North Woodbridge Urban Mixed Use Master Zoning Plan

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1 North Woodbridge Urban Mixed Use Master Zoning Plan 18 October 2005 Project Team:

2 Potomac Communities A premier residential, business and visitor location on the Potomac River

3 Strategic Plan Community Development Increase public and private investment in Potomac Communities Encourage development of community-based organizations, representing both residential and business perspectives, to promote the Potomac Communities vision

4 Strategic Plan Economic Development Revitalization of Older Commercial Areas Enhance product development and marketing of one or more targeted revitalization areas in an effort to promote new mixed use development projects that will increase the opportunity to bring high wage jobs and investment

5 1. North Woodbridge Master Zoning Plan Purpose - To prepare a master zoning plan for the North Woodbridge area that was designated an Urban Mixed Use Zone in the Comprehensive Plan.

6 STEP 1 (October 04 February 05): Existing Conditions Analysis Physical Conditions Market Analysis Existing Transportation Network Presentation to Property Owners STEP 2 (February 05 May 05) Preparation of Two Alternatives Alt A Maintained configuration of many large parcels Alt B Required substantial assembly of parcels Presentation / Workshop with Property Owners STEP 3 (May 05 onwards) Preparation of Master Zoning Plan

7 2. Existing Physical Conditions Analysis (Summary)

8 Study Area Context Located in the northeast portion of Prince William County. Northern Gateway along I- 95 and Route 1. Near historic Occoquan Village, newly developed Belmont Bay community, and the Potomac River. Adjacent to the Occoquan River, and stable singlefamily neighborhoods in Woodbridge.

9 Existing Land Use Pattern Typical highway commercial dominated by strip shopping, large footprint retail, motels. (approximately 45% of study area). High level of turnover. Mostly lower-end uses. Also some stable uses Virginia Concrete (Industrial), General Dynamics (Office) and Marina.

10 Ownership 164 acres / 56 parcels / 37 owners Range of Parcel sizes - 50% smaller than 1 acre - 7 parcels > 5 acres Conversations with property owners - Very keen to redevelop - Have received indications from developers about redevelopment opportunity - Value looks strong for residential, some highend retail

11 Opportunities/ Strengths Gateway location - Good visibility from Rte 1 / I 95 Proximity to VRE Adjacency and access to Occoquan River Potential connection to PHNST Visual connection to Potomac River Proposed Roadway Improvements

12 Constraints Natural Resources (Steeper areas, Wet areas) Highway noise Multiple ownership/ parcel sizes that will affect implementation Route 1 strong barrier to pedestrian movement Route 123 divides the site Limited VRE service

13 3. Market Analysis (Summary)

14 Market Strengths Infill Location Strong Regional Economy Accessibility & Visibility Private and Public Investment along I-95/Rte-1 Proximity to Quantico and Fort Belvoir Natural Beauty (Charm) Existing Marina Regional Shopping Changing Perceptions and Realities

15 Market Challenges Unattractive Neighboring Uses Lack of High Quality Retail Traffic Congestion VRE Limited Connections and Limited Service Not in Class A Office Path of Growth Existing and Potential Future Competition Site Constraints Steep Grades and Multiple Ownership

16 Development Opportunities The Potomac Communities is an infill location that can support the creation a vibrant, mixed-use environment that will serve as an attractive and exciting gateway to Prince William County From Build off the momentum of residential market Offer more attractive retail and entertainment To Capture local-serving office & set stage for regional office Leverage river views and add recreational opportunities

17 Summary of Opportunities Use Opportunity Depth of Demand (15 years) Residential High 5,000 to 6,000 units Retail Moderate - High 350,000 to 400,000 SF Office Moderate - Low 150,000 to 250,000 SF, plus potential large GSA tenant(s) Recreation High Leverage river/marina & regional trails

18 Land Use Opportunities Urban townhomes in buffer locations Stepping up density over time Urban wrap product supportable in the near term on off-river sites Higher-density supportable earlier on the river For-sale currently stronger opportunity than rental

19 Land Use Opportunities A key part of the mixed-use environment will be the creation of a vibrant retail experience. Creation of unique retail environment in highly competitive marketplace Upgrade grocery and neighborhood-serving retail Boutique shopping, especially waterfront retail Restaurants and entertainment Over longer-term, larger retail concentration e.g., lifestyle center may be supportable

20 Land Use Opportunities The site will be an attractive location for Class A and B local-serving office. Serving tenants at top of local market Attracted by vibrant, mixed-use place Regional Class A office buildings require significant pre-leasing Creation of place will create environment for longer-term opportunity to attract large prelease tenants Opportunity and constraints associated with federal tenants

21 Land Use Opportunities The plan should incorporate significant public and private recreational opportunities. Marina and water-based recreation Parks and trails Urban public plazas Larger gathering or performance venue serving broader community County recreational facilities Private recreational facilities e.g., health club may be supported within retail core

