JOINT DEVELOPMENT TARGET AREA:
At minimum, joint development proposals must include the County-owned site adjacent to the proposed Metro platform in parcel G-4. Preference will be given to proposals that also include assemblage of contiguous and/or adjacent parcels to include land units within ¼ mile of the station to produce a well-designed, coordinated, transit-oriented development project.
JOINT DEVELOPMENT IN THE WIEHLE AVENUE STATION AREA SHOULD:
WMATA minimum standards must be met in the
design and construction of elements relating to the Wiehle Avenue Station, and
minimum standards should be exceeded where necessary to maintain
effort should be made to exceed the standards of architecture found throughout
c. Support and enhance access and connectivity to all parts of the larger community, including existing and planned pedestrian and bicycle network, and the Reston Internal Bus Service (RIBS).
d. Incorporate well-landscaped public spaces that encourage pedestrian assembly and interaction, including water and green spaces as prominent elements.
e. In all aspects of the development, consideration should be given to best practices and innovative strategies in transit-oriented design.
f. All parts of the Wiehle design should conform to universal design principles.
2) Meet or exceed minimum project components required for transit station facilities
a. 2, 300 park and ride spaces and 46 Kiss and Ride Spaces.
b. 17 revenue bus bays and 3 layover bays distributed on both sides of the toll road (12 revenue bus bays and 3 layover bays (north side) and 5 revenue bays (south side).
c. Assure access and spaces that encourage pedestrian / bicycle usage, i.e., spaces that are attractive, safe, inviting, and convenient.
d. Provide a minimum of 16 covered bicycle racks and 16 bicycle lockers.
(See additional requirement under Principle 5.)
e. Consider shared use of parking between commuters, retail, residential recognizing that Transit Oriented Development. Consider shared use of the parking to meet needs of all developed uses. Preference to those who seek reduction in parking requirements through shared use proposals.
f. Consider contracting with adjacent property owners who have surplus parking space in their projects in order to reduce the on-site parking requirements.
g. Parking and commuter drop off facilities should be distributed on both the north and south sides of the station.
h. Consider placing all or some of the parking below grade in order to facilitate and maximize mixed use development and pedestrian access.
3) Result in an overall positive economic impact for Reston and Fairfax County
a. Investments in transit development should be
used to leverage state and federal matching funding so that costs are
shared appropriately between the developer, the
b. Develop partnerships with community-based and non-profit organizations in order to access resources to meet the development principles (affordable housing, bike facilities, etc).
c. Improve the County tax base. Generate benefits that equal or exceed public of the area around the transit station should be considered as investments in the future that will generate subsequent value and tax base enhancement for the area surrounding station and the county.
d. Development should result in increased rail ridership.
e. Provide conditions that will stimulate economic activity.
4) Create Diverse Mixed Use, Transit Oriented Development to attract and retain activity for at least 18 hours a day
a. Provide an appropriate mix of office, retail, services, governmental and residential uses to attract and serve a diverse population.
b. Provide community recreation, open space, cultural activity spaces.
c. Provide memorable, well-designed public spaces.
d. Consider the vertical mixing of uses within structures to the extent feasible, including below-grade development.
e. Provide dependent care (child and/or senior) opportunities.
f. Place mixed-use development as close to transit station platform as possible.
5) Retain and Expand Access for Pedestrian and Non-Motorized Traffic
a. Connect the station platform with the Wiehle Avenue bridge, nearby commuter lots, adjacent land bays, walkways, and the W&OD trail.
the requirements of the Comprehensive Trail Plan to provide an appropriate
portion of a bicycle / pedestrian pathway to be located along and paralleling
c. Share of the cost of developing a grade-separated pedestrian / bicycle system that connects adjacent land bays to the immediate transit-oriented mixed-use area as described in the Area 3 Comprehensive Plan.
d. Exceed the project minimum standards by providing bicycle parking racks, lockers, or bicycle stations to accommodate at least 100 bike commuters.
a. Avoid at-grade pedestrian / bicycle crossings where it is possible to provide grade separation.
b. Provide shower and changing facilities for bikers and runners. Preference will be given to proposals that maximize facilities that encourage and accommodate pedestrian and non-motorized travel to the transit area (at the station facility and/or adjacent buildings in the development area).
c. Widen the pedestrian bridge access to include amenities such as newsstands and retail kiosks.
6) Include Affordable Housing in the Residential Development
a. Following Comp Plan guidance for the development near the rail station, and contingent upon elimination of current covenant restrictions, a minimum of 50% of the development should be residential.
b. At least 20% of any residential units, and in no case less than 10% of the FAR, that are constructed should be affordable. Affordable housing should include a mix of moderate, low, and very low income as defined by HUD guidelines. Density bonus will be given to developers providing the greatest number of low or very low income units.
c. Incorporate elements of universal design in the residential development.
7) Explore and consider options for air rights development
a. Consider air rights opportunities within (and adjacent to) the site, over parking structures, bus bays, streets, and access roads.
b. Assure, to the extent possible, that short-term construction does not interfere with or preclude future development using air rights.
c. Make suggestions for how air rights could be facilitated as soon as it becomes feasible.
8) Address Traffic Patterns and Impact on Surrounding Routes.
a. Provide an analysis of local traffic impact of the joint development project.
b. Develop site to minimize impact on feeder roads and to encourage transit use.
c. Develop an employee/residential commuter program that could include van pools, car sharing, shuttle buses to neighborhoods and other parking areas, and transit passes. Explore incentives and credits for biking to transit.
9. Joint Development Proposals must proceed ahead of the public plan timetable.
REFERENCES and RESOURCES
Transit Oriented Design Principles
Principles of Universal Design
http://www.design.ncsu.edu:8120/cud/univ_design/principles/udprinciples.htm Comprehensive Plan Requirements for Area 3
Frank De La Fe
Patti Stevens, North County Regional Manager for Human Services email@example.com
Goldie Harrison and Becky Pedrotty, Hunter Mill District Office 703-478-0283