Tysons Status Report: Board of Supervisors Community Revitalization and Reinvestment Committee
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This document provides a status report on the redevelopment of Tysons, Virginia following the adoption of the Tysons Corner Comprehensive Plan Amendment in June 2010. It summarizes 12 rezoning cases submitted for redevelopment within 1/4 mile of new Metro stations. It also describes the establishment of the Tysons Partnership and provides updates on the 20 follow-on motions made by the Board of Supervisors related to transportation infrastructure funding, workforce housing, district names, design guidelines, and staff resources to implement the redevelopment vision for Tysons.
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Tysons Status Report: Board of Supervisors Community Revitalization and Reinvestment Committee
- 1. Tysons Status Report Board of Supervisors Community Revitalization and Reinvestment CommitteeApril 12, 2011
- 3. Board also made 20 follow on motions related to implementation of the Plan 2
- 5. 1/4 mile Metro rings Tysons 12 Submitted Rezoning Cases Application 4
- 6. Tysons Spring Hill Station (Georgelas) Demonstration Project for Comprehensive Plan, selected by Planning Commission 31.5 Acres on 3 sites 2 existing office buildings to remain Primarily within ¼ mile of Tysons West Metro station 5
- 7. Metro Station Tysons Spring Hill Station (Georgelas) 6
- 8. Tysons Spring Hill Station (Georgelas) Tyco Rd. Rt. 7 Spring Hill Rd. 7
- 9. Metro Station Tysons Spring Hill Station (Georgelas) 8
- 10. Tysons Dominion Square (CARS DBI) 19.6 Acres on 2 sites (2 concurrent rezoning applications) Primarily within ¼ mile of Tysons West Metro station Proposed Development 4.4 million sq. ft. 49% office; 46% residential; 5% hotel/retail 9
- 11. Metro Station Tysons Dominion Square (CARS DBI) 10
- 12. Tysons Dominion Square (CARS DBI) Spring Hill Rd. Rt. 7 11
- 13. Metro Station Tysons Dominion Square (CARS DBI) 12
- 14. Tysons Solutions Plaza (SAIC/Dittmar) 23.9 Acres 3 existing buildings to remain (current SAIC offices) Primarily within ¼ mile of Tysons Central 7 Metro station Proposed Development 4.9 million sq. ft. 53% office; 39% residential; 8% hotel/retail 13
- 15. Metro Station Tysons Solutions Plaza (SAIC/Dittmar) 14
- 16. Tysons Solutions Plaza (SAIC/Dittmar) Westpark Dr. Greensboro Dr. Rt. 7 15
- 17. Existing SAIC Buildings Metro Station Tysons Solutions Plaza (SAIC/Dittmar) 16
- 18. Tysons Tysons Central (NV Comm./Clyde’s) 4.8 Acres Entirely within ¼ mile of Tysons Central 7 Metro station Proposed Development 1.3 million sq. ft. 39% office; 47% residential; 14% hotel/retail 17
- 19. Metro Station Tysons Tysons Central (NV Comm./Clyde’s) 18
- 20. Tysons Tysons Central (NV Comm./Clyde’s) Pinnacle Dr. Rt. 123 Rt. 7 19
- 21. Metro Station Tysons Tysons Central (NV Comm./Clyde’s) 20
- 22. Tysons Capital One 26.2 Acres Existing Capital One office building and auditorium building to remain Entirely within ¼ mile of Tysons East Metro station Proposed Development 4.9 million sq. ft. 55% office; 25% residential; 20% hotel/retail/civic 21
- 23. Metro Station Tysons Capital One 22
- 24. Tysons Capital One Capital Beltway Rt. 123 Scotts Crossing Rd. 23
- 25. Existing Cap One Buildings Metro Station Tysons Capital One 24
- 26. Tysons Scotts Run Station (Cityline) 38.8 acres on multiple sites (3 concurrent rezoning applications) Primarily within ¼ mile of Tysons East Metro station 26.2 Acres Existing Capital One office building and auditorium building to remain Entirely within ¼ mile of Tysons East Metro station Proposed land use 4.9 million sq ft 55% office, 25% residential, 20% hotel/retail/civic 25
- 27. Metro Station Tysons Scotts Run Station (Cityline) 26
- 28. Tysons Scotts Run Station (Cityline) Anderson Rd. Rt. 123 Colshire Dr. Old Meadow Rd. 27
- 29. Metro Station Tysons Scotts Run Station (Cityline) 28
- 30. Tysons The Commons (LCOR) 20.1 acres Partially within ¼ mile of Tysons East Metro station; primarily within ¼ to ½ mile of station Proposed Development +/- 2.5 million sq. ft. 100% residential (+/- 2,500 dwelling units) 29
