Kincora Village Center ZMAP 2008-0021
description
Transcript of Kincora Village Center ZMAP 2008-0021
KINCORA VILLAGE CENTERZMAP 2008-0021
Board of Supervisors Committee of the Whole
May 18, 2010
Updates
Removed 2 acres of very steep slopes from rezoning area
Proffered to stripe Pacific Blvd from northern boundary to Severn Way
Dulles Town CenterR
oute
28
Route 7Lo
udou
n C
ount
y Pk
wy
Severn Way
Paci
fic B
lvd
Gloucester Pkwy Nokes Blvd
Toll House
Russell Branch Pkwy
Countryside
Waxpool Rd
Smith
Swi
tch
Rd
Casc
ades
Pkw
y
Algo
nkia
n Pk
wy
Casc
ades
Pkw
y
Dulles 28Center
Ashb
urn
Villa
ge B
lvd
SITE
AshburnBusiness
Park
MCICampus
CommonwealthCenter
Loudoun Water
residences
UniversityCenter
OneLoudoun
PotomacRadio
(proposed)
KincoraVillage
minor league baseball stadium
I
Land Use - Keynote EmploymentResidential Use and Residential Density
Site is suitable for Keynote Employment
70-85% Class A Office supported by limited commercial retail and service uses (does not include residential)
1,400 multi-family residential units proposed
Mixed-use Regional Office policies limit residential to 720
AOL , a Keynote Employment Center
Pacific Blvd
Nokes Blvd
Floodplain Dedication - 162.11 acres
Open Space Preservation ProgramTo Offset Residential Density
56 acres – Open Space Preservation Program89 acres – Capital Facilities17 acres – Site’s open space
Land Use Commercial Retail and Service Uses (Amount and Scale)
Retail Plan Policy - 136,110 sf
Limits to 5% of office floor area 5% of office and residential
floor area would be 194,180 sf
Proposed – 868,825 sq ft
2 hotels/475,000 sf1 grocery store – 60,000 sf1 health and fitness center - 60,000 sf1 outdoor recreation center – 60,000 sf
Land Use Phasing With the StadiumOffice/Employment Uses Predominant
Phase 1
Office
Retail and Service
Residential
40%
17%
43%
Phase 2
Office
Retail and Service
Residential
36%
25%
39%
Phase 3 (no further linkages)
Office
Retail and Service
Residential
Stadium
Civic
29%
25%
41%
2% 3%
Land Use Phasing Without the Stadium
Phase 1
OfficeRetail and ServiceResidential
Phase 2
Office
Retail and Service
Residential
Phase 3 – No further linkages
Office
Retail and Service
Residential
Civic
3%
38%
20%
42% 36%
30%
34%
30%38%
29%
Site Design
Pedestrian Mobility & Safety Commit to intersection design
solutions for Roads 1 and 2 that increase the safety of pedestrians
Align Roads 8 and 9 to create a full intersection with Roads 2 and 6
Parking Locate buildings close to the road
with parking to the rear Parking structures or surface
parking lots should not be located along the Pacific Blvd frontage
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Capital Facilities
Proffered Contribution Consistent with Policies
Proposed Mitigation(Consistent with previous
Board Action)
Proffered Contribution Not Consistent with Policies
(Board’s discretion)
5-acre public use site $3,329,120
Road improvements $24,895,078
89-acre floodplain dedication $5,039,892
23,590 linear feet of trails $935,484
Observation platform $25,000
Subtotal $4,264,604 Subtotal $24,895,078 Subtotal $5,064,892
TOTAL proffered & proposed $34,224,574
Kincora’s Capital Facilities Impact/Anticipated Contribution1,400 x $23,758 (CIF for multi-family units) = $33,261,200
UNMET HOUSING NEEDS UNITSUnmet Housing Need Units Up to 100% AMI (rent or purchase) 72
Unmet Housing Needs UnitsUp to 85% AMI (rent or purchase) 56ADU Equivalent Units31% - 59% AMI (rent) or 31% - 69% AMI (purchase) 88Unmet Housing Needs UnitsUp to 30% AMI (rent or purchase) 12Total 228 units
Article 7 requires ADUs to be interspersed with market rate units Article 7 Income limits for rental ADUs is greater than 30% and less than
50% AMI Rental units up to 100% or 85% AMI are equivalent to market rate units
with rents of approximately $2,500 and $2,200 per month respectively Shortage of rental units at 60% AMI and below The Kincora Fiscal Impact Analysis assumed average household income
level for rental units at $80,000 – approximately 80% AMI
SCHOOLS
Kincora: 186 students Capacity: over by 48
Kincora: 98 students Capacity: over by 47
Kincora: 80 students Capacity: available
SITE
Schools1,400 residential units generate 364 students
Capital Facilities 5-acre Public Use Site
Dedicate public use site regardless of PPEA process.Provide access & extend utilities prior to conveyance.
