Westfields-What’sNext?

PresentationtotheDullesSuburbanCenterAdvisoryGroup

April19th,2017PresentedbyDavidGillofMcGuireWoodsandBillKeech,Jr.oftheWBOA

WestfieldsBusinessOwnersAssociation

Westfields– What’sNext?

WestfieldsBusinessOwnersAssociation

PresentationtotheDullesSuburbanCenterAdvisoryGroupApril19th,2017

PresentedbyDavidGillofMcGuireWoodsandBillKeech,Jr.oftheWBOA

I. IntroductionII. QuickHistoryandBackgroundofWestfieldsIII. WestfieldsataCrossRoadsIV. APositiveChangeHasBegunV. WestfieldsUrbanLandInstitute(ULI)StudyVI. WhatweareseekingforthefutureofWestfields

WestfieldsABriefHistory

WestfieldsBusinessOwnersAssociation

WestfieldsOverviewWestfieldsisan1,100AcreClassAofficeparkcreatedin1983bytheHenryA.LongCompany.

Createdasthebestinclass,corporateofficecampusforthegrowingglobalworkforcewellpositionedatthegatewaytoWashingtonDCandFairfaxCounty,Virginia.

WestfieldsBusinessOwnersAssociation

WestfieldsQuickFacts

• 1100AcresMasterPlannedCorporateCentercreatedin1983• OneofthefirstandlargestcommercialdevelopmentsinWesternFairfaxCounty• Largest“Class-A”officeparkintheWashingtonRegion• OneofthelargestemploymentcentersinFairfaxCountyandthelargestemploymentcenterinSullyDistrict• Recognizedasacommunityleaderinsupportofschools,andsurroundingcommunity• Approximately25,000peopleworkinWestfields• Instrumentalincreatingthefirstpublic/privatetaxdistrictinVirginia–”Rt.28TaxDistrict”– CommercialPropertyOwnerspayadditionalrealestatetax.• 16MillionSquareFeetapprovedforWestfields,Alittleoverhalfwaydevelopedatthispoint

WestfieldsBusinessOwnersAssociation

Your’re ingoodcompanyatWestfields

Source:Logos,TrademarkbelongtotheirrespectiveCompanies

WestfieldsBusinessOwnersAssociation

WestfieldsBusinessOwnersAssociation

OriginalConceptualMasterPlan

WestfieldsBusinessOwnersAssociation

WestfieldsBusinessOwnersAssociation

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© WESTFIELDS BUSINESS OWNERS ASSOCIATION (WBOA) 2017Alterations or reproductions of this exhibit is strictly forbidden without prior approval of WBOA

westfieldscenter.comRevised Feb 2017

Westfields InternationalCenter at DullesFairfax, Virginia

Retail

Residential

Commercial

Undeveloped

Hotel

Protected

PARCEL MAP

WestfieldsBusinessOwnersAssociation

WestfieldsBusinessOwnersAssociation

WestfieldsBusinessOwnersAssociation

WestfieldsBusinessOwnersAssociation

WestfieldsBusinessOwnersAssociation

WestfieldsBusinessOwnersAssociation

WestfieldsBusinessOwnersAssociation

WestfieldsBusinessOwnersAssociation

Source:FairfaxCounty,TripAdvisorInc.,IstockPhoto,Inc.

InvestedintheCommunityfromDayOneTheHenryA.LongCompanyfromtheverybeginningmadeacommitmenttocreateoneoftheverybestcorporatecommunitiesinthenation.ThatlevelofqualityandcommitmentcontinuestodaywiththepropertyownersanddeveloperswhocontinuetotransformandmakesomethingveryspecialhereatWestfields.• 40Milliononinfrastructure• 20MillioninLandscaping• Investedintheregionwiththe

creationoftheRt.28TaxDistrictpayingadditionaltaxforcommerciallandowners.

• CommunityEngagementandSupportthroughlongstandingpartnershipsandcommunityevents.

