Pastures to Placemaking: The Evolution of Development in Fairfax County

Transcription

1 Pastures to Placemaking: The Evolution of Development in Fairfax County Mark C. Looney 律师通告 2014 科律律师事务所 3175 Hanover Street, Palo Alto, CA 本套资料内容旨在介绍科律律师事务所的业务能力, 而非借此提供法律意见或建立律师 - 当事人关系 过去的成功案例并不能保证未来相同的结果

2 Fairfax County: Large and in Charge 400 square miles 1.13 million residents 30% foreign-born 582K jobs 34K employers One Urban Center (Tysons) 8 Suburban Centers 12 CBCs 10 TSAs 7 Revitalization Areas/Districts (excl. Tysons)

3 Planning/Zoning in a Nutshell Comprehensive Plan = Vision of the Future Zoning Map/Ordinance = Rules of the Road Site/Subdivision Plan = Water runs down hill.... Building Permit = Off we go! Non-RUP = Move-in day Typical Rezoning/Site Plan/Building Permit = months Comp Plan Change = Add at Least 6 Months (Fairfax Forward)

4 Concept for Future Development

5 Where Did We Get It Right? A COMPARISON OF APPROACHES

6 Reston: A Perceived Success... Planned community of 7,500 acres Master Plan Sets the Overall Framework (3 sheets) Land Uses Residential, Industrial, Convention/Conference Center, Town Center Community Facilities Churches, Schools, Parks Transportation System Roads, Trails

7 Reston Series of Rezonings Implemented Master Plan Most Zonings Were Blob Plans, Offering Maximum Flexibility (density, uses, heights, etc.) Cap on Total Number of People, Not FAR or Units No cap on Nonresidential FAR or Building Heights unless agreed to as part of zoning Flexibility in Zoning for Initial Development Allowed Master Developer to Respond to Market Infrastructure Requirements Identified Before Development and Developed Concurrently Award-Winning Community Modeled Worldwide

8 Reston Result has been successful, however.... Initial Development Often Was Below Maximum Permitted Density Market Demand in 1960s Different from 2010s Scarcity of Land Encourages Redevelopment in Surprising Locations Person/Acre Cap Still Applicable, Even With Redevelopment Metro Changes Preferred Development Locations Reston Master Plan updates underway in 2 parts: TSAs (complete) Village Centers and Residential Neighborhoods (2015 completion) Objective to Channel Growth to TSAs

9 What Happens When Development is More Organic? Fairfax County s Wedges and Corridors Plan Use Transportation Corridors to Direct Development Different Type of Development in Each Wedge/Corridor: o Tysons Employment Center (Wedge) o Route 28 Employment Center (Corridor) o Centreville Residential Center (Wedge) o Routes 1 and 7 Retail/Housing (Corridor) Distribute Activities/Public Facilities Across County Led to Organic Growth Based on Demand at the Time of Development Infrastructure Did Not Always Keep Up

10 Wedges and Corridors

11 What Happens When Development is More Organic? Even with Wedges and Corridors Approach, Land Use Decisions Failed to Maximize Infrastructure Investments: Vienna Metro Wars Eventually Led to Metro West Huntington Conservation Area (1970s) West Falls Church Traditional Suburban Development Result is Series of Disconnected Suburban/Employment Centers, CBCs and Stable Residential Neighborhoods Auto-centric Most Residents Drive to Jobs Employment Centers Lack Amenities/Residential Infrastructure

12 Fairfax County at a Crossroads WHERE DO WE GO FROM HERE?

13 Where Do We Go From Here? Continued Population Growth Will Strain Existing Infrastructure Roads Schools Water/Sewer/SWM (50+ years old) Parks (athletic facilities) Older Areas Struggle for New Investment New and Shiny Beats Old and Tired Cheaper to Develop than Redevelop (cost, plus opposition lives there) Surrounding Jurisdictions Competing for Same Demand at Lower Cost Employment Centers Struggle to Compete Little Amenities + Lower Office Utilization = High Vacancy

14 Where Do We Go From Here? Redevelopment Takes Advantage of Existing Infrastructure Lessening Demands for New Infrastructure Provides Vehicle for Reinvestment in Aging Infrastructure or to Complete Missing Links Water/Sewer Upgrades Multimodal Transportation (Roads/Bikes/Sidewalks) Risk/Reward Profile Different than New Development Success Often Requires Government Entities to Have Skin in the Game

15 Where Do We Go From Here? Three Examples of Revitalization/Redevelopment Efforts: Merrifield (well underway) Huntington (on its way) Tysons (just starting) What Challenges Do They Face? What s the Catalyst to Make It Happen? What Does This Mean for Sully/Springfield?

