KINCORA VILLAGE CENTERZMAP 2008-0021

Board of Supervisors Committee of the Whole

May 18, 2010

Updates

Removed 2 acres of very steep slopes from rezoning area

Proffered to stripe Pacific Blvd from northern boundary to Severn Way

Dulles Town CenterR

oute

28

Route 7Lo

udou

n C

ount

y Pk

wy

Severn Way

Paci

fic B

lvd

Gloucester Pkwy Nokes Blvd

Toll House

Russell Branch Pkwy

Countryside

Waxpool Rd

Smith

Swi

tch

Rd

Casc

ades

Pkw

y

Algo

nkia

n Pk

wy

Casc

ades

Pkw

y

Dulles 28Center

Ashb

urn

Villa

ge B

lvd

SITE

AshburnBusiness

Park

MCICampus

CommonwealthCenter

Loudoun Water

residences

UniversityCenter

OneLoudoun

PotomacRadio

(proposed)

KincoraVillage

minor league baseball stadium

I

Land Use - Keynote EmploymentResidential Use and Residential Density

Site is suitable for Keynote Employment

70-85% Class A Office supported by limited commercial retail and service uses (does not include residential)

1,400 multi-family residential units proposed

Mixed-use Regional Office policies limit residential to 720

AOL , a Keynote Employment Center

Pacific Blvd

Nokes Blvd

Floodplain Dedication - 162.11 acres

Open Space Preservation ProgramTo Offset Residential Density

56 acres – Open Space Preservation Program89 acres – Capital Facilities17 acres – Site’s open space

Land Use Commercial Retail and Service Uses (Amount and Scale)

Retail Plan Policy - 136,110 sf

Limits to 5% of office floor area 5% of office and residential

floor area would be 194,180 sf

Proposed – 868,825 sq ft

2 hotels/475,000 sf1 grocery store – 60,000 sf1 health and fitness center - 60,000 sf1 outdoor recreation center – 60,000 sf

Land Use Phasing With the StadiumOffice/Employment Uses Predominant

Phase 1

Office

Retail and Service

Residential

40%

17%

43%

Phase 2

Office

Retail and Service

Residential

36%

25%

39%

Phase 3 (no further linkages)

Office

Retail and Service

Residential

Stadium

Civic

29%

25%

41%

2% 3%

Land Use Phasing Without the Stadium

Phase 1

OfficeRetail and ServiceResidential

Phase 2

Office

Retail and Service

Residential

Phase 3 – No further linkages

Office

Retail and Service

Residential

Civic

3%

38%

20%

42% 36%

30%

34%

30%38%

29%

Site Design

Pedestrian Mobility & Safety Commit to intersection design

solutions for Roads 1 and 2 that increase the safety of pedestrians

Align Roads 8 and 9 to create a full intersection with Roads 2 and 6

Parking Locate buildings close to the road

with parking to the rear Parking structures or surface

parking lots should not be located along the Pacific Blvd frontage

9

Capital Facilities

Proffered Contribution Consistent with Policies

Proposed Mitigation(Consistent with previous

Board Action)

Proffered Contribution Not Consistent with Policies

(Board’s discretion)

5-acre public use site $3,329,120

Road improvements $24,895,078

89-acre floodplain dedication $5,039,892

23,590 linear feet of trails $935,484

Observation platform $25,000

Subtotal $4,264,604 Subtotal $24,895,078 Subtotal $5,064,892

TOTAL proffered & proposed $34,224,574

Kincora’s Capital Facilities Impact/Anticipated Contribution1,400 x $23,758 (CIF for multi-family units) = $33,261,200

UNMET HOUSING NEEDS UNITSUnmet Housing Need Units Up to 100% AMI (rent or purchase) 72

Unmet Housing Needs UnitsUp to 85% AMI (rent or purchase) 56ADU Equivalent Units31% - 59% AMI (rent) or 31% - 69% AMI (purchase) 88Unmet Housing Needs UnitsUp to 30% AMI (rent or purchase) 12Total 228 units

