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Town of Herndon & Metrorail Silver Line
NAIOP, the Commercial Real Estate Development Association
November 7, 2013
Fairfax County’s Dulles Rail Phase II Tax District
NAIOP November 7, 2013
Existing Conditions
Site of future entrance pavilion
and 500’ walkway to Herndon Parkway
NAIOP November 7, 2013
Vision Statement
The Herndon Transit-Oriented Core is a
distinctive employment center and residential neighborhood
characterized by concentrated development that is
vibrant, mixed use, transit-oriented and pedestrian friendly.
Emerging development is interwoven with and
strengthens the town’s cultural fabric and sense of identity.
NAIOP November 7, 2013
Comprehensive Plan Amendment (Adopted February 28, 2012)
• Herndon Metro Station Area Study, prepared by VHB and dated December 14, 2011, with amendments
• Incorporation of the study (by reference) and associated amendments into the Town of Herndon2030 Comprehensive Plan
• Delineates the Herndon Transit-Oriented Core
• Establishes appropriate densities
• Describes street network and urban design amenities
NAIOP November 7, 2013
Herndon Transit-Oriented Core
NAIOP November 7, 2013
Herndon Transit-Oriented Core (HTOC) 2013
All properties privately owned and currently developed
NAIOP November 7, 2013
HERNDON TRANSIT-ORIENTED CORE: POLICY GUIDANCE FOR INTENSITY OF DEVELOPMENT
Figure ES-7
Comprehensive Plan Floor Area Ratio 3.8 – 4.3 Recommended by BBP & Associates, LLC and adopted into the Comprehensive Plan
Va
n B
ure
n S
tre
et
NAIOP November 7, 2013
Minimize traffic impact
and public cost
Maximize Transit-Oriented
Features & Benefits to the Town
FINDING: BALANCE IS ACHIEVABLE at about 7 million square feet by 2035, based upon traffic generation and the ability to maintain overall level of serve D at intersections
Herndon Transit-Oriented Core ECONOMIC CHALLENGE:
Balance Density, Traffic, and Fiscal Impact
NAIOP November 7, 2013
2035 Possible Fiscal Impact With Seven Million Square Feet
In the Herndon Transit-Oriented Core
NAIOP November 7, 2013
Note: parking garages are wrapped with decorative treatment so they are not visible from any angle
POLICY GUIDANCE EXAMPLE OF FORM OF DEVELOPMENT
NAIOP November 7, 2013
Possible Herndon Transit-Oriented Core By 2035
• Walkway to Herndon Parkway has services and retail oriented to Metro passengers, daytime and neighborhood residents
• Area to be designed to reflect Herndon’s unique identity
• New buildings of the highest quality/class A office space
• Vastly improved pedestrian and bicycle amenities
NAIOP November 7, 2013
Next Steps
NAIOP November 7, 2013
Creation of Zoning District & Town Initiated Rezoning
Under consideration by Town Council New Zoning District: Planned Development – Transit-
Oriented Core (PD-TOC) • Recommended for adoption by the Planning Commission • By-right 0.7 FAR • By Special Exception an additional 0.5 FAR (Total 1.2 FAR) • By Development Plan (a discretionary legislative public hearing
process) up to 3.8 – 4.3 FAR • Changes current “Office & Light Industrial” zoning of HTOC
properties to PD-TOC
Future land development approvals tied to successfully fulfilling the language and intent of the adopted Comprehensive Plan and the Urban Design and Architectural Guidelines for the Herndon Transit-Oriented Core
NAIOP November 7, 2013
Urban Design and Architectural Guidelines for the Herndon Transit-Oriented Core
Under consideration by the Town Council
Recommended for adoption by the Planning Commission
Developed by the Herndon Architectural Review Board, Planning Commission, Town staff, and Urban Design Associates
Provides guidance for developers and for the Town during review of future applications
NAIOP November 7, 2013
NAIOP November 7, 2013
Steps for Implementation 2013 – 2018
Land Use •New zoning district (in public hearing process)
•Urban design guidelines (in public hearing process)
•Streetscape guidelines (for preparation in 2014)
Capital Projects
•Design and build passenger drop-off/pick up area
•Fund and schedule water and sewer improvements
•Design and build some intersection improvements (as funded)
•Coordinate grant funding and construction of trails
Transportation
•Coordinated with VDOT on required review of impact of proposed comprehensive plan amendment
•Coordinated with Fairfax County’s Dulles Corridor transportation study (Wiehle Ave. to R. 28 station)
•Assess level and priority of improvements
NAIOP November 7, 2013
How the Walkway may Appear by 2035
Metro access within Herndon when Metrorail arrives
NAIOP November 7, 2013
500’ walk to Metro Station
Bus & Limited Private Vehicle Drop Off/Pick up Concept Along the Herndon Parkway
NAIOP November 7, 2013
Questions ?
NAIOP November 7, 2013