- 31. Tysons The Commons (LCOR) 30
- 32. Tysons The Commons (LCOR) Colshire Dr. Anderson Rd. 31
- 33. Tysons The Commons (LCOR) 32
- 34. Tysons MITRE 4 & 5 MITRE 4: PCA/SE to transfer previously approved density to a parcel adjacent to the MITRE campus (SE is for height increase) MITRE 5: rezoning application to add a 490,000 sq. ft. office building and a parking structure to the MITRE campus (3 existing buildings) Proposed Development 100% office 33
- 35. Metro Station Tysons MITRE 4 & 5 34
- 36. Tysons MITRE 4 & 5 Colshire Dr. 35
- 37. MITRE 5 MITRE 4 Tysons MITRE 4 & 5 36
- 40. Tysons-wide Road Improvements Projects to improve traffic flow into and within Tysons (Comprehensive Plan - Table 7)
- 41. Transit Service Enhancement Enhanced transit service to capitalize on Metrorail investment and support transit oriented development
- 42. Neighborhood & Access Improvements Transportation improvements in adjacent neighborhoods and pedestrian and bicycle access to and within Tysons, particularly to Metrorail stations38
- 44. Public Meeting on Financing: Dec. 15, 2010
- 45. Working with Tysons Partnership to evaluate private sector funding alternatives
- 46. On Mar. 29, 2011, the BOS referred financing issue to the Planning Commission39
- 47. Follow-On Motion # 2Tysons Partnership Tysons Partnership presented to BOS on Jan. 25, 2011 Incorporated and bylaws adopted as a membership organization, separate from County Six membership “cones” (employers, landlords and developers, retail and hospitality, residents), with non-voting participation from County, professionals/consultants and neighbor organizations 40
- 49. Finance
- 50. Transportation
- 52. Public Facilities & Community Amenities
- 54. Initial focus has been on transportation (circulator study, grid of streets), financing and urban design
- 55. Staff Role:
- 56. Participates in each of the Councils and at the Board level
- 57. Facilitates communication and acts as a liaison between the County and the Tysons Partnership
- 58. Does not commit the County nor bind the BOS41
- 59. Follow-On Motion # 3District Names In 2012, the Tysons Partnership Marketing/Branding Council will take on issues such as district names USPS has approved County’s request to allow Tysonsand Tysons Corner to be used as mailing address for properties in Tysons that are in existing Zip Codes of ‘Vienna’ or ‘McLean’ County will pursue separate zip code for area 42
- 60. Follow-On Motion # 4Workforce and Affordable Housing Successful Tysons Workforce Housing Summit: Dec. 3, 2010 Zoning applications filed have proposed affordable/workforce housing in line with plan recommendations Staff has met with affordable housing providers and advocates, and continues to explore creative opportunities for the provision of affordable/workforce housing 43
- 61. Follow-On Motion # 5Residential Organization Residential “cone” within Tysons Partnership provides initial structure and forms basis to create a Tysons-wide residential organization Staff will request proffer from applicants that future residential developments within Tysons become members of the new organization 44
- 63. not to seek legislation on tax incentives for green buildings at this time
- 64. not to seek legislation at this time that would allow County to require adequate public facilities45
- 66. Transportation
- 67. Trip Generation
- 68. TDM Goals
- 69. Land Use
- 70. Development (Residential & Non-Residential)
- 74. Environment
- 75. Stewardship
- 76. Green Building
- 80. Urban Design
- 82. Building and Site Design
- 84. Demographics
- 85. Population
- 86. Employment
- 87. Households46
- 89. Monitoring reports will include:
- 90. Summary of zoning actions
- 91. Qualitative information relevant to implementing vision for Tysons
- 92. Status of Initial Development Level (IDL)
- 93. Process for addressing the IDL is set forth in the Plan
- 94. What is the appropriate stage to count development toward IDL?
