Density Provisions for the Reston PRC District Zoning Ordinance Amendment

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SPRINGFIELD

Cardinal Forest PRC D istrict D ensity: 8.40 persons/ acre

Background Burke Centre and Cardinal Forest differ from Reston:

Majority rezoned at once, greater detail in development plans

Stable development, No major Comp. Plan changes, VRE Commuter Rail is existing;

Unlikely to reach current residential development limits;

Not affected by Proposed ZOA. 3

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Reston PRC & non-PRC Zoned Land ..... __ ...__,,_ Ja,r O,:p:H t.iles

Background

Only PRC-zoned Portions of Reston are included:

Yellow-green areas only.

Blue is Reston boundary, Purple is Non-PRC-zoned land in the TSAs.

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Comprehensive Plan Reston Master Plan Special Study:

Phase I-Adopted 2014: TSAs, Transit-oriented Development (“TOD”) Near Metro Stations

Phase II-Adopted 2015: Limited additional residential development outside of TSAs, Protect Existing Neighborhoods, Updated Land Use Map

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Current Zoning Provisions

Par. 1 of Sect. 6-308-Maximum Density regulations for the PRC District “(t)he overall density for a PRC District shall not exceed thirteen (13) persons per acre of gross residential and associated commercial areas.”

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Current Zoning Provisions

Par. 3 of Sect. 6-308 identifies the three types of residential areas:

• Low density: cumulatively in PRC not to exceed 3.8 persons/acre, any one low density area not permitted to exceed 5 du/acre.

• Medium density: cumulatively in PRC not to exceed 14 persons/acre, any one medium density area not permitted to exceed 20 du/acre.

• High density: cumulatively in PRC not to exceed 60 persons/acre, any one high density area not permitted to exceed 50 du/acre.

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Calcula in n

Calculating Density

Typically other zoning districts use du/ac or FAR

Persons per acre unusual, not a measure of actual population, rather an estimate based on unit types and household size multipliers:

3.0 for single family detached

2.7 for single family attached (townhouse)

2.1 for multiple family dwellings (apartment/condo)

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Calcula in n

Calculating Density

Affordable Dwelling Units and Workforce Housing Units:

These dwelling units are counted in the density calculations, which has been a source of confusion for some, but what is not counted are bonus units that may be afforded by the provision of ADUs and workforce housing.

In addition, all units including bonus units are taken into consideration with respect to transportation impacts and the provision of parks, schools, and public facilities.

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Proposed Amendment

Par. 1 of Sect. 6-308-Increase Maximum Density regulations for the Reston PRC District to 15 persons per acre.

Amendment advertised to consider any maximum between 13 and 15 persons per acre.

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Potential Changes in Persons Per Acre Maximum PRC

District Population

Current PRC District Population at 12.46 Persons

per Acre

Remaining PRC District Population and the

Maximum Multi-Family Dwelling Unit Potential

13 persons per acre

81,195 77,833 3,362 People 1,601 MF Units

14 persons per acre

87,441 77,833 9,608 People 4,575 MF Units

14.5 persons per acre

90,564 77,833 12,731 People 6,062 MF Units

15 persons per acre

93,687 77,833 15,854 People 7,550 MF Units

Potential Change in Persons Per Acre Summary

Current PRC District Persons per Acre at 12.46 = 77,833 persons

Remaining Persons under 13 Persons per Acre Maximum= 81,195-77,833 = 3,362 persons

Remaining MF Dwelling Units under 13 Persons per Acre Maximum= 1,601 MF Units

Potential Remaining Persons at 14.5 Persons per Acre Maximum= 90,564-77,833 = 12,731 persons

Potential Remaining MF Dwelling Units at 14.5 Persons per Acre Maximum= 6,062 MF Units

Revised Assumptions for Near Term Development = Approx. 5,619 MF Units (can be accommodated by 14.5 persons per acre but not 14)

Proposed Amendment

t. 6-308:

Par. 3 of Sec

• Low density: -no change-

• Medium density: -no change-

• High density: cumulatively in PRC not to exceed 60 persons/acre (no change), any one high density area not permitted to exceed 50 du/acre. However, for developments located in a Transit Station Area planned for Mixed Use within the Reston PRC District, the Board, in conjunction with the approval of a Development Plan, may approve a density up to 70 dwelling units per acre (advertised to allow any number from 50 to 70), when the proposed development is implementing the site-specific density and other recommendations contained in the adopted comprehensive plan.

