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Reston Land Use Documents, Previous County Meetings, and Planned P&Z activities Mike Corrigan President, Reston Citizens Association September 6, 2006 Reston Land Use Documents Reston Master Plan Fairfax County Planning Ordinance Fairfax County Comprehensive Plan

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reston land use documents previous county meetings and planned p z activities

Reston Land Use Documents, Previous County Meetings, and Planned P&Z activities

Mike Corrigan

President, Reston Citizens Association

September 6, 2006

reston land use documents
Reston Land Use Documents
  • Reston Master Plan
  • Fairfax County Planning Ordinance
  • Fairfax County Comprehensive Plan

Get more information at: http://www.restoncitizensassociation.org/forums/density-p&z.html

RCA Density/P&Z Forum 9/16/06

reston master plan 1962
Reston Master Plan - 1962

10 Square Miles

(6,400 Acres)

75,000 People

11.72 People per Acre

http://www.restonmuseum.org/physicalPlanning.htm

RCA Density/P&Z Forum 9/16/06

reston today
Reston Today
  • Reston Association
  • Reston Town Center
  • Reston Center for Industry & Government
  • NOTE:White section is Small Tax District #5 previous to March 2006

RCA Density/P&Z Forum 9/16/06

fairfax county planning ordinance
Fairfax County Planning Ordinance
  • Article 6 Part 3 - Planned Residential Community District
    • http://www.fairfax.va.us/dpz/zoningordinance/articles/art06.pdf
  • Applies to Reston Association and Reston Town Center areas of the Reston Map

RCA Density/P&Z Forum 9/16/06

planned residential community district
Planned Residential Community District
  • Purpose and Intent (Sect. 6-301)
    • Develop planned communities with Reston’s goals listed
    • At least 750 contiguous acres
    • One developer
    • Must have a comprehensive plan
    • Greater flexibility than conventional zoning

RCA Density/P&Z Forum 9/16/06

planned residential community district7
Planned Residential Community District
  • Permitted uses
    • Residential Areas
    • Village, Town and Convention Centers
  • Minimal restrictions on lot size, building height, yard size, off-sets, floor area, and lot coverage

RCA Density/P&Z Forum 9/16/06

planned residential community district8
Planned Residential Community District
  • Maximum Density
    • 13 persons per acre
    • Factors for persons per housing type
      • Single family detached (3.5), Single family attached (3.0), garden apartment (2.5), elevator apartment (2.0)
      • Fixed 3 years after construction start
    • Density Areas
      • Low: 3.8 persons/acre
      • Medium: 14 persons/acre
      • High: 60 persons/acre

RCA Density/P&Z Forum 9/16/06

planned residential community district9
Planned Residential Community District
  • Maximum Density (Continued)
    • Excess density transferable within district
    • Section 6-308, paragraph 5: “The provisions of paragraph 1 [13 per acre initially] and paragraph 4 [13 per acre for the life of the project] shall not apply to affordable and market rate dwelling units which comprise the increased density ….”

RCA Density/P&Z Forum 9/16/06

fairfax county comprehensive plan
Fairfax County Comprehensive Plan
  • Fairfax County Comprehensive Plan
    • Upper Potomac Planning District, RESTON-HERNDON SUBURBAN CENTER AND TRANSIT STATION AREAS
    • http://www.fairfaxcounty.gov/dpz/comprehensiveplan/area3/upperpotomac.pdf
  • Applies to the Reston Center for Industry and Government – Section 6.4 of the Zoning Ordinance also applies (PLANNED RESIDENTIAL MIXED USE DISTRICT)

RCA Density/P&Z Forum 9/16/06

reston herndon suburban center and transit station areas
Reston-Herndon Suburban Center and Transit Station Areas
  • The Comprehensive Plan was modified in 2001 to allow mixed use at Reston Metro Station areas.
  • The total increase in potential Reston residents is substantial
  • Mixed use is currently prohibited by the RCIG covenants, which need a 90% vote to change (less in 2020)

RCA Density/P&Z Forum 9/16/06

additional observations on reston s future and potential development
Additional Observations on Reston’s Future and Potential Development
  • Pat Kane’s Web Site:
    • http://www.patrickfkane.com/pfkperspective/thefutureofreston.html

RCA Density/P&Z Forum 9/16/06

previous county land use meetings
Previous County Land Use Meetings
  • Reston Present and Future – May 3, 2006
  • P&Z Committee – June 5, 2006
  • Community Meeting – June 20, 2006

RCA Density/P&Z Forum 9/16/06

previous count land use meetings issues raised
Previous Count Land Use Meetings- Issues Raised
  • Reston is approaching the density cap of 13 per acre, using the current factors
  • Actual population may be significantly less than that calculated by the factors
  • Individual low, medium, and high zoned areas may be subject to redevelopment at their full density, even if they are currently at a lower actual density

RCA Density/P&Z Forum 9/16/06

planning factors may overestimate the population
Planning Factors may overestimate the population
  • People per dwelling may be less than estimated, so one approach to adjusting the cap would be to adjust the planning factors to reflect the actual population
  • But:
    • Where did 13 per acre come from in the first place?
    • Has the impact per person on traffic changed since the 1960’s? Should this be considered?

RCA Density/P&Z Forum 9/16/06

planned p z activities
Planned P&Z Activities
  • P&Z Meeting – Sept. 11, 2006 – Location TBD
  • Series of community Meetings to discuss possible changes to the PRC ordinance
    • First Meeting on around Sept. 20
    • Additional meetings in late Sept./Oct.

RCA Density/P&Z Forum 9/16/06