CPA2017-00008Independent Hill Small Area Plan

David McGettigan, AICP

Planning Office12/9/2020

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Background

The Board of County Supervisors initiated a series of Small Area Plans on August 3, 2016:

• North Woodbridge

• The Landing at Prince William

• Route 29

• Independent Hill

• Dale City

• Innovation Park

• Triangle

• Yorkshire

• Fairgrounds/New Dominion

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Public Participation Process

• Stakeholder meetings

• Community Charrette

• Community Conversations Meetings

• Planning Commission Work Session / Open House

• Town Hall Meetings

• Planning Commission Public Hearing

• BOCS Public Hearing

IH SAP Current Status

✓ Conduct background research

✓ Meet with stakeholders

✓ Visioning/Design charrette -2 day

✓ Develop plan recommendations

✓ Draft Plan Published on Project Webpage

✓ Planning Commission Work Sessions

✓ Revisions to draft based on feedback

✓ Planning Commission Public Hearing

❑ Board of County Supervisors Public Hearing-

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Purpose and Intent

• Establish long-term vision for future growth

• Create a sense of place focused on walkability, connectivity, neighborhood businesses

• Provide greater emphasis on

• detailed planning,

• visioning, and

• design

• Incentivize Economic Development

• Support integrated residential opportunities

• Protect Environmental Resources

• Capitalize on the abundance of open space, recreational, and educational assets

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Small Area Plan

1. Vision and Thematic Principles

2. Placetypes

• Transect Map

• Future Land Use Plan

3. Design Elements

4. Mobility Plan

• Road

• Transit

• Bicycle

• Pedestrian

5. Green Infrastructure Plan

6. Cultural Resources Plan

7. Economic Development Plan

8. Level of Service Plan

Implementation Plan

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Vision and Thematic Principles

Vision:

Independent Hill is a distinct, pedestrian-friendly village that builds on the abundance of environmental, educational, recreational, and employment opportunities while providing the community with places to shop, dine, and recreate within walking distance of their homes and workplaces.

Ten Smart Growth Principles

1. Mix–Use

2. Compact Design

3. Diversity of Housing

4. Pedestrian-friendly

5. Strong Sense of Place

6. Preserve Open Space

7. Use Existing Infrastructure Investments

8. Multimodal

9. Fosters Investment

10.Community Engagement

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Multimodal Planning

• Link Land Use and Transit

• Identify Transects

• Multimodal Network

• Transit Supportive Densities

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Transects

Independent Hill Overview

• Study area covers a total of 544 acres.

• Opportunities and assets include:• Hellwig Memorial Park• Prince William Forest Park• Kelly Leadership Center• PWC Landfill/Eco-Park• Colgan High School• Potential for tech/flex

development on the east side of Dumfries Road

• Numerous institutional assets

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Existing Zoning Map / Data Center Overlay

EXISTINGZONING

DATA CENTER

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Land Use Map Comparison

PREVIOUSDRAFT

CURRENTDRAFT

Proposed Land Use Plan

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Land Use Designations:

1. Community Mixed Use (CMU)2. Technology/Flex (TF)3. Public Facility/Office (PFO)4. Neighborhood Commercial

(NC)5. Suburban Residential (SRL)6. Parks & Open Space (POS)

Note: Rural boundary adjustment reflects a net loss of 41.4 acres from the rural area.

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Transect Map Comparison

PREVIOUSDRAFT

CURRENTDRAFT

Proposed Transect Plan

The overall density in the Plan has been reduced:

• T-3 includes a portion of Technology / Flex area adjacent to Dumfries Rd (Parsons Rezoning) and the Kelley Leadership Area (3-5 stories)

• T-2 includes the Community Mixed Use area, portions of the Technology/Flex, and Public Facility/Office designations in the land use plan (1-3 Stories)

• T-1 corresponds with the lowest density use in the study area, which are designated as POS

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Proposed Illustrative Plan

The Proposed Plan features:

A. Gateway feature at Independent Hill Drive and Dumfries Road

B. Central Green feature

C. Village Center - Commercial activity node planned to serve both residents and employees in the area with “Main Street” entrance

D. Park – Green Infrastructure connections

E. Bike Repair Station

F. Existing Hamowell Community – to be protected

G. Samsky’s Market

H. Kelly Leadership Center

Low residential density proposed adjacent to the Rural Area 17

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Village Style Developments

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Previous Intensity of the Plan

District(Small Area Plan)

Independent Hill Estimates

Low Medium High

Non-residential(Potential GFA)

1,241,250 2,305,344 3,369,437

Total Jobs 3,375 5,807 8,237

Dwelling Units 246 433 620

People 754 1,326 1,898

Total People + Jobs 4,129 7,133 10,135

Total Land Area 564 acres

Activity Density 7.32 12.65 17.97

DensityClassification

P-3 P-3 P-4

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Projected Intensity of the Plan

Note: All figures in red reflect existing conditions to remain.

