New details emerge on plan to transform Annandale into an ‘urban village’
Staff from the Fairfax County Office of Community Revitalization and Reinvestment presented more details on their vision for a revitalized Annandale at a meeting of the Annandale Central Business District Planning Committee March 9.
That vision is all about transforming Annandale into a pedestrian-friendly urban village with an enhanced “sense of place.” Achieving that vision calls for the approval of a new set of incentives for developers to encourage building entrances closer to streets with parking moved underground or in the back of buildings; an array of small urban parks scattered throughout the community; more public art; and more attention to architectural design elements. [You can view a PowerPoint presentation on the draft plan here.]
A major component of this plan is the use of a “form-based approach” to planning and zoning, rather than the commonly used “floor area ratio” (FAR) formula for determining allowable density. This form-based method offers a guide to developers on building types, heights, and uses and streetscape design.
The plan is still in draft form, and a community forum to discuss the plan will be scheduled for mid or late April. The planning committee will then finalize it, and the board will consider it in July.
The Annandale planning document includes a map showing the maximum height of buildings on particular lots. Building height would depend on context, parking, and what the current plan allows. The tallest structures would generally be limited to the center of Annandale, along Little River Turnpike, for example. Tall buildings would not be allowed next to single-family houses, to provide a smoother transition between residential and more intense commercial areas.The “incentives option,” aimed at buildings on larger properties, allows structures to have more stories (up to 12 in some areas) if the developer provides certain “extras,” such as a cultural or community center, public arat, transit facility, more than the required level of affordable housing, or underground parking or if the building has an enhanced “green” certification.
It’s expected that sites currently occupied by the Kmart, Giant, Safeway, and bowling alley will eventually be redeveloped with larger multiuse structures, although there are no immediate plans for any of these sites. In fact, the lease for the AMF Annandale Lanes was just renewed, as the financing deal for a major redevelopment project at that location fell through. The zoning for the redevelopment was already approved, so once the economy approves, it is expected to be revived.
There is no room for a large park in central Annandale, but the plan calls for a series of small, urban plazas or parks radiating out from Tollhouse Park, which will remain the community’s focal point.
To make Annandale more pedestrian friendly, the plan would discourage strip malls with large open parking lots and instead promote buildings close to the street with parking in the back or underground. It also would discourage certain types of buildings anywhere in central Annandale, such as warehouses, storage facilities, distribution centers, and drive-throughs.
With parking already at a premium, and the lack of a metro station, it might be necessary to develop large multistory parking lots. The plan proposes the creation of a parking management entity or a parking district with dedicated funding from parking meters. That is just one of many issues that still needs to be worked out.
First off, the link to the power point demo is not working. I am assuming that this would help me better understand the ramifications of what this proposal would entail. A number of questions come to mind immediately:
– you say "It’s expected that sites currently occupied by the Kmart, Giant, Safeway, and bowling alley will eventually be redeveloped with larger multiuse structures…" So does that mean in addition to the KMART, Giant… or would Annandale be losing those stores?
– If I was a major business owner, an "incentives option" would most definitely NOT be an incentive to locate a store in Annandale. I may not completely understand this but it sounds to me like we are driving away businesses who have a number of other places in NoVa to locate (especially since we are unique in our form-based approach).
– You say "To make Annandale more pedestrian friendly, the plan would discourage strip malls with large open parking lots and instead promote buildings close to the street with parking in the back or underground." I am all for a more ped-friendly town but the current layout which has a number of these large open lots coupled with the statement that changes would not affect existing businesses seems to indicate that either we are a long way off in seeing a ped-friendly Annandale OR we are going to work to push out these businesses or force them to change (but not tell them that now). This is inherently the main problem with any redevelopment (what to do with existing sites that don't conform to new rules). Telling me that we are going towards an 'urban village' and putting out a plan that keeps us from ever realizing that goal does not work for me. Not being truthful with the business community does not work for business owners (current or future).