Article 7 requires ADUs to be interspersed with market rate units Article 7 Income limits for rental ADUs is greater than 30% and less than

50% AMI Rental units up to 100% or 85% AMI are equivalent to market rate units

with rents of approximately $2,500 and $2,200 per month respectively Shortage of rental units at 60% AMI and below The Kincora Fiscal Impact Analysis assumed average household income

level for rental units at $80,000 – approximately 80% AMI

SCHOOLS

Kincora: 186 students Capacity: over by 48

Kincora: 98 students Capacity: over by 47

Kincora: 80 students Capacity: available

SITE

Schools1,400 residential units generate 364 students

Capital Facilities 5-acre Public Use Site

Dedicate public use site regardless of PPEA process.Provide access & extend utilities prior to conveyance.

Loudoun County Pkwy

Russell Branch Pkwy

Route 7

Nokes Blvd

Gloucester Pkwy

Gloucester Pkwy - Construct 4 lane median divided in 6-lane ROW dedication from Loudoun County Pkwy to Rt. 28

Pacific Blvd - Construct 4 lane divided from southern boundary to Russell Branch Pkwy

Route 28

SITE

Transportation - CDA Constructed or bonded for construction within 3 years of the date the CDA is created “with reasonable extensions to be granted should market conditions not permit issuance of CDA bonds at a reasonable rate of interest.”

Loudoun County Pkwy

Russell Branch Pkwy

Route 28

Route 7

Nokes BlvdGloucester Pkwy

SITE

Pacific Blvd - Construct 2 lanes from Rt 28/Nokes Blvd interchange to site entrance

21%

79%

Residential Units

Maximum # of Units - 300Remaining Units - 1,100

8%

92%

Non-residential Floor Area

Maximum Floor Area - 300,000 sfRemaining Floor Area - 3,572,236 sf

Tran

spor

tatio

n -

Phas

e 1A

(Includes ZMAP & SPEX. Excludes land bay Q.)

Loudoun County Pkwy

Russell Branch Pkwy

Route 28

Route 7

Nokes BlvdGloucester Pkwy

SITE

57%43%

Residential Units

Maximum # of Units - 796Remaining Units - 604

30%

70%

Non-residential Floor Area

Maximum Floor Area - 1,145,000 sfRemaining Floor Area - 2,650,036 sf

(Includes ZMAP & SPEX. Excludes land bay Q.)

Tran

spor

tatio

n -

Phas

e 1B

Pacific Blvd - Construct 4 lanes from southern boundary to northern site entrance

Loudoun County Pkwy

Russell Branch Pkwy

Route 28

Route 7

Nokes BlvdGloucester Pkwy

SITE

100%

Residential Units

Maximum # of Units - 1,400Remaining Units - 0

65%

35%

Non-residential Floor Area

Maximum Floor Area - 2,400,000 sfRemaining Floor Area - 1,269,025sf(Includes SPEX and ZMAP)

(ZMAP only)

Tran

spor

tatio

n -

Phas

e 2

Pacific Blvd - Construct 4 lane connection to Russell Branch Pkwy

Loudoun County Pkwy

Russell Branch Pkwy

Route 28

Route 7

Nokes Blvd

SITE

Tran

spor

tatio

n -

Phas

e 3

Gloucester Pkwy - construct 4 lanes in 6-lane ROW dedication

Gloucester Pkwy Timing - Prior to exceeding 2.4 million sq. ft. of non-residential floor area (ZMAP only)

Pacific Blvd

Rezoning Request from PD-IP (1972 ZO) to PD-MUB

Use Maximum Floor Area

Office 2,722,200 sf

Commercial *393,825 sf

Hotels (2) 475,000 sf

Multi-family Residential

1,544,000 sf 1,400 units

TOTAL 5,135,025 sf

Paci

fic B

lvd

Nokes Blvd

Rout

e 28

Kincora SPEX

(stadium)

public use site

I

*includes up to 3 - 60,000 square foot retail buildings

KINCORA VILLAGE CENTERZMAP 2008-0021

Board of Supervisors Public HearingMay 10, 2010