Penn Daw Special Study: PA ST10-IV-MV1

On April 10, 2012, the Board of Supervisors adopted ST10-IV-MV1, which amended the Comprehensive Plan for Sub-unit F-2 and Land Unit H of the Penn Daw CBC. The amendment added options for redevelopment with up to 735 residential units and a minimum of 40,000 square feet of retail use in Land Unit H. Conditions related to buffering and tapering, building height, streetscape, urban design, transportation improvements, and stormwater are also included. Adopted Comprehensive Plan Text

BACKGROUND Penn Daw Study Area

On May 11, 2010, the Board of Supervisors authorized the Penn Daw CBC- West Special Study, Plan Amendment (PA) ST10-IV-MV1.  The authorization directed staff, the surrounding community, and the property owners to more fully consider the future vision of the land area west of North Kings Highway and south of Poag Street, comprising the 11-acre Penn Daw Plaza.  The area was nominated in the 2009-2010 South County Area Plans Review (APR) cycle as APR item 09-IV-22MV.  The nomination proposed to replan the study area for residential, retail, and/or office uses at an intensity up to 1.5 floor area ratio (FAR).  The study area is planned within Land Unit H of the Penn Daw Community Business Center (CBC) for retail use at an intensity of up to 0.35 FAR.  

On November 16, 2010, the Board expanded the study area to include the remaining 3.8-acres of Land Unit H, south of School Street and west of North Kings Highway; the adjacent triangular-shaped land area, located east of North Kings Highway and west of Richmond Highway and planned within Sub-unit F2 of the CBC; and two additional parcels that are adjacent to the CBC to the west, Tax Map parcels 83-3((11))6 and 83-3 ((4)) 34.  The remaining area in Land Unit H is planned for low-rise office or compatible institutional uses up to 0.25 FAR and Sub-unit F2 is planned for retail use up to 0.35 FAR.  The parcels outside of the CBC are planned within the Huntington Community Planning Sector within the Mount Vernon Planning District for residential use at a density of 3-4 dwelling units per acre.  The authorization also increased the maximum intensity to be considered up to 2.0 FAR.

On December 2, 2010, a nine-member task force, representing both Lee and Mount Vernon Districts, held their first meeting to brainstorm ideas about the vision for the area.  The meeting was held at the Franconia Governmental Center, 6121 Franconia Road in the Lee District.  The staff presentation and task force brainstorming ideas are available here:

In January 2011, the task force discussed four potential land use options that staff created, based on the task force brainstorming exercise.  Two alternatives were developed by the full task force and a third option was developed by a partial task force.  A summary document, which provides a description and quantification of each alternative, has been created.  This document also describes the baseline scenarios of the adopted Comprehensive Plan and the existing zoning for the study area.  A subsequent task force meeting on Wednesday, March 9, 2011, gave the property owners of the land within the study area the opportunity to provide feedback on the task force alternatives.


A community-wide meeting was held on Wednesday, April 6, 2011 at 7:30 PM at the Mount Eagle Elementary School cafeteria, at which the owners shared their vision for redevelopment on the study area to the larger community and received feedback.  Staff also presented an overview of the study and the planning process. Staff Overview, 4/6/2011

In June 2011, the Task Force developed preliminary task force alternatives, which were evaluated against the current Comprehensive Plan recommendations and an alternative provided by the property owners.  A county-sponsored consultant presented a market feasibility study of the alternatives to the task force on September 13, 2011. The complete report is available.  In November 2011, the task force listened to comments from staff and the property owners and began to discuss preliminary recommendations. Staff presented an analysis of the impacts to county facilities and services.  The transportation analysis included a presentation, a list of highlights, and a set of maps that illustrate the network configurations.  

A community-wide meeting was held on Monday, February 6, 2012 at 6:30 p.m. at the Mount Eagle Elementary School cafeteria, at which the task force discussed the outcome of the review process. A summary of comments received at the meeting can be found here:

An additional community-wide meeting was held on Wednesday, February 29, 2012 to present and discuss the transportation analysis and market study.  The staff report and recommendation for the Penn Daw Special Study was published on March 2, 2012.

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