSA 6000000EPG 6,113,000Total 17,965,000
*Mixed-Use - Office, Industrial, Commercial Retail - FAR = 2.0
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Growth Increment
• Of the 19 million in the Springfield Area, GSA and EPG account for 2/3 of the total increment
• Only 6 to 8 million total is likely in the near-term
• GSA is the “wild card” and could have large impact equaling everything in the mall and NW Quad
• EPG will have an unknown impact
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Market Perceptions and Conditions• Market Iconography of
Springfield = Mixing Bowl• “Difficult to Get There from
Here”• Visual connections severed
between East & West• Changed Demographics =
Changed Perceptions• Decreased market appeal
and property values• Perception that mall is
unsafe?• Metro Stop – Is it Franconia
or Springfield?• Commercial uses are aging
and tired
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Competitive Market
• Well positioned regional location• Population growth corridor• Excellent Local/Regional access• Transit node• Vibrant ethnic diversity• Demand is already in place, supply is tight• Positive local attitude to growth
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Regional and Town Centers
Regional• East of I-95• Springfield Mall• Power Centers• Auto Dealers• Office/Hotels• Metro Station• GSA• Market Driven
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Regional and Town Centers
Town• West of I-95• “Historical” community,
neighborhood retail, serviced and civic center
• Ethnic• Needs Strong
Government Aid/Leadership
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Areas of Market Emphasis
• Identity and Branding• Strong Visual Iconography “by Design
with Design”• Thematic Water Elements• Distinct Regional and Town Center
Identities with Different Services and Products
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Areas of Market Emphasis
Regional Center• Auto and Transit Oriented • Live/Work Environment• Modern Design Identity• Mall, Big Box, Goods & Entertainment
Town Center• Auto and Pedestrian Oriented• Live/Work Environment • Traditional Town Square Identity• Celebrate Ethnic Strengths• Unique Ethnic Food focus, Market, Neighborhood Goods and
Community Celebration Spaces
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Transportation
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Transportation Today
Springfield
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Successful Shuttles
• Short headways• Frequent stops• No fares• Small easily maneuverable vehicles• Easy to get on and off• Polite and friendly drivers• Well maintained vehicles• No advertisement on the outside of vehicles
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Transportation Today
Springfield
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SpringfieldTransportation Demands of New Development
• Extra capacity will be needed for streets in certain areas
ModerateSE
HighNW
HighGSA
HighEPG
HighSW
LowNE
Need for Extra
Capacity?Area
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Demand for All Modes
• Vehicular• Competition with regional traffic on arterials• Need for greater local circulation
• Pedestrian and Bicycle• New residents and more jobs increase need for
good facilities• Transit
• Metro/VRE access• Regional express bus• Local circulation
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Big Ideas – West Side
New Bridge & One-way pair• Reduces congestion
without widening streets
• Restores continuity• Links North & South• Adds bike routes• Improves pedestrian
movement
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Big Ideas – West Side
New local street grid• Separates local from
regional traffic, reducing congestion
• Supports mixed-use development
• Creates better pedestrian system
• Enhances transit access
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Big Ideas – East Side
• Frontier Drive Extension
• Springfield Bus Circulator
• Metro Rail Extension
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Frontier Drive Extension
• Phase 1
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Frontier Drive Extension
• Phase 2
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Springfield Bus Circulator
• Exclusive Lanes• Surface• Elevated
• Phase 1 • Phase 2
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Phase 1 –SE Quadrant
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Phase 2 - GSA Site
• Slide of SE Quadrant with development proposal
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Metro Rail Extension
• EPG Justified• Parking Impact• EPG Shuttle
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Planning and Design
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Planning & Design
• Overview and Context• Study Area• Plan Recommendations• Principles and Guidelines
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Overview and Context
• Springfield is not a place
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Overview and Context
• Springfield is not a place• Unincorporated• No boundaries• No history/authenticity• Civic vacuum• Fragmented development• Incomplete circulation• No architectural vocabulary• Freeway identity• “Franconia/Springfield”
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Overview and Context
• The area is characterized by• Aging and declining properties• Patchwork development• No meaningful skyline• Prevalent hard surfaces• No apparent natural amenities• Lack of amenities• Architectural disharmony• Discontinuous & confusing
circulation
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Planning & Design
• Overview and Context• Study Area
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Study Area