- 95. Recommend that Board refer issue to Planning Commission to evaluate alternative approaches and make recommendations to Board47
- 97. Final Draft Plan completed Mar. 2011, after substantial public input
- 98. Planning Commission: Summer 2011; BOS review to follow
- 99. Operational Analysis and Conceptual Design of DTR Ramps
- 100. Consultant selection this week
- 101. BOS to be consulted; multiple stakeholder meetings
- 102. Operational analysis and conceptual design: Dec. 2011
- 103. Jones Branch Connector
- 104. Conceptual Plan is complete; Discussions with VDOT ongoing
- 105. Proposal for preliminary engineering is under review
- 106. Public meetings and Board briefings: later in 2011
- 107. Preliminary Engineering Completion: Dec. 201248
- 109. Final scope will be presented to the TAC and stakeholders: Apr. 2011
- 110. Public meetings will be held throughout the course of the project
- 111. The Board Transportation Committee and the TAC will be informed/consulted throughout the project
- 112. Project Completion Date: Summer 201349
- 114. Additional intersections may be analyzed as funding permits
- 115. Intersections to be monitored as development occurs in Tysons to identify and prioritize improvements
- 116. Public outreach at the community level will be coordinated through the Board members
- 117. BOS to be consulted regularly during process50
- 119. Circulator alignments and ROW requirements developed for Tysons West
- 120. BOS Transportation Committee will be consulted at various stages of the study
- 121. Public and stakeholder meetings will be held during the project
- 122. Study Completion: Dec. 201151
- 124. Staff is analyzing and refining grid operations
- 125. Seeking collective commitments from landowners and applicants to a specific grid within a district and connections to adjacent districts52
- 127. Advisory Group met throughout 2010
- 128. Website established for information
- 129. Public input received via four public meetings in Mar. 2011; web-based survey being conducted through Apr. 2011
- 130. Presentations made to the TAC, the McLean Citizens Association and the Hunter Mill District: Feb./Mar. 2011
- 131. Additional public and stakeholder meetings will be held
- 132. Study Completion: July, 201153
- 134. Mechanism proposed: public commuter parking agreement to be approved by BOS
- 135. Staff will present options to BOS for consideration
- 136. Meetings with stakeholders regarding proposal(s)
- 137. Recommendations on locations and terms: Fall 2011
- 138. Operational: Dec. 2013 (if approved by BOS)54
- 139. Follow-On Motion # 15Comprehensive Street Map Staff recommends amending the street network map in the Comprehensive Plan as grids are refined, rather than utilizing official map provision in VA Code Option for an official map can be pursued if later determined beneficial 55
- 141. Follow-On Motion # 17Non-residential Housing Contribution and Walking Distance from Metro Stations Staff has begun consideration of non-residential housing contribution county-wide Staff has conducted research on how other localities define walking distance in TOD areas Comprehensive Plan for Tysonsincludes qualitative consideration for a convenient, safe, and pleasant walking experience On Mar. 29, 2011, the BOS referred these issues to the Planning Commission 57
- 142. Follow-On Motion # 18Urban Design Guidelines Staff draft of guidelines under development Meeting with advisory group of urban design professionals Coordinating with County agencies and VDOT Community meeting(s): Fall 2011 Revised draft and Board action: Late 2011 58
- 143. Follow-On Motion # 19Staffing and Resource Allocation Additional staff allocated to implement the vision for Tysons Inter-departmental Core Team established to collaboratively review redevelopment proposals in Tysons Representatives from DPZ, DOT, OCRR, FCPA, DPWES, OCA and other agencies as necessary Evaluating 12 submitted rezoning applications Inter-departmental Steering Committee formed to address policy issues Staff developing and implementing communications plan Lessons learned from Tysons implementation will be applied to other urbanizing redevelopment and revitalization areas in the County 59
- 144. Follow-On Motion # 20Flexibility Working with others, in our quest to implement the Vision for Tysons, we are approaching applications and issues with Creativity and Flexibility 60
Notas del editor
- As of today, there are a total of 12 applications seeking to rezone property to the PTC District – the new Planned Tysons Corner District which was created for implementation of the new Plan. I will start at the Tysons West station and work my way east.