District(Small Area Plan)

Independent Hill Estimates

Low Medium High

Non-residential(Potential GFA)

164,424 +1,217,127

164.424 +1,730,481

164,424 +2,243,835

Total Jobs 943 + 1,941 943 + 3,348 943 + 4,757

Dwelling Units 17 + 44 17 +122 17 + 200

People 56 +140 56 +304 56 + 632

Total People + Jobs 999 + 2,081 999 + 3,652 999 + 5,389

Total Land Area 544 acres

Activity Density 5.66 8.55 11.74

DensityClassification

P-2 P-3 P-3

Comparison: Existing Comprehensive Plan vs. Proposed Small Area Plan

Existing Comprehensive Plan

Proposed Small Area Plan +/-

Total Dwellings34

141 +107

Total Jobs 8606 5700 -2906

Total Nonresidential GFA 3,637,255 1,894,905 -1,742,350

Daily Vehicle Trips 99,658 37,112 -62,546

Total Students 35 100 +65

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Mobility

The Proposed Plan features:

1. Recreational bicycle and pedestrian loop designed to provide connectivity within the small area plan.

2. Potential connections to surrounding destinations include:

1. Colgan High School

2. Hellwig Memorial Park

3. Prince William Forest Park

4. Independent Hill Park

5. Kelly Leadership Center

6. Prince William Landfill Eco-Park

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Green Infrastructure

The proposed plan features:

1. Central park feature

2. Proposed buffer area along Dumfries Road

3. Connectivity to surrounding parks and protected open space

4. Protecting existing environmental features including the area adjacent to Prince William Forest Park

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Cultural Resources

• Policy: Identify, document or preserve, and interpret pre-contact Native American archeology sites, historic archeology sites, and minority sites and history. Interpret the small area plan’s history to the citizens and visitors.

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Economic Development

• Encourage local-serving retail businesses, entertainment, and social centers to create a vibrant village center.

• Optimize significant recreational facilities and opportunities at Prince William Forest Park, Hellwig Park and Independent Hill Park and utilize these features as a springboard for outdoor recreation enterprises.

• Recognize the needs of employees in the existing major county employment centers – Prince William County Public Schools/ Edward L. Kelly Leadership Center, the Animal Shelter, and the PWC Landfill Complex.

• Incentivize the development of undeveloped parcels zoned for industrial/technology/flex and office development on the east side of Dumfries Road.

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Level of Service

• Safe & Secure Communities

• Community Education

• Parks, Recreation & Tourism

• Broadband Needs/Communication Gaps

• Transportation

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Level of Service – Schools

Projected School Facility Needsby Existing and Projected Population

Type of School Existing (2019)

Additional Need by 2040

Elementary 1 3%Middle 1 1%

High 1 1%

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Implementation Plan

• Timeframe

• Goal

• Action Items

• Coordinating Agencies

• Implementation Strategies

• Infrastructure and Facilities Plan

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Public Hearings

Planning Commission Public Hearing

September 18, 2019 - Deferred to November 6, 2019

October 2, 2019 - Deferred to Date Uncertain

July 15, 2020 - Deferred (the July 22, 2020 advertised PH) to Date

Date Certain of September 16,2020

September 2, 2020 – Deferred (the September 16, 2020 PH) to Date

Uncertain

December 9, 2020 – PC Public Hearing was duly ordered and

advertised

Board of County Supervisors Public Hearing

TBD

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Concerns Expressed

Concerns Expressed ResponseEmails stated 160 acres to be removed from rural

crescent

Plan reflects a net boundary adjustment of 41.4 acres

Lack of support for proposed commercial

development expressed in Potomac District Town Hall

meeting

Independent Hill contains a strong employment base that

further enhances the activity density for the area

Desired interest expressed for Senior housing during

the Potomac Town Hall meeting

CMU designation provides flexibility for a variety of housing

including opportunities for more affordable housing that

would be attractive for both seniors and young adults

Emails expressed opposition to PFO areas and

potential for data center development

PFO provides flexibility in development. Data Center is only

one option and would require an SUP, providing an

opportunity for any desired mitigation measures (including

potential preservation of 130 acres of P&OS) Data Centers

have low impact on level of service needs, transportation

and on the environmental in contrast to traditional A-1

development.

Plan will require people to drive more not less Proposed land use designations result in lower traffic

generation counts than existing land use designations.

Increase in traffic The existing daily trips is 99,658Proposed daily trips is 37,112Difference is a reduction of 62,546 daily trips.

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Staff Recommendation

Planning Office recommends adoption of Comprehensive Plan Amendment #CPA2017-00008, Independent Hill Small Area Plan for the following reasons:

• Plan provides detailed guidance and implementation strategies for the Independent Hill Area

• Plan capitalizes on the abundance of open space, recreational and educational assets to create an area focused on walkability, connectivity, neighborhood businesses, supported by a mixture of integrated residential opportunities.

• Plan provides an alternative vision and future land use pattern from the existing light industrial designation.

• Plan reflects extensive feedback from the community from the public participation process.

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