22 Critical Success Factors A vision, plan and clear and consistent set of regulations Control of sizable development sites A first phase win significant physical change in the early stages changes market perceptions The public sector thinks long-term and invests accordingly Layering of density over time letting the site evolve as the market does Flexibility the vision of a vibrant, mixed-use environment is the driving force, the specifics shift as the market does

23 4. Master Zoning Plan

24 Proposed Plan A mixed-use area with: - A retail Main Street oriented towards the Occoquan River - Medium to high density residential development spread throughout the study area to take advantage of riverfront views, open space and proximity to VRE - Medium to high density office development concentrated in specific locations

25 Proposed Plan A mixed-use area with: - A retail Main Street oriented towards the Occoquan River - Medium to high density residential development spread throughout the study area to take advantage of riverfront views, open space and proximity to VRE - Medium to high density office development concentrated in specific locations

26 Design Idea Diagram

27 Urban Design Framework Street grid extends to the Occoquan River Public access to the waterfront with connection to the PHNST Buildings designed to emphasize connectivity with the river and preserved open space, with civic spaces at key locations Office Gateway along Rte 1 Commercial Gateway along Route 123 Transitional area adjacent to existing neighborhoods Pedestrian connection to VRE Station

28 3D Model

29 Retail Boutique shopping Restaurants Grocery and neighborhood serving Anchor Retail Street Level Retail

30 Residential Urban Wrap Medium/High Density Apartments Townhomes in transitional areas Medium Density Residential Medium Density Residential with Street Level Retail

31 Office Component Class A and Class B local serving Medium Density Office with Retail Below Medium Density Office

32 Recreation/Open Space Marina/waterfront trail Passive open space Pocket parks and public plazas Waterfront Trail Pocket Park

33 Street Network Extend Horner Road to Marina Drive Reconfigure Marina Drive into a public street Realign Annapolis Way R.O.W. to avoid environmentally sensitive areas Create a new connection between Annapolis Way and Horner Road Establish a new street grid between Horner Road, Occoquan Road and Route 1

34 Street Cross Sections Main Street ( ROW) - On street parking - 15 to 20 wide sidewalks including 4 to 6 wide tree zone and special paving - Buildings located at Street ROW line - Min 8 planting median Side Street - 10 to 12 wide sidewalks including 4 to 6 wide tree zone - Landscaped setback of 10 feet Marina Drive - Min 8 wide median with low planting to allow view of Occoquan River

35 Development Potential Criteria: Market Demand Traffic Analysis Placemaking Potential Yield: 3,300 Residential Units (mix of condos, apartments and townhomes) 760K GSF Office Development 375K Leasable SF Retail Development 300 Suite Hotel

36 Traffic Analysis Preliminary Traffic Impact Analysis helped to identify the development levels that could be accommodated within the study area 2025 Horizon Year Includes Programmed Roadway Improvements: - U.S. Route 1 Widening - U.S. Route 1 and VA Route 123 Interchange - VA Route 123 Widening to I-95 Criteria: - Maintain 6 thru lanes (3 in Each Direction) on Both U.S. Route 1 and VA Route Add Turn Lanes as Required

37 Traffic Impact Study Assumptions: Coordinating with PWC Transportation Staff Estimated Traffic Based on Development Quantities per the Proposed Land Use Plan Subtracted Existing Development Trips Modest Trip Reductions Due to VRE, Buses, and HOV Lanes Included in Estimated Future Traffic of Proposed Land Use Plan Forecasted Regional Traffic Growth to Horizon Year (2025) Based on COG Model Data

38 Preliminary Traffic Impact Results All Study Intersections Will Provide Adequate Level of Service in 2025 with Proposed Land Use Quantities Six-Lane Cross-section on U.S. Route 1 and VA Route 123 is Sufficient Need for Additional Turn Lanes are Identified

39 5. Implementation Strategies and Next Steps

40 Implementation Strategies Two Options: County-sponsored rezoning with special use permit option New zoning district for future applications with 2 development levels

41 Rezoning Option County sponsored rezoning from unproffered B-1, M-1 & R-16 to PMR with Master Zoning Plan Master Zoning Plan governs development uses, densities & design up to LOS D impacts (base level) Includes a provision for individual SUPs to increase density/far, with conditions, up to LOS E impacts Advantages: Ensures new &/or redevelopment complies with Master Zoning Plan Provides incentive to comply no proffers Reduces development costs to offset property assembly hurdles Additional density/far available over base level with SUP conditions attached to offset impacts Disadvantages: County forgoes proffer contributions for base development No guarantee of future redevelopment

42 New Zoning District Option Create NW UMU zone based on master zoning plan Implement through individual applications with proffers Base level translates to LOS D Enhanced level translates to LOS E Advantages: Proffer contributions possible with each application for the new zoning district Base level allows LOS D Additional density/far available through enhanced level allows LOS E Disadvantages: New &/or redevelopment could occur under existing M-1, B-1 or R-16, without proffers Development under existing zoning could hinder implementation of new zoning district fractured and disparate No guarantee of future redevelopment

43 Next Steps November 9th Meet with property owners to discuss impact on individual properties November 22nd request direction from BOCS through initiation action Planning Commission public hearings BOCS public hearings