- Under the proposed layout, there would be three distinct neighborhoods within this mixed-use development. A total 6,017,761 square feet of development is proposed or 4.81 FAR. The mix of uses is approximately 50% office, 7% hotel and 3% retail.40% residential,
- Under the proposed layout, there would be three distinct neighborhoods within this mixed-use development. A total 6,017,761 square feet of development is proposed or 4.81 FAR. The mix of uses is approximately 50% office, 7% hotel and 3% retail.40% residential,
- The Georgelas rezoning, also known as Spring Hill Station, was the first PTC rezoning application. It also was the demonstration project that County staff used to test the proposed Plan text. With this application, the Georgelas Group consolidated a total of 31.99 acres of properties located on the east side of Route 7, which are currently developed with office and light industrial uses.
- Under the proposed layout, there would be three distinct neighborhoods within this mixed-use development. A total 6,017,761 square feet of development is proposed or 4.81 FAR. The mix of uses is approximately 50% office, 7% hotel and 3% retail.40% residential,
- Under the proposed layout, there would be three distinct neighborhoods within this mixed-use development. A total 6,017,761 square feet of development is proposed or 4.81 FAR. The mix of uses is approximately 50% office, 7% hotel and 3% retail.40% residential,
- Dominion Square proposes a total of 4,365,000 square feet of mixed-use development and a 5.10 FAR. The mix of uses is 49% office, 46% residential, 5% hotel and 1% retail.
- Located on west side of Route 7 also near the Tysons West station is the proposed Dominion Square development. The Dominion Square development, which consists of two concurrent zoning applications, includes a total of 19.58 acres, which are currently developed with three vehicle dealerships.
- Dominion Square proposes a total of 4,365,000 square feet of mixed-use development and a 5.10 FAR. The mix of uses is 49% office, 46% residential, 5% hotel and 1% retail.
- Under the proposal, the existing SAIC office buildings and parking structures would remain. A total of 4,918,864 square feet of development is proposed or a 4.73 FAR. The proposed mix of uses is approximately 53% office, 38% residential, 8% hotel and 1% retail.
- Under the proposal, the existing SAIC office buildings and parking structures would remain. A total of 4,918,864 square feet of development is proposed or a 4.73 FAR. The proposed mix of uses is approximately 53% office, 38% residential, 8% hotel and 1% retail.
- Moving to the Tysons Central 7 station, the next rezoning application was submitted by SAIC and Dittmar. It is a consolidation of 23.89 acres, which contain existing SAIC office buildings, surface parking lots and the existing Westpark hotel.
- Under the proposal, the existing SAIC office buildings and parking structures would remain. A total of 4,918,864 square feet of development is proposed or a 4.73 FAR. The proposed mix of uses is approximately 53% office, 38% residential, 8% hotel and 1% retail.
