City of Fairfax City Council and Planning Commission Joint Work Session October 3, 2017 Paul VI Redevelopment The IDI Group Companies 1
Site Background Chain Bridge Road Cedar Ave 2
Project History June-October 2015: Diocese publicly announces planned relocation to Loudoun County in 2019 and IDI as master developer for vacated site. February-October 2016: IDI holds meetings with the public, City Council and staff and develops design schemes. April 2017: Land Use Application submitted. June 2017: Staff comment letter sent to applicant. October 2017: City Council/Planning Commission work session on initial submission. 3
Existing Conditions 4
Existing Zoning 5
Existing Conditions Paul VI High School John C. Wood House 10600 Cedar Ave 6
Fairfax Boulevard Context 7
Policy Guidance Fairfax Boulevard Walkable Great Street ; Sidewalks, street trees, on-street parking along local lanes (where appropriate); Street oriented buildings; Redevelopment of strip shopping centers into town blocks; Creation of new public spaces. 8
Policy Guidance - Connectors Linear, aesthetically enhanced Boulevard; Lower scale buildings; Emphasis on accessibility; Improved architecture and site design; Appropriate transitions; Higher quality commercial uses; Guidance for Connectors does not consider redevelopment of larger sites. 9
Future Land Use Map 10
Applicant Future Land Use Map Request 11
Land Use Actions Comprehensive Plan FLU Amendment Institutional Mixed Use Zoning Map Amendment CR Commercial Retail RM Residential Medium John C. Wood Historic Overlay PDM Planned Development Mixed Use 12
Land Use Actions Special Use Permit Disturbance in the Floodplain Potential Zoning Ordinance modifications: Parking for multifamily Sidewalk (Fairfax Blvd) Parking islands Loading spaces Potential PFM Waivers Street standards for McLean and Cedar Potential Subdivision Appeals Block length 13
Submitted Plan 555 residential units (29 DUA) 200 apartments 220 condos 110 townhomes 25 senior rentals 10,000 sf retail 24,000 sf community/other 14
Fairfax High School Historic Resources Original portion constructed 1934 No local, state or federal protection Comprehensive Plan encourages exploring protections John C. Wood House Historic Overlay District established 2010 Council/Board of Architectural Review approval required for demo No justification provided for removal of district 15
Parking Summary Required Ratio Proposed Ratio Required Quantity Proposed Quantity Difference Apartments 1.76/unit 1.6/unit 351 320-31 Senior Apts 2.0/unit 1.0/unit 50 25-25 Condos 1.9/unit 1.6/unit 418 352-66 Townhomes 2.0/unit 2.0/unit 220 220 0 Retail 1/200sf 1/200sf 50 50 0 Community 1/300sf 1/300sf 80 80 0 Park NA NA 0 50 50 Undesignated NA NA 0 33 33 Total 1,169 1,130-39 Parking quantities as designated by the applicant on the submitted plans. A staff recommendation on parking quantities has not yet been determined. 16
Vehicular Circulation Trip Generation (Peak) Existing Proposed Difference AM In 671 88 (583) AM Out 334 227 (107) AM Peak 1,005 315 (690) PM In 46 280 234 PM Out 86 205 119 PM Peak 132 485 353 ADT 3,270 5,516 2,246 17
Pedestrian Circulation Block lengths <600 feet Connect residential areas to: Public facilities Businesses/Services Other neighborhoods Shared use path along McLean 18
Building Height 2 Floors 3-4 floors 5 floors Comprehensive Plan: Primarily 1-3 floors in connectors to allow adequate transitions. Proposal: 2-5 floors. Applicant has indicated that periphery townhomes would be 3 floors. 19
Open Space 20% Recreation and Open Space required (16% provided) Minimum 50 foot width 60% continuous 20% must meet defined category Potential exception for multi-use trails 20
Floodplain 2.86 acres in floodplain Applicant proposal: Replace and upsize existing culvert Remove 100 year floodplain from the site Requesting City participation 21
Staff Conclusions Proposed Land Use Map Amendment: Not consistent with Comprehensive Plan Should reflect prevailing land use pattern along corridor Business commercial along Fairfax Boulevard Transitional residential toward neighborhoods Height and density exceed Comp Plan guidance. Internal circulation supported, but no connection to McLean Ave. More information needed (parking, historic structures reports). Additional recreation and open space. 22
City of Fairfax City Council and Planning Commission Joint Work Session October 3, 2017 Paul VI Redevelopment The IDI Group Companies 23
Historic Resources 24
Existing Floodplain 25
Scheme A 646 residential units (35 DUA) 242 apartments 260 condos 110 townhomes 34 senior rentals 20,000 square feet commercial/community space 26
Scheme B 575 residential units (31 DUA) 214 apartments 219 condos 108 townhomes 34 senior rentals 20,000 square feet commercial/community space 27
Parking Location Spaces Provided Apartments: 345 Condos: 352 Townhomes: 220 Retail: 50 Community: 80 Park: 50 Undesignated: 33 28
Setbacks Building Setbacks Fairfax Blvd: 40 feet Mclean Ave: 33 feet Cedar Ave: 36 feet West PL: 36 feet Pat Rodio Park: 41 feet Pavement Setbacks Fairfax Blvd: 0 feet Pat Rodio Park: 6 feet 29
Project Density Comparisons Project Total Units Site Area (Acres) Density (DUA) Paul VI Scheme A 645 18.5 35 Paul VI Scheme B 575 18.5 31 Providence Square 96 2.3 43 Fairfax Circle 393 9.2 44 Novus 403 8.3 48 Layton Hall 360 7.8 46 Enclave 80 3.6 22 Mount Vineyard 132 6.1 22 30
Site History 1934: The original portion of Fairfax High School opens. Multiple subsequent building additions. 1972: High School is relocated to current site and subject site is sold to GMU. 1983: GMU sells the site to Diocese of Arlington for use as Paul VI Catholic High School. 2015: Diocese publicly announces planned relocation to Loudoun County in 2019. 31