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    DPZ Memo To Industry 8-21-15-1

    Uploaded by

    Terry Maynard
    Letter sent to "industry" for comment on draft changes in zoning for TSAs and other high-density locales in the County.

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    © All Rights Reserved
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    DPZ Memo To Industry 8-21-15-1

    Uploaded by

    Terry Maynard
    469 views4 pages
    Letter sent to "industry" for comment on draft changes in zoning for TSAs and other high-density locales in the County.

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    DPZ Memo to Industry 8-21-15-1

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    Letter sent to "industry" for comment on draft changes in zoning for TSAs and other high-density locales in the County.

    Copyright:

    © All Rights Reserved
    Download as PDF, TXT or read online from Scribd
    Download as pdf or txt
    469 views4 pages

    DPZ Memo To Industry 8-21-15-1

    Uploaded by

    Terry Maynard
    Letter sent to "industry" for comment on draft changes in zoning for TSAs and other high-density locales in the County.

    Copyright:

    © All Rights Reserved
    Download as PDF, TXT or read online from Scribd
    Download as pdf or txt
    of 4

    2

    County of Fairfax, Virginia


    MEMORANDUM

    DATE:

    August 21, 2015

    TO:

    General Distribution

    FROM:

    Donna Pesto
    Senior Assistant to the Zoning Administrator

    SUBJECT:

    Solicitation for Comments on a Proposed Zoning Ordinance Amendment


    Regarding the Palnned Development-Commercial (PDC) and Planned
    Development-Mixed Use (PRM) Districts, Commercial Revitalization Districts
    (CRD), Commercial Revitalization Areas (CRA), Community Business Centers
    (CBC) and Transit Station Areas (TSA)

    Enclosed is the most recent draft of a proposed Zoning Ordinance Amendment related to the
    PDC and PRM Districts and the CRD, CRA, CBC and TSA regulations. Staff has also provided
    a summary of the amendment that provides a brief description of the nature of the proposed
    changes. The proposed Zoning Ordinance Amendment establishes the implementation tools
    related to comprehensive plan changes and adopted design guidelines associated with
    revitalization and redevelopment areas, as well as areas near mass transit stations. Specifically,
    such areas include those associated with the Silver Line extension through the Dulles Corridor
    and the updates to the Annandale, Baileys Crossroads and Seven Corners planning documents.
    Staff is seeking your input on this proposal prior to authorization of this amendment for public
    hearings. Please feel free to forward this draft to any other interested parties. In order to meet
    scheduling deadlines, your comments are requested no later than September 4, 2015. Tentative
    public hearing dates are November 5, 2015 for the Planning Commission and December 8, 2015
    for the Board of Supervisors. A more detailed Staff Report describing the proposed amendment
    will be provided in conjunction with the Boards authorization of the proposal for public hearing.
    Please send comments via email to [email protected] or via regular mail to the
    address shown below. Please feel free to contact me at 703-324-1314 if you have any questions.
    Thank you, in advance, for your review and consideration of this proposal.

    Excellence * Innovation * Stewardship


    Integrity * Teamwork* Public Service

    Department of Planning and Zoning


    Zoning Administration Division
    Ordinance Administration Branch
    12055 Government Center Parkway, Suite 807
    Fairfax, Virginia 22035-5505
    Phone 703-324-1314 FAX 703-803-6372
    www.fairfaxcounty.gov/dpz/

    August 21, 2015


    Page 2

    HIGHLIGHTS OF PROPOSED PDC/PRM AMENDMENT


    A. Allow the Board to increase the maximum floor area ratio (FAR) in the PDC and PRM
    Districts from 2.5 and 3.0, respectively, to not more than 5.0 FAR when the development is
    in a Commercial Revitalization District (CRD), Commercial Revitalization Area (CRA),
    Community Business Center (CBC) or Transit Station Area (TSA). The proposal will also
    delete the provisions in PDC that required certain features like increased open space, unique
    design features, below grade parking, etc. in order to increase FAR above the base level. The
    actual maximum FAR for a specific parcel would be subject to any further limitation set forth
    in the comprehensive plan recommendation for such parcel(s). For example, during the
    Boards consideration of a PDC District rezoning request for a parcel in a CRD that has a
    plan recommendation for 1.5 FAR, the Board can limit the FAR to 1.5 despite the fact that
    the PDC District would permit up to 5.0 FAR. (Note: the amendment will be advertised to
    allow the Board to adopt a maximum FAR up to 5.5, but staff is recommending a 5.0 FAR
    maximum.) (See Pages 3 and 6.)
    B. Clarify that the Board can reduce minimum yard requirements in CRDs, CRAs, CBCs and
    TSAs to implement design criteria within the Plan or other endorsed design guidelines. (See
    Page 1.)
    C. Formalize that the Board can modify the currently required sight distance regulations on
    corner lots as part of a rezoning approval. Such flexibility is needed because current
    requirements do not accommodate urban design standards that set buildings close to the
    sidewalk and street. This would apply to buildings, signs, or any other feature and an
    applicant would need to specifically request the modification and provide sufficient
    justification to support their request. (See Page 1.)
    D. Changes affecting specific uses:
    1. Add commercial recreation restaurants to the list of permitted secondary uses in the PDC
    and PRM Districts to better accommodate businesses such as ESPN Zone and Dave and
    Busters and remove the use limitation that limits patrons to 18 and over unless
    accompanied by a parent or guardian. Other current use limitations will continue to
    apply to all commercial recreation restaurants, which include family-oriented recreation
    and on-premise dining with only subordinate carry-out service, a limit of 25% of the
    gross floor area devoted to mechanical/electronic games, and a prohibition against
    operating the recreation component independent of the dining component. (See Page 2
    and 5.)
    2. Add fast food restaurants to the list of permitted secondary uses in the PDC District when
    located in a residential building and specify that such request can occur by way of