16 Merrifield Former Industrial Area in Strategic Location Dunn Loring Metro Route 50/Lee Highway/Gallows Road Comp Plan Amendments: Two Connected Density Nodes at Metro and New Town Center Two Principal Catalysts: Metro Station Land County Financing of Mosaic District Infrastructure

17 Merrifield Dunn Loring Metro Joint Development Between WMATA and TCR/Mill Creek New Metro Garage residential units + 125K SF of retail Land Cost = Cost of Replacement WMATA Garage (more predictable) Challenges: WMATA Not in Development Business (operational concerns paramount, e.g., maintenance, easements) Construction Phasing

18 Merrifield Mosaic 31-acre Former Movie Theater and Industrial Site Redevelopment into Mixed-Use Neighborhood With: 500K SF Retail 1,000 Residential Units 150 Hotel Rooms 125K SF Office

19 Merrifield Mosaic Challenges: Financing Too Costly to Build Critical Mass in First Phase Offsite Road Improvements Required for Grid System Solution: $72 Million in Fairfax County Tax Incentives Condemned Property for New Roads TIF/CDA to Finance Parking Garages and Road Improvements Debt Repaid Using Taxes Paid by Development First of Its Kind in Fairfax County Had to Pass But For Test

20 Merrifield Catalysts at Work

21 Huntington Fairfax County s First TOD Served by Major Transportation Networks Metro (Early 1980s) Beltway/Route 1/Kings Highway Huntington Conservation Plan (1976) Protect Existing Neighborhood from Metro For 30 Years, Nothing Changed Single Family Housing and Strip Retail Dominated Periodic Flooding Has Slowed Progress

22 Huntington Catalyst WMATA Joint Development Approved in K SF Office 25K SF Retail 600 Residential Units First of Its Kind in Fairfax County

23 Huntington Transformation

24 Tysons The New/Old Frontier (OCR) Current: 105K Jobs and 17K Residents o Urban Planning Models Suggest 50/50 mix for Urban Centers 167K Parking Spaces Lack of Parks, Schools, Churches, etc. Auto-Oriented Development Catalyst: $6B Metro Extension Future: Urban, Mixed-Use Center with Jobs/Household Balance New Infrastructure to Serve Future Residents A True Downtown

25 Tysons The New/Old Frontier (OCR)

26 Tysons The New/Old Frontier (OCR) Where We Are: 19 Development Applications Approved to Date: o 13M SF Office o 15M SF Residential o 2M SF Retail/Hotel 9 Development Applications Under Review o 4M SF Office o 8M SF Residential o 1M SF Retail/Hotel If All Built = 93M SF Total Development in Tysons Increase of over 23,600 Residential Units

27 Tysons The New/Old Frontier Challenges: New Development Distributed Over 1,700 acres o Hard to Achieve Critical Mass Quickly Land Values Already High Keep or Replace? Significant Costs to Develop in Tysons o Metro/Transportation Taxes o Proffer/Infrastructure Costs (Avg. $20/SF): Transportation (grid of streets) Affordable Housing (20%) Provision of Residential Services/Amenities (Parks, Schools, Churches, etc.) County Reliant on Private Sector (e.g., public roads/private maint.)

28 Challenges for Sully and Springfield WHAT DOES THE FUTURE HOLD?

29 Concept for Future Development Remains

30 Sully District Challenges Route 28 Corridor As Continued Employment Corridor Single Use Centers Disfavored in Today s Market o Lack of Amenities, Auto-Oriented Conversion to True Mixed-Use Difficult o Route 28 Tax District Financing Applies Only to Commercial Development Residential Buy-Out o Dulles Airport Service and Expansion (Incompatibility) o Lack of Residential Amenities/Services (Schools)

31 Sully District Opportunities Significant Land Area Available Along Route 28 Strong Interest from Developers, Just Not Office Secure Commitments for Residential Amenities with Changes in Land Use e.g., EDS Campus Enhanced Access to Transportation via Metro (North) and I-66 Improvements (South) Will Require Changes to Comprehensive Plan/Zoning Time Consuming and Costly

32 Springfield District Challenges Comprehensive Plan Does Not Envision Much Change Low-Density Suburban Development in Much of District Limited New Development in Fairfax Center/Fair Lakes Connectivity Challenged I-66/Fairfax County Parkway Congestion Mostly Commuters to/from home Few Alternative Routes Available Aging Retail Centers and Communities Relatively Stable Population Limits Reinvestment

33 Springfield District Opportunities I-66 Corridor and FCP Improvements Spillover Benefits Significant Park/Recreation Options Burke Lake Park Rural Business Opportunities Wineries/Breweries, Tourism Follow Loudoun s Lead Clifton as Destination Proximity to GMU

34 Questions?