WestfieldsBusinessOwnersAssociation

WestfieldsataCrossRoads

ANewVisionRequired

WestfieldsBusinessOwnersAssociation

WhatishappeningtotheSuburbanOfficePark?

Source:WashingtonPost,TheAtlantic,WashingtonBusinessJournal- MichaelNeibauerJune23rd,2015,AarianMarshallandCommunityArchitectDaily

NetDomesticMigrationSlowing?Impactonourtaxbase?

Source:TheStephenS.FullerInstitute

Populationstartstoshift?

Source:TheStephenS.FullerInstitute

APositiveChangeHasBegun

ActionstakenbytheWestfieldsBusinessOwnersAssociation

WestfieldsBusinessOwnersAssociation

WestfieldsBusinessOwnersAssociation

AnImportantNewDirectionforWestfieldsandtheCommunity

WestfieldsBusinessOwnersAssociation

Source:WashingtonBusinessJournal,June26th2015

HeadlineSay’sitAll…

Source:MontgomeryCounty,Maryland/PES,LLC

JustincaseyouwerewonderingabouttherecommendationsforMontgomeryCounty

ThePreserveat

WestfieldsExample1

Akridge,ElmStreetandNorthwoodRavinDevelopment

WestfieldsBusinessOwnersAssociation

Multifamily,RetailandTownhomes

Source:Akridge,ElmStreetDevelopment,NorthwoodRavin

Retail,ApartmentsandTownhomes

Source:Akridge,ElmStreetDevelopment,NorthwoodRavin(PreliminaryRenderingsOnly)

AGreatGatheringPlaceandAmenity

Source:Akridge,ElmStreetDevelopment,NorthwoodRavin(PreliminaryRenderingsOnly)

Landscaping,ParksandGreenspace

Source:Akridge,ElmStreetDevelopment,NorthwoodRavin(PreliminaryRenderingsOnly)

CommonwealthCentre

atWestfields

Example2

WestfieldsBusinessOwnersAssociation

Wegman’sComingtoWestfields!

WestfieldsBusinessOwnersAssociation

UpscaleRetailandAmenitiesthatwillhelpcreateamorevibrantcommunity

Source:RegencyCenters

Retail,ServicesandShops

Source:RegencyCenters

Plaza’sandMeetingPlaces

Source:RegencyCenters

Source:RegencyCenters

ULIWestfieldsStudy

ConfirmationofaNewVision

WestfieldsBusinessOwnersAssociation

TheUrbanLandInstituteStudyof

Westfields

WestfieldsBusinessOwnersAssociation

TheChangingFaceofOfficeSpace• Officespacesbecomingmoreefficientwithfewersquarefeetperemployee• Urbanamenitiesmoreimportantregardlessoflocation• Suburbanofficeparksarevictimsofthistrend,withparksaroundthecountrystruggling• Westfieldshasanadvantage…

Source:UrbanLandInstitute,Washington,WestfieldsPresentationDecember6th,2016

Westfields:What’sWorking• Nicheofficetenantsclusteringaroundanunparalleled“securehub”• Park-likesetting• ProximitytohighwaysandDullesAirport• FairfaxCountyPublicSchools• Adjacenttohealthyresidentialneighborhoods

Source:UrbanLandInstitute,Washington,WestfieldsPresentationDecember6th,2016

ChallengesatWestfields• Workingoffoutdatedvision;havenotevolvedintobest-in-classfor2016• Surplusofavailableofficespace,someobsolete• Needtobroadenfocustoincluderetailandresidential• Lackofcohesion,community,andbrand• Trafficcongestionandlackoftransitaccess• Newercompetitorsoffermodernamenitiesandincreasedaccess

Source:UrbanLandInstitute,Washington,WestfieldsPresentationDecember6th,2016

Source:UrbanLandInstitute,Washington,WestfieldsPresentationDecember6th,2016

Policy/Regulatory:FairfaxCountyComprehensivePlan

• Permitresidentialinthe60dBA corridor• ConsidersimilarrestrictionstotheP3usesinthe65dBAcontour(noiseattenuation)• Mayneedtoallowincreaseddensitytocompensateforthecostofnoiseattenuation.