– What other communities have used the 'form-based approach' that we can look at to see how it has worked out for them? I read what the differences are but it's hard to see how that translates to the reality of what would happen.
– How possible is this without a Metro station? My wife's hometown has a little village like this. It has no metro, does have a parking lot and it really nice to walk around in. That said, parking at times is difficult and the overflow bleeds into the surrounding neighborhood. Car travel through the village is painful but there are alternate roads (the main street is not a Columbia Pike or Little River Turnpike). Mostly, it is just not as dense an area. No metro means you won't be taking cars off the road and ped-friendly means you will be making it less car-friendly.
First off, the plan document is in Google Docs and is accessible with Explorer, but doesn't seem to be working with Firefox, so I'll try to get that fixed. I don't know if it works on a Mac. Can someone let me know?
The planning document is really just a guide for future development. What actually gets built around here is up to the private sector. You're right that not having a Metro station in Annandale is a huge drawback, but, realistically that just isn't going to happen. Check back here soon for an update on the transportation piece.
There have been rumors about the Giant closing in the past, but I haven't heard anything lately. The Kmart is apparently one of the most profitable in the nation, so I don't think it will close anytime soon. But once the real estate market picks up, you can expect some big changes.
You should definitely come to the community meeting on this plan. We will post the time and location when it's announced.
You can access the plan with Firefox. Apparently Arlington uses a variation of the form-based approach.
Look to Shirlington for a recent example of creating an "urban village" from what was formerly parking lots and strip malls *without* Metrorail. This has been done before and you can go visit it.
The Harris-Teeter didn't want set up shop there because the space was too small — but now that Shirlington is such a success, that spot is probably one of their most profitable locations.
Hey,
Let's not shoot the messenger. All the blog owner was trying to do was put the info out there for us to view, and I don't think maintaining this blog pays well.
Personally, I think this is what we get when we elect pipe-dreaming liberals. Lots of global village stuff but with little real incentives for business like Dave points out to make this happen. That said, I have heard Penny Gross talk about extending the planned light rail to Bailey's eventually out to Annandale, so perhaps Annandale will be connected to some form of rail in my lifetime.
It was not my intent to shoot the messenger…apologies if I came across that way.
I am unable to see the presentation with either FireFox or IE (on a PC) so it must me. I continue to get "Sorry, the page (or document) you have requested is not available."
So without that, all i have is what is in the post. I was not trying to take a should we or shouldn't we approach. I was voicing some concerns on the plan as I understood it from the post. I appreciate the reponses from AA and James… I'll think about both Arlington and Shirlington. My first thought on Shirlington however is that the big difference is that the development occured off of a main road and the urban village (which is pretty neat) is like its own little hamlet (much like my wife's hometown village). But two main commuter roads go right through the heart of Annandale. Could this be developed without impacting those significantly? Hard to tell. I work in Tyson's and they talk of making it ped friendly…i see development of both of those significantly more difficult than a Shirlington.
But as AA said, it will be interesting to attend the meeting so that I can see what people are actually thinking.
I was never able to view the docs either.
I actually think Annandale and Shirlington have something in common, both being outposts off of I-495 and I-395, respectively. But I agree those commuter roads will be tricky — they tend to be a barrier to walkability. Maybe a parallel one-way configuration (like Wilson and Clarendon Blvds) could be considered.
In Fairfax County's ten-year bus plan (TDP) released last year, the Columbia Pike/Little River Turnpike enhanced/priority bus line is recommended to have a Bus Rapid Transit line to Annandale. Gallows Road is to have an improved transit connection to Tysons. And there are plans for an Annandale circulator. Of course some people talk about streetcars and light rail, but priority/enhanced buses or BRT are much more likely within the decade.
See if you can access the plan here: http://bit.ly/9c1YKN
Making Little River Turnpike one way is one of two options proposed by the Annandale Planning Department and sent to VDOT for review. The other option is widening Little River. There was a previous post on this.
Hey – I got it! Thanks. Now I need to find the time to read and digest.