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Reston Land Use Documents, Previous County Meetings, and Planned P&Z activities

Reston Land Use Documents, Previous County Meetings, and Planned P&Z activities Mike Corrigan President, Reston Citizens Association September 6, 2006 Reston Land Use Documents Reston Master Plan Fairfax County Planning Ordinance Fairfax County Comprehensive Plan

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Reston Land Use Documents, Previous County Meetings, and Planned P&Z activities

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  1. Reston Land Use Documents, Previous County Meetings, and Planned P&Z activities Mike Corrigan President, Reston Citizens Association September 6, 2006

  2. Reston Land Use Documents • Reston Master Plan • Fairfax County Planning Ordinance • Fairfax County Comprehensive Plan Get more information at: http://www.restoncitizensassociation.org/forums/density-p&z.html RCA Density/P&Z Forum 9/16/06

  3. Reston Master Plan - 1962 10 Square Miles (6,400 Acres) 75,000 People 11.72 People per Acre http://www.restonmuseum.org/physicalPlanning.htm RCA Density/P&Z Forum 9/16/06

  4. Reston Today • Reston Association • Reston Town Center • Reston Center for Industry & Government • NOTE:White section is Small Tax District #5 previous to March 2006 RCA Density/P&Z Forum 9/16/06

  5. Fairfax County Planning Ordinance • Article 6 Part 3 - Planned Residential Community District • http://www.fairfax.va.us/dpz/zoningordinance/articles/art06.pdf • Applies to Reston Association and Reston Town Center areas of the Reston Map RCA Density/P&Z Forum 9/16/06

  6. Planned Residential Community District • Purpose and Intent (Sect. 6-301) • Develop planned communities with Reston’s goals listed • At least 750 contiguous acres • One developer • Must have a comprehensive plan • Greater flexibility than conventional zoning RCA Density/P&Z Forum 9/16/06

  7. Planned Residential Community District • Permitted uses • Residential Areas • Village, Town and Convention Centers • Minimal restrictions on lot size, building height, yard size, off-sets, floor area, and lot coverage RCA Density/P&Z Forum 9/16/06

  8. Planned Residential Community District • Maximum Density • 13 persons per acre • Factors for persons per housing type • Single family detached (3.5), Single family attached (3.0), garden apartment (2.5), elevator apartment (2.0) • Fixed 3 years after construction start • Density Areas • Low: 3.8 persons/acre • Medium: 14 persons/acre • High: 60 persons/acre RCA Density/P&Z Forum 9/16/06

  9. Planned Residential Community District • Maximum Density (Continued) • Excess density transferable within district • Section 6-308, paragraph 5: “The provisions of paragraph 1 [13 per acre initially] and paragraph 4 [13 per acre for the life of the project] shall not apply to affordable and market rate dwelling units which comprise the increased density ….” RCA Density/P&Z Forum 9/16/06

  10. Fairfax County Comprehensive Plan • Fairfax County Comprehensive Plan • Upper Potomac Planning District, RESTON-HERNDON SUBURBAN CENTER AND TRANSIT STATION AREAS • http://www.fairfaxcounty.gov/dpz/comprehensiveplan/area3/upperpotomac.pdf • Applies to the Reston Center for Industry and Government – Section 6.4 of the Zoning Ordinance also applies (PLANNED RESIDENTIAL MIXED USE DISTRICT) RCA Density/P&Z Forum 9/16/06

  11. RCA Density/P&Z Forum 9/16/06

  12. Reston-Herndon Suburban Center and Transit Station Areas • The Comprehensive Plan was modified in 2001 to allow mixed use at Reston Metro Station areas. • The total increase in potential Reston residents is substantial • Mixed use is currently prohibited by the RCIG covenants, which need a 90% vote to change (less in 2020) RCA Density/P&Z Forum 9/16/06

  13. Additional Observations on Reston’s Future and Potential Development • Pat Kane’s Web Site: • http://www.patrickfkane.com/pfkperspective/thefutureofreston.html RCA Density/P&Z Forum 9/16/06

  14. Previous County Land Use Meetings • Reston Present and Future – May 3, 2006 • P&Z Committee – June 5, 2006 • Community Meeting – June 20, 2006 RCA Density/P&Z Forum 9/16/06

  15. Previous Count Land Use Meetings- Issues Raised • Reston is approaching the density cap of 13 per acre, using the current factors • Actual population may be significantly less than that calculated by the factors • Individual low, medium, and high zoned areas may be subject to redevelopment at their full density, even if they are currently at a lower actual density RCA Density/P&Z Forum 9/16/06

  16. Density Cap – May 3, Briefing vs. Master Plan RCA Density/P&Z Forum 9/16/06

  17. Planning Factors may overestimate the population • People per dwelling may be less than estimated, so one approach to adjusting the cap would be to adjust the planning factors to reflect the actual population • But: • Where did 13 per acre come from in the first place? • Has the impact per person on traffic changed since the 1960’s? Should this be considered? RCA Density/P&Z Forum 9/16/06

  18. Changes in Driving Patterns- VDOT Data for Virginia RCA Density/P&Z Forum 9/16/06

  19. Zoned Areas may be redeveloped at higher density RCA Density/P&Z Forum 9/16/06

  20. Planned P&Z Activities • P&Z Meeting – Sept. 11, 2006 – Location TBD • Series of community Meetings to discuss possible changes to the PRC ordinance • First Meeting on around Sept. 20 • Additional meetings in late Sept./Oct. RCA Density/P&Z Forum 9/16/06

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