Plan Amendment 2017-CW-6CP : Non-Office Building Repurposing

1. Non-Office Building Repurposing

2. Agenda
• Board Authorization
• Retail Trends
• Retail Repurposing Examples
• Current Comprehensive Plan Guidance
• Plan Amendment Considerations
• Discussion, comments, questions?

3. Board Authorization and Objective
“Repurposing”: Conversion to alternative use not originally
envisioned in the Comprehensive Plan
Board of Supervisors directive (December 5, 2017):
“Evaluate repurposing of vacant structures in addition
to office buildings”.
Concern about rapid changes in retail markets may require
additional Plan flexibility to avoid vacancy issue.

4. Scope of Plan Amendment
o Focused on existing non-office commercial buildings (countywide)
o Traditional retail uses
o Other commercial uses
Examples:
o Gas Stations, Auto Service
o Daycare Centers
o Restaurants and Fast-Food
o Low-Rise Banks
o Excludes residential, industrial, public and institutional properties.
E Lee Ave., Richmond Highway

5. Fairfax County Retail Vacancy Rates
Data source: CoStar.
Vacancies peaked
during recession
Low of 1.5%
in late 2016
Vacancy uptick
in 2017

6. Fairfax County Retail Vacancy Rates
Rates rose nearly
2% for some types
Other types remained
more consistent
Data source: CoStar.

7. National / Regional Retail Trends
“Experiential” / Entertainment Uses
“Creative” Uses (makers, entrepreneurs)
Subdivision of Larger Retail Space
Downsizing or “No Inventory” Store
Source: www.lsretail.com Source: www.ncarchitects.com Credit: Kofi Boone
Source: www.nova-labs.org Source: www.cnbc.com

8. Repurposing Examples (Local)
“Experiential”/Entertainment Use
Launch Trampoline Park, Herndon, VA
Subdivision of Larger Retail Space
Sears Department Store, Fair Oaks Mall
Source: http://launchherndon.comSource: http://skycity2.blogspot.com

9. Repurposing Examples (Regional)
Department Store Conversion
to Mixed-Use
(not yet constructed)
• Sears Conversion,
Hagerstown, MD
Source: www.onyxcreative.com

10. Repurposing Examples
Arcade Providence “micro-units”,
Providence, RI
o Subdivided former mall into
“micro-units”
o 1st floor retail (Avg. 400 sf)
o 2nd floor residential (225 sf – 275 sf)
Source: www.ncarchitects.com

11. Repurposing Examples (National)
Repurposing for Public Use
• Former Walmart, McAllen
Public Library, McAllen, TX
Source: Lara Swimmer, www.archdaily.com

12. Retail Use in the Current Comprehensive Plan
Area Plans and Plan Map:
– Retail or Other Commercial Uses
– Mixed-Use and Alternative areas
Policy Plan:
– Guidelines for Interim Improvement
of Commercial Structures
Comprehensive Plan Map

13. Comprehensive Plan Guidance
General Retail - CVSNeighborhood Shopping Ctr. – Chantilly Plaza
Area Plans and Plan Map:
• Retail or Other Commercial Uses – Conventional or “By-right” Retail/Commercial

14. Ground-Floor Retail – Ridgewood ApartmentsLifestyle Center – Fairfax Corner
Comprehensive Plan Guidance
Area Plans and Plan Map:
• Mixed Use Areas – Planned Districts, more detailed Plan recommendations

15. Plan Amendment Considerations
Consider including in Comprehensive Plan:
• County retail repurposing goals and objectives.
• A broad definition of retail and related
commercial uses to increase Plan flexibility in:
– Repurposing scenarios; and
– Unbuilt, planned retail uses ***
• Guidelines to ensure repurposing:
– Supports planning objectives for the area;
– Does not impede long-term Plan goals; and
– Avoids significant negative impacts
Town Center, Sterling, VA
*** Outside of current scope, but under consideration

16. Next Steps
• Gather your comments and suggestions
• Develop proposed Plan guidance
• Publish Staff Report
• Hold PC/Board of Supervisors’ Public Hearings
June-July
•Public (June 25) &
Industry Outreach
Late Summer 2018
•Finalize Plan
Language/Staff Report
Fall 2018
•Planning Commission
and Board Hearings