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Wha 1f What if We Do Nothing?

• We are approaching a point where there may not be enough residential units to accommodate development applications that seek to implement the adopted Reston Master Plan.

• Landowners may seek to rezone property out of the PRC District.

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RESIDENTS BUSINESS GOVERNMENT FAIRFAX COUNTY SERVICES CONNECT SEARCH \II RCl"JI A

Reston Planned Residential Community (PRC) District• Proposed Zoning Ordinance Amendment

Zoning Administration Division

CONTACT INFORMATION: Our office is open 8:00 a.m. - 4:30 p.m. Monday- Friday

□ 703-324-1314 E:;21 DPZPRCZOAl!))fairfaxcounty.gov TTY 711 Q 12055 Government Center Pkwy Fairfax, VA 22035 Leslie Johnson, Zoning Administrator

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Reston Planned Residential Community (PRC) District - Proposed Zoning Ordinance Amendment BACKGROUND

-The purpose of the proposed Zoning Ordinance amendment is to allow implementation of the updated Aeston

Master Plan. The Reston Master Plan Special Study was initiated in 2009, in recognition of the changing

pattern of land use and development over time in Aeston, facilitated in large part by the planned arrival of

Metrorail. The study concluded in 2015 and resulted in the Reston Master Plan being amended in two phases in

2014 and 2015. This Zoning Ordinance amendment proposes changes to the density provisions set forth in Sect.

6-308 of the Zoning Ordinance, specifically for the Aeston PRC District. The amendment proposes an increase

in the maximum overall density permitted in the Aeston PAC District to a number between the current 13

persons/acre up to 15 persons/acre. The amendment would also allow the Board to approve residential

development up to 70 dwelling units per acre for certain high density residentially designated properties in

the Aeston PRC District that are located within the transit station areas (TSAs} and planned for .. mixed use," if

Outreach Webpage: Issue-specific Webpage launched May 2017 with FAQ’s, meeting slides, schedule, and comments portal.

https://www.fairfaxcounty.gov/planning-zoning/zoning-ordinance/reston-prc-zoning-ordinance-amendment

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Outreach

in 2017:

Public Meetings Held

• May 3, 2017: Kickoff Community Meeting • May 4, 2017: Planning Commission Policy and Procedures Committee • May 15, 2017: Reston Planning and Zoning Committee • May 22, 2017: Meeting with staff and representatives of Reston

community and Reston Association • May 24, 2017: Community Meeting with specialty subject areas open for

questions • September 19, 2017: Meeting with staff and representatives of Reston

community • October 23, 2017: Large community meeting with staff panel, questions

and answers, broadcast on Channel 16 19

Outreach Public Meetings Held in 2018:

• February 13, 2018: Meeting with Coalition for a Planned Reston, Reston Association, other stakeholders at Supervisor Hudgins’ office

• July 17, 2018: Meeting hosted by Reston Association and Coalition with staff and the community regarding Transportation, which was broadcast online and remains available

• July 18, 2018: Meeting hosted jointly by Reston Association and Coalition withstaff and the community regarding Parks and Recreational Facilities, which was broadcast online and remains available

• July 24, 2018: Meeting hosted jointly by Reston Association and Coalition withstaff and the community regarding Schools, which was broadcast online and remains available

• July 30, 2018: Meeting hosted jointly by Reston Association and Coalition withstaff and the community regarding the Comprehensive Plan, which was broadcast online and remains available

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Primary Issues Raised Transportation