    August 21, 2015


    Page 3

    approval of the final development plan, rather than the current process of special
    exception. Fast food restaurants are already allowed as part of the approval of a final
    development plan when located in a nonresidential building in the PRM District. (See
    Page 2.)
    3. Add kennels and veterinary hospitals as a permitted secondary use in the PRM District,
    which will offer the ability to provide such a common service to residents within the
    district. Both uses are currently allowed as a permitted secondary use in the PDC District.
    Kennels and veterinary hospitals in the PRM, as in the PDC, would be required to be
    indoors, with sound and odor proofing measures. (See Page 5.)
    E. Specify that vehicle sale, rental and ancillary service uses in the PDC and PRM Districts are
    permitted only when specifically identified on the approved development plan and when all
    uses are conducted within an enclosed building, provided sale/rental vehicle storage may
    occur in a parking structure/garage. (See Page 8.)
    F. Add a new provision that highlights a variety of parking reductions are allowed in the PDC
    and PRM Districts as set forth in Article 11 (Sect. 11-102) when a reduction in parking
    furthers a goal of the comprehensive plan. Staff has also added a statement that stipulates
    that structured parking is expected to predominate in the PDC district, as it currently is in the
    PRM. (See Pages 3 and 6. )
    G. Add a new provision to the PDC and PRM Districts to count floor area for any new cellar
    space approved after the date of the amendment when tabulating the gross floor area for
    purposes of calculating FAR. Exemptions from gross floor area would include cellar space
    used for mechanical equipment, storage, accessory uses, loading spaces/travel ways/docks,
    and unmanned datacenter equipment. In the Planned Tysons Corner Urban District (PTC),
    cellar space already is counted in the gross floor area calculation; however, the exemptions
    do not currently specifically identify loading spaces/travel ways/docks. Staff is proposing to
    add these loading-related spaces to the cellar space exemptions in the PTC District. Staff
    notes that cellar space is already required to be included in the parking tabulations when not
    exclusively used for storage and/or mechanical equipment. Existing cellar space and cellar
    space that will be constructed in accordance with an already approved development plan
    would continue to be exempt from gross floor area. (See Pages 4 and 7.)
    H. Modify the provisions for open space in the PRM District to specify that such open space
    may include urban parks in accordance with Urban Park Framework in the comprehensive
    plan. This change will clarify and strengthen the current open space regulations to address
    urban parks. The changes will also stipulate that streetscape elements and those vegetated
    areas related to green building standards are subject to a determination by the Board that the
    proposed elements are appropriate for inclusion in the minimum open space requirement

    August 21, 2015


    Page 4

    based on the definition of open space and the recommendations in the comprehensive
    plan/development guidelines. The proposal will also provide that not more than one half of
    the minimum required landscaped open space can be above street level, unless modified by
    the Board. (See Page 7.)
    I. Clarify that the Board can reduce parking in areas served by a mass transit station,
    transportation facility, or sufficient high-frequency bus service upon satisfactory
    demonstration that the reduction will not adversely impact the site or adjacent areas. (See
    Page 9.)
    J. Currently, in conjunction with a rezoning, the Board can reduce parking by up to 20% in the
    CRDs and the Lake Anne CRA for non-residential uses only. The proposed change will
    allow the Board to reduce parking by up to 20% in these areas for both residential and nonresidential uses in a mixed use development. Mixed use developments will be subject to the
    application fee, whereas commercial developments will remain free of charge. (See Pages
    10, 11 and 12.)
    K. Allow for a waiver or modification of transitional screening and barrier requirements for
    property that abuts the Dulles Airport Access Highway and Toll Road to help implement the
    planning recommendations and design guidelines associated with the Silver Line/transit
    station area along these roadways. (See Page 10.)
    L. Stipulate that the bulk regulations, landscaping and screening provisions have general
    applicability only at the periphery of a CRD, CRA, CBC or TSA in a rezoning application to
    the PDC or PRM District. (See Page 10.)

    Enclosure: Draft Proposed Zoning Ordinance Amendment

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