- This rezoning application proposes to remove all of the existing structures and replace it with 1,307,660 SF of mixed use development for total FAR of 6.28. The proposed mix of uses consists of 38% office, 47% residential, 12% hotel and 2% retail and service uses.
- This rezoning application proposes to remove all of the existing structures and replace it with 1,307,660 SF of mixed use development for total FAR of 6.28. The proposed mix of uses consists of 38% office, 47% residential, 12% hotel and 2% retail and service uses.
- Also adjacent to the Tysons Central 7 Station is the NV Commercial application. NV Commercial and Clyde’s restaurant have consolidated 4.78 acres between the SAIC property and the Route 7/123 interchange.
- This rezoning application proposes to remove all of the existing structures and replace it with 1,307,660 SF of mixed use development for total FAR of 6.28. The proposed mix of uses consists of 38% office, 47% residential, 12% hotel and 2% retail and service uses.
- Under Capital One’s proposal, the existing building would be remained while the rest of the site would be developed with 4,937,720 square feet of gross floor area. This equates to an overall FAR of 3.88. The mix of uses would consist of 55% office, 25% residential, 7% hotel and 13% retail and civic uses.
- Under Capital One’s proposal, the existing building would be remained while the rest of the site would be developed with 4,937,720 square feet of gross floor area. This equates to an overall FAR of 3.88. The mix of uses would consist of 55% office, 25% residential, 7% hotel and 13% retail and civic uses.
- No rezoning applications have been submitted in the vicinity of the Tysons Central 123 Station. Moving to the Tysons East station, Capital One has submitted a rezoning application for its existing campus located at Route 123 and Scott’s Crossing Road. The property consists of 26.21 acres and is currently developed with Capital One’s headquarters building.
- Under Capital One’s proposal, the existing building would be remained while the rest of the site would be developed with 4,937,720 square feet of gross floor area. This equates to an overall FAR of 3.88. The mix of uses would consist of 55% office, 25% residential, 7% hotel and 13% retail and civic uses.
- Under these proposals, a total of ? Square feet of gross floor area is proposed or a ? FAR. The land use mix would be ?
- Under these proposals, a total of ? Square feet of gross floor area is proposed or a ? FAR. The land use mix would be ?
- Cityline has submitted three rezoning application for its properties within the existing West*Gate office park. Total of ? Acres of property to the north and south of 123.
- Under these proposals, a total of ? Square feet of gross floor area is proposed or a ? FAR. The land use mix would be ?
- Under LCOR’s proposal, all of the existing structures would be removed and redeveloped with high-rise multifamily development. A total of ? Of units is proposed.
- Under LCOR’s proposal, all of the existing structures would be removed and redeveloped with high-rise multifamily development. A total of ? Of units is proposed.
- Finally, to the east and south of the West*Gate office park is the Commons of McLean. LCOR has submitted an application to rezone the ? Acres of the Commons which are to the north of the existing Safeway grocery store.
- Under LCOR’s proposal, all of the existing structures would be removed and redeveloped with high-rise multifamily development. A total of ? Of units is proposed.
- Under this proposal, many of the existing buildings and parking structures. Mitre is working with Cityline to redevelop the site of an existing office building and surface parking lot with a new office building and underground parking. Additionally, Mitre seeks to redevelop two surface parking lots with a new office building and freestanding parking structure.
- Under this proposal, many of the existing buildings and parking structures. Mitre is working with Cityline to redevelop the site of an existing office building and surface parking lot with a new office building and underground parking. Additionally, Mitre seeks to redevelop two surface parking lots with a new office building and freestanding parking structure.
- To the south of the Cityline property in West*Gate park is the existing Mitre Campus. Mitre has submitted a rezoning application on this? Acre campus to facilitate additional office development.
- Under this proposal, many of the existing buildings and parking structures. Mitre is working with Cityline to redevelop the site of an existing office building and surface parking lot with a new office building and underground parking. Additionally, Mitre seeks to redevelop two surface parking lots with a new office building and freestanding parking structure.