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Study Area
• Study Area – 1,400 acres− NW Quadrant
− SW Quadrant
− NE Quadrant
− SE Quadrant
− GSA/Metro
− EPG
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Study Area
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Planning & Design
• Overview and Context• Study Area• Plan Recommendations
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NW Quadrant
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NW Quadrant
• Town center environment
• Relocation/re-configuration to create public spaces
• KSI as a catalyst
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NW QuadrantMixed Use Market District
Commerce StreetMarket Street (Bland Street)Residential above RetailTown SquareCorner Parks
Midtown SpringfieldAmherst/Backlick CoupletTwin BridgesPocket Parks
Trail System (connecting to Regional Trail System)
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SW Quadrant
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SW Quadrant
• Traffic circulation changes• Extend town center
character –or-• Create better parcels for
commercial development
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NE Quadrant
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NE Quadrant
• Traffic circulation improvements
• Boundary marking• Landscape and “softening”
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SE Quadrant
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SE Quadrant
• Vornado development as a catalyst
• Civic center and park – the civic face of Springfield
• Boundary marking• Landscape and “softening”• Connections to key uses• More community integration
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SE Quadrant
• Vornado development as a catalyst
• Civic center and park – the civic face of Springfield
• Boundary marking• Landscape and “softening”• Connections to key uses• More community integration
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SE Quadrant
• Vornado development as a catalyst
• Civic center and park – the civic face of Springfield
• Boundary marking• Landscape and “softening”• Connections to key uses• More community integration
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SE Quadrant
• Vornado development as a catalyst
• Civic center and park – the civic face of Springfield
• Boundary marking• Landscape and “softening”• Connections to key uses• More community integration
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SE Quadrant
• Vornado development as a catalyst
• Civic center and park – the civic face of Springfield
• Boundary marking• Landscape and “softening”• Connections to key uses• More community integration
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SE Quadrant
• Vornado development as a catalyst
• Civic center and park – the civic face of Springfield
• Boundary marking• Landscape and “softening”• Connections to key uses• More community integration
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SE QuadrantTown Center District
Landscaped Entry Features
Improved Connection to Hotel
New Civic Center
Street Edge Retail
Proposed Redeveloped Mall
Connection to Metro Station
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• Vornado development as a catalyst
• Civic center and park – the civic face of Springfield
• Boundary marking• Landscape and “softening”• Connections to key uses• More community integration
SE Quadrant
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SE Quadrant
• More community integration
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GSA/Metro Site
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GSA/Metro Site
• Development options− Residential complex− Commercial complex− Medical center
• Traffic improvements• Site expansion
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GSA/Metro Site
• Access relationships• Metro police station• Station development
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EPG Site
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EPG Site
• Development options− Secure military− Park−Undeveloped
• Parkway development• Metro relationships
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74
Springfield
Planning & Design
• Overview and Context• Study Area• Plan Recommendations• Principles and Guidelines
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75
Springfield
Planning & Design
• Overview and Context• Study Area• Plan Recommendations• Principles and Guidelines –
“Reinventing Springfield”
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Reinventing Springfield
• Branded identity• People places• Landscaping• Wayfinding• Guidelines and controls• Non-vehicular circulation
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Branded Identity
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Springfield
Branded Identity
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People Places
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People Places
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People Places
Branded identityNew development planPublic amenities
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People Places
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Landscaping
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Landscaping
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Wayfinding
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Guidelines and Controls
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Guidelines & Controls
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Guidelines and Controls
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89
Springfield
Form Based Code
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Non-vehicular Circulation