• Permitdatacentersinmixeduseareasthatincludeindustrial

Source:UrbanLandInstitute,Washington,WestfieldsPresentationDecember6th,2016

PhasedActions:LowHangingFruit• UpdateDullesSuburbanCorridorPlan(IncorporateMixedUse)• Regulatorychanges• Detailedmarketingplan• Branding

• Banners• Wayfinding• Events

• Smallareatransportationplan/exploreTDMStrategies• Completeconnectionsbetweensharedusepathnetwork• Criticalpedestrianimprovements

WestfieldsBusinessOwnersAssociation

OverarchingMarketingStrategy• Marketoutward-facingusestopotentialretailandresidentialinvestors/developers• Focusoncreatingasenseofcommunityviaretail,residentialandsocialinteraction

• Marketinward-facingusestobrokersasasecure,connectedofficeenvironmentutilizingexistingofficespace• RecognizethatretailandresidentialusesarethefutureofWestfields;theirsuccesswilldriveofficeleasing

Source:UrbanLandInstitute,Washington,WestfieldsPresentationDecember6th,2016

ProposedChangestoLandUse• Neighborhoods

• A:Secure/officeconcentration• B:Lowdensityresidential/communityservingretail• C:Pedestrianorientedmixed-use.Communityheart.Needbetterconnectivitywithredevelopment.

ULIRecommendations

Source:UrbanLandInstitute,Washington,WestfieldsPresentationDecember6th,2016

MajorTakeaways• Strongassetsleadtoopportunities• Transitionfromabusinessparktoacommunitywithinapark• Thinklikeatown• 1100acresisabigplace• Deservesdiversity• Internalconnectivity• Organicgrowthandchange• Flexibility

Source:UrbanLandInstitute,Washington,WestfieldsPresentationDecember6th,2016

Source:UrbanLandInstitute,Washington,WestfieldsPresentationDecember6th,2016

MajorTakeaways• Threeneighborhoods,eachwithitsowndistinctcharacter• Needfordatatobetterunderstandmarket• Data+understanding=brandingopportunity

Source:UrbanLandInstitute,Washington,WestfieldsPresentationDecember6th,2016

FinalReportcanbefoundhere:http://washington.uli.org/wp-content/uploads/sites/56/2017/04/Westfield-TAP-Report_FINAL.pdf

WestfieldsBusinessOwnersAssociation

WhatDoesWestfieldsThink?• WBOABoardofDirectorsendorsestheoverallULIrecommendationwithappropriateflexibilitytoaddressindividualpropertycharacteristics.

• “TheWestfieldsBoardofDirectorsandCommunityareverypleasedwiththeoutcomeoftheULIWestfieldsTAPstudy.ThisisasignificantconfirmationofourcontinuingeffortstomoveWestfieldstothenextlevelasamorevibrant,successfulandsustainablemixed-usecommunity.WelookforwardtoworkingwiththeCountyandcommunitytomakethisvisionareality.”–BillKeech,Jr.,President-WestfieldsBusinessOwnersAssociation

Whatdoweaskofyou?

ImportantconsiderationforthefutureofWestfields,thisCommunityand

FairfaxCounty

WestfieldsBusinessOwnersAssociation

WestfieldsBusinessOwnersAssociation

HowcanyoumakeapositiveimpactonthefutureofWestfields?• AllowWestfieldstocontinuethepositivemomentumincreatinganimprovedWestfieldsthatwillattract,retainvaluedemployeesandcompaniesandcreateamorevibrantcommunity.• AllowtheflexibilitysoneededtocreateacompellingplacethatpeoplewanttoWork,Live,StayandPlay• AllowtheconsiderationofarevisednoisepolicytopermittheULIWestfieldsvisiontoberealized• SupporttheULIWestfieldsStudyasaframeworkforfuturedevelopmentinWestfields.• THANKYOU!