Parks and Recreational Facilities

Public Facilities/Infrastructure (such as Schools)

Comprehensive Plan

Village Centers

Golf Courses

Density Calculations 21

Primary Issues Raised

Transportation Parks and Recreational Facilities

Public Facilities/Infrastructure (such as Schools)

Comprehensive Plan

Village Centers

Golf Courses

Density Calculations 22

Primary Issues Raised Transportation

Parks and Recreational Facilities Public Facilities/Infrastructure (such as Schools)

Comprehensive Plan

Village Centers

Golf Courses

Density Calculations 23

Primary Issues Raised Transportation

Parks and Recreational Facilities

Public Facilities/Infrastructure (Schools) Comprehensive Plan

Village Centers

Golf Courses

Density Calculations 24

Primary Issues Raised Transportation

Parks and Recreational Facilities

Public Facilities/Infrastructure (such as Schools)

Comprehensive Plan

Village Centers Golf Courses

Density Calculations 25

Primary Issues Raised Transportation

Parks and Recreational Facilities

Public Facilities/Infrastructure (such as Schools)

Comprehensive Plan

Village Centers

Golf Courses Density Calculations

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Primary Issues Raised Transportation

Parks and Recreational Facilities

Public Facilities/Infrastructure (such as Schools)

Comprehensive Plan

Village Centers

Golf Courses

Density Calculations 27

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Reston PRC Planned Dwelling Unit Growth

Map Identifier Site Name

Existing & Approved Units*

Revised Planned Units**

Revised Total Units

TSA, Village Center, or Other

Revised Planned Units Totals

A 1941 & 1950 Roland Clark - 263 263 T TSAs: 2,701 B Pond Office Building Site - 300 300 T Other: 2,918 C RP 11720, LC (Sekas West) 54 - 54 O VCs: 3,145 D Reston Heights 498 - 498 O E Oracle 457 - 457 O Total TSAs and Other Only: F, G Residential/Transit Station Mixed Use 1,688 - 1,688 T 5,619 H Dwoskin - 469 469 T I, J Urban Core South, North 1,717 1,619 3,336 T K Winwood Childcare 125 - 125 O L South of Library - 50 50 T M Reston Town Center North 30 2,370 2,400 O N Spectrum 1,422 - 1,422 O O Baron Cameron Retail - - - O P North Point Village Center 154 1,212 1,366 V Q St Johns Wood 250 188 438 O R Lake Anne Village Center 1,466 - 1,466 V S Fairway 804 - 804 O T Charter Oaks 261 360 621 O U Tall Oaks Village Center 156 - 156 V V South Lakes Village Center 235 724 959 V W Colts Neck 91 - 91 O X Hunters Woods Village Center 494 1,209 1,703 V Y Four Seasons 11 - 11 O

TOTAL DWELLING UNITS 9,913 8,764 18,677

*These units have been included in the overall PRC District residential density calculation of 12.46 persons per acre.

* *These are the estimated number of dwelling units recommended by the Comprehensive Plan within Reston's PRC zoned land, for those areas where growth is recommended to occur. As adjusted in 2018 for changed assumptions to more precisely reflect known or likely nearer term proposals. The overall available Comprehensive Plan capacity did not change from our previous assessment, and still remains.

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Reston PRC Planned Dwelling Unit Growth

Map IdentifierSite NameExisting & Approved Units*Revised Planned Units**Revised Total UnitsTSA, Village Center, or OtherRevised Planned Units Totals

A1941 & 1950 Roland Clark- 0263263TTSAs:2,701

BPond Office Building Site- 0300300TOther:2,918

CRP 11720, LC (Sekas West)54- 054OVCs:3,145

DReston Heights498- 0498O

EOracle457- 0457OTotal TSAs and Other Only:

F, GResidential/Transit Station Mixed Use1,688- 01,688T5,619

HDwoskin- 0469469T

I, JUrban Core South, North1,7171,6193,336T

KWinwood Childcare125- 0125O

LSouth of Library- 05050T

MReston Town Center North302,3702,400O

NSpectrum1,422- 01,422O

OBaron Cameron Retail- 0- 0- 0O

PNorth Point Village Center1541,2121,366V

QSt Johns Wood250188438O

R Lake Anne Village Center1,466- 01,466V

SFairway804- 0804O

TCharter Oaks261360621O

UTall Oaks Village Center156- 0156V

VSouth Lakes Village Center235724959V

WColts Neck91- 091O

XHunters Woods Village Center4941,2091,703V

YFour Seasons11- 011O

TOTAL DWELLING UNITS9,9138,76418,677

*These units have been included in the overall PRC District residential density calculation of 12.46 persons per acre.

* *These are the estimated number of dwelling units recommended by the Comprehensive Plan within

Reston's PRC zoned land, for those areas where growth is recommended to occur.

As adjusted in 2018 for changed assumptions to more precisely reflect known or likely nearer term proposals.

The overall available Comprehensive Plan capacity did not change from our previous assessment, and still remains.

Sheet1

Reston PRC Planned Dwelling Unit Growth

Map IdentifierSite NameExisting & Approved Units*Revised Planned Units**Revised Total UnitsTSA, Village Center, or OtherRevised Planned Units Totals

A1941 & 1950 Roland Clark- 0263263TTSAs:2,701

BPond Office Building Site- 0300300TOther:2,918

CRP 11720, LC (Sekas West)54- 054OVCs:3,145

DReston Heights498- 0498O

EOracle457- 0457OTotal TSAs and Other Only:

F, GResidential/Transit Station Mixed Use1,688- 01,688T5,619

HDwoskin- 0469469T

I, JUrban Core South, North1,7171,6193,336T

KWinwood Childcare125- 0125O

LSouth of Library- 05050T

MReston Town Center North302,3702,400O

NSpectrum1,422- 01,422O

OBaron Cameron Retail- 0- 0- 0O

PNorth Point Village Center1541,2121,366V

QSt Johns Wood250188438O

R Lake Anne Village Center1,466- 01,466V

SFairway804- 0804O

TCharter Oaks261360621O

UTall Oaks Village Center156- 0156V

VSouth Lakes Village Center235724959V

WColts Neck91- 091O

XHunters Woods Village Center4941,2091,703V

YFour Seasons11- 011O

TOTAL DWELLING UNITS9,9138,76418,677

*These units have been included in the overall PRC District residential density calculation of 12.46 persons per acre.

* *These are the estimated number of dwelling units recommended by the Comprehensive Plan within

Reston's PRC zoned land, for those areas where growth is recommended to occur.

As adjusted in 2018 for changed assumptions to more precisely reflect known or likely nearer term proposals.

The overall available Comprehensive Plan capacity did not change from our previous assessment, and still remains.

e t

Next Steps

Planning Commission Public Hearing:

January 23, 2019 at 7:00 pm

Board of Supervisors Public Hearing:

March 5, 2019 at 4:30 pm

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umm ry

Summary

Current PRC District Zoning Ordinance Regulations Do Not Accommodate Development in Reston in Accordance with the Adopted Reston Master Plan.

Changing the PRC District Zoning Ordinance Regulations Will Not Approve Any Additional Residential Development.

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Density Provisions for the Reston PRC District Zoning Ordinance Amendment

Density Provisions for the Reston PRC District BackgroundBackgroundBackgroundComprehensive Plan Comprehensive PlanCurrent Zoning ProvisionsCurrent Zoning ProvisionsSlide Number 9Slide Number 10Calculating DensityCalculating DensityProposed AmendmentSlide Number 14Slide Number 15Proposed AmendmentWhat if We Do Nothing?OutreachOutreachOutreachPrimary Issues RaisedPrimary Issues RaisedPrimary Issues RaisedPrimary Issues RaisedPrimary Issues RaisedPrimary Issues RaisedPrimary Issues RaisedSlide Number 28Next StepsSummaryDensity Provisions for the Reston PRC District