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Reinventing Springfield
•Branded identity•New development plan•Public amenities•Process changes
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92
Springfield
Development Strategies
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93
Springfield
Three Legged Stool of Community Development
• Successful community development requires:• An effective local governance structure• A culture fostering local civic pride and
corporate philanthropy• Visionary developers
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94
Springfield
Springfield needs to think like a master developer
• Identify strengths and leverage them• Location• Transportation infrastructure• Burgeoning employment• Metro station• Established regional identity via the
Springfield Mall
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95
Springfield
Create a market driven master development plan
• Inventory available sites • Create development plans that leverage
investments being made by others• Secure allies within the Fairfax County
planning team
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96
Springfield
Develop a sales and marketing strategy
• Create a visioning and imaging strategy• Produce a marketing package of
collateral materials, website, public relations support
• Establish a local marketing presence
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97
Springfield
Move the Needle
• Assemble strategic development partners
• Pursue targets of opportunity• Work the long-term opportunities• Make a Visible Difference
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98
Springfield
Implementation Strategies
• Springfield needs a dedicated community governance structure
• A CDA would be an appropriate corporate structure to consider
• The case for Leadership Springfield• A full-time development team is
required for Springfield• A Marketing Plan Can and Should be
developed
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99
Springfield
Take full advantage of the CDA funding mechanism
• Consultant estimates suggest as much as $150 million could be generated for targeted investments within the community
• While some transportation investments are suggested, the majority of the funding should be applied to projects that leverage private investment
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100
Springfield
Make a Visible Difference
• An argument for a marketing center• On a grander scale Springfield may
want to consider a multi-purpose public assembly facility
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101
SpringfieldPublic Assembly Facility Options
• Conference Center• Convention Hotel• Exhibition Hall• Multi-purpose Center
Trade Center
101
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102
Springfield
Conference Center
102
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103
Springfield
Emory Conference Center (Atlanta, GA)
103
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104
Springfield
Convention Hotel
104
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105
Springfield
Norfolk Marriott Waterside(Norfolk, VA)
105
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106
Springfield
Exhibit Hall
106
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107
Springfield
Lester E. Palmer Events Center(Austin, TX)
107
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108
Springfield
Multi-Purpose Center
108
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109
Springfield
Alario Center(Jefferson Parish, LA)
109
“Sports-Focused”
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110
Springfield
Alario Center (Jefferson Parish, LA)
110
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111
Springfield
South San Francisco Conference Center(South San Francisco, CA)
111
“Meeting-Focused”
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112
Springfield
Multi-Purpose Center –Sports Preliminary Conceptual Plan
112
Telescopic Seats
Telescopic Seats
TelescopicSeats
Basketball/Volleyball
Basketball/Volleyball Basketball/Volleyball
Basketball/Volleyball
50,000 Square Foot Column-Free “Exhibit” Space
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113
Springfield
Multi-Purpose Center – Grad/Concert Preliminary Conceptual Plan
113
Stage
Telescopic Seats
Telescopic Seats
TelescopicSeats
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114
Springfield
Addressing the Development Opportunities within Springfield
• The Northwest Quadrant • Support the addition of a new bridge, a realigned
traffic pattern and the introduction of a local town square
• Springfield Mall and Environs• Support the town center with companion
streetscape improvement on Loisdale and the encouragement of redevelopment initiatives on the west side of Loisdale
• Consider locating and developing a community civic center in this area
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115
SpringfieldWork the large opportunities
• The GSA Site• Seek GSA involvement in establishing an
ultimate disposition strategy for the site
• The EPG Site• Become an invaluable member of the
community project group interacting with the base team on the planning of future requirements in the Ft. Belvoir complex
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116
Springfield
In conclusion
• It is time to give the community a break; it has served regional transportation needs to its detriment for too long
• Build a dedicated Springfield leadership that is truly a resource to the development community as well as the local residents
• Recognize the need for the introduction of a different set of planning tools since the area is unlike much of Fairfax County
• Don’t let the dust gather on this ULI effort