Loudoun County Pkwy
Russell Branch Pkwy
Route 7
Nokes Blvd
Gloucester Pkwy
Gloucester Pkwy - Construct 4 lane median divided in 6-lane ROW dedication from Loudoun County Pkwy to Rt. 28
Pacific Blvd - Construct 4 lane divided from southern boundary to Russell Branch Pkwy
Route 28
SITE
Transportation - CDA Constructed or bonded for construction within 3 years of the date the CDA is created “with reasonable extensions to be granted should market conditions not permit issuance of CDA bonds at a reasonable rate of interest.”
Loudoun County Pkwy
Russell Branch Pkwy
Route 28
Route 7
Nokes BlvdGloucester Pkwy
SITE
Pacific Blvd - Construct 2 lanes from Rt 28/Nokes Blvd interchange to site entrance
21%
79%
Residential Units
Maximum # of Units - 300Remaining Units - 1,100
8%
92%
Non-residential Floor Area
Maximum Floor Area - 300,000 sfRemaining Floor Area - 3,572,236 sf
Tran
spor
tatio
n -
Phas
e 1A
(Includes ZMAP & SPEX. Excludes land bay Q.)
Loudoun County Pkwy
Russell Branch Pkwy
Route 28
Route 7
Nokes BlvdGloucester Pkwy
SITE
57%43%
Residential Units
Maximum # of Units - 796Remaining Units - 604
30%
70%
Non-residential Floor Area
Maximum Floor Area - 1,145,000 sfRemaining Floor Area - 2,650,036 sf
(Includes ZMAP & SPEX. Excludes land bay Q.)
Tran
spor
tatio
n -
Phas
e 1B
Pacific Blvd - Construct 4 lanes from southern boundary to northern site entrance
Loudoun County Pkwy
Russell Branch Pkwy
Route 28
Route 7
Nokes BlvdGloucester Pkwy
SITE
100%
Residential Units
Maximum # of Units - 1,400Remaining Units - 0
65%
35%
Non-residential Floor Area
Maximum Floor Area - 2,400,000 sfRemaining Floor Area - 1,269,025sf(Includes SPEX and ZMAP)
(ZMAP only)
Tran
spor
tatio
n -
Phas
e 2
Pacific Blvd - Construct 4 lane connection to Russell Branch Pkwy
Loudoun County Pkwy
Russell Branch Pkwy
Route 28
Route 7
Nokes Blvd
SITE
Tran
spor
tatio
n -
Phas
e 3
Gloucester Pkwy - construct 4 lanes in 6-lane ROW dedication
Gloucester Pkwy Timing - Prior to exceeding 2.4 million sq. ft. of non-residential floor area (ZMAP only)
Pacific Blvd
Rezoning Request from PD-IP (1972 ZO) to PD-MUB
Use Maximum Floor Area
Office 2,722,200 sf
Commercial *393,825 sf
Hotels (2) 475,000 sf
Multi-family Residential
1,544,000 sf 1,400 units
TOTAL 5,135,025 sf
Paci
fic B
lvd
Nokes Blvd
Rout
e 28
Kincora SPEX
(stadium)
public use site
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*includes up to 3 - 60,000 square foot retail buildings
KINCORA VILLAGE CENTERZMAP 2008-0021
Board of Supervisors Public HearingMay 10, 2010