PROPOSED CHANGES IN THE

RESTON MASTER PLAN

Guide Restons Growth with Timely Infrastructure
Availability

Coalition for a Planned Reston

December 11, 2017
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Supervisor Hudgins remarks at the October 23rd

community meeting drive this CPR initiative.
. . . I want to listen and hear your views. I want to make sure I hear
and understand your views with any kind of change that we make. . . .
Im willing to hear the concerns. I want to mitigate the concerns.
And I want to work with you to do that. . . . I can work with you on
the Comprehensive Plan, but, when working with you on the
Comprehensive Plan, that we are able to work on all of these
issues (including housing affordability).

Supervisor Cathy Hudgins

Reston PRC Zoning Community Meeting
October 23, 2017
(Beginning at 2:27:45)
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The Reston plan nominally drives the PRC and

PRM (TSA area) zoning ordinances.

Reston PRC
Reston
Zoning
Master Plan
Ordinance
--Phase 1 Reston Task --PRM zoning ordinance (TSA
Force (TSA areas) areas + Lake Anne)

--Phase 2 Community --Reston PRC zoning

Meetings (suburban areas) ordinance (suburban areas)
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One Reston and the PRC vs. PRM zoned areas.

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Planning Population Growth

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Re-establish an overall Reston population cap.

Current/Past Plan CPR Proposed Amendment

The 1989 Reston plan land use
Need to set a Reston-
map showed a population cap
of 78,000 people with popu- wide population cap at
lation bands across north, 120,000 people, including
middle, & south Reston.
Current county calculation of affordable and bonus
existing and approved PRC market housing.
population is about 74,000.
Excludes affordable & bonus A potential doubling of
housing. population over 40 years.
PRC change would allow up to
115,000 in PRC alone, Cap should be on land
including all housing. use map and in plan text.
Another 100,000 possible in
TSA (PRM ZO) areas.
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Limit high-density multi-family development to

60 DUA.
Current/Past Plan CPR Proposed Amendment

Past Reston plans had three Eliminate the sixth

density categories and
limited high-density
development to 60 persons
per acre (~30 DUA).
Current plan (2015) has six
categories that:
Does not cap high-density
multi-family development in
the PRC.
Applies extreme county-wide
PRM high-density standards
in non-PRC areas.
category of county-wide
density standards in TSAs.
Limit high-density multi-
family development
throughout all Reston to
60 DUA.
Reduce lower density
categories proportionately.
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Reston Residential Land Use Categories

1989 Plan/Zoning* Current Plan

Low -- Up to 3.8 persons per
acre or 5 DUA
Medium up to 14 persons
per acre or 20 DUA
High up to 60 persons per
acre or 50 DUA
* Italicized limits are added in the
PRC zoning ordinance & expand
on plan guidance.
Low-density Single-family (.1-5
DUA)
Medium-density Single-family (6-
12 DUA)
Low-density Multi-family (13-20
DUA)
Medium-density Multi-family (21-
50 DUA)
High-density Multi-family (greater
than 50 DUA)
Countywide Comprehensive Land
Use categories (non-PRC areas)
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Restons past and present land use maps show the

increase in land use categories and no population cap.
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Limit Village Center residential density to 30 DUA.

Past/Current Plan CPR Proposed Amendment

Current plan puts no limits on Specify that re-developed

development intensity, permit- Village Centers may not
ting high-density multi-family
development.
exceed 30 DUA.
Total existing and planned foresees Sustain the current
6-fold residential density increase.
process for redeveloping
Constrained by need to amend
Village Centers.
Reston plan, including
involvement of neighborhood.
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Reduce non-TSA allowable multi-family development

density to level consistent with suburban setting.

Past/Current Plan CPR Proposed Amendment

Several Reston PRC hot Limit multi-family

spots have been identified as redevelopment in
appropriate for high-density
(unlimited) or medium high
suburban Reston PRC to
(50 DUA) development. 30 DUA, consistent with
This includes St. Johns Wood, low density multi-family
subject to certain conditions.
development category.
Total DUs
Saint Johns Wood 715
Fairway 804
Charter Oaks 621
Colts Neck 91
Four Seasons 11
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County map shows hot spots for PRC

development outside the TSAs.
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Assure that all TSA-area development meets the

maximum ADU/WDU contribution (20%).

Past/Current Plan CPR Proposed Amendment

Current plan generally Adopt language in the

mimics county policy
making no effort to adhere
to stronger guidelines of
Reston planning principles.
Reston Planning Principle
#7: Housing will be
provided for all ages and
incomes.
Tysons plan that generally
calls for 20% ADU/WDUs
with each new development.
All projects with a residential
component that seek to utilize the
redevelopment option in the District
Recommendations should provide
20% affordable and workforce
dwelling units. These projects are
allowed a 20% residential floor area
bonus and flexibility in how and
where Workforce Dwelling Units can
be provided within Tysons.
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Coordinating Infrastructure with Growth

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Phase infrastructure availability with develop-

ment through monitoring, review, re-scheduling.
Past/Current Plan
One three-sentence
paragraph on phasing.
Elsewhere, notes value of
phasing with develop-
ment, but no guidance.
CPR Proposed Amendment
Tysons has full chapter on implemen-
tation that could be adapted.
The phasing of development is essential to
assure the provision of public facilities. A phased
strategy to grow, monitor that growth, and adjust
the implementation strategy based on
experience and performance is crucial to Tysons
success. (p.19)
Athletic fields, parks and open space,
stormwater management, schools or additional
school capacity, and other public facilities will
need to be operational in time to meet the
demands generated by new development.
(p.30)
Actual growth levels should be monitored so that
infrastructure capacity is phased with new
development. Regardless of the rate of growth,
commitments of the land for needed facilities
should be obtained well in advance of the
estimated date of construction. (p.93)
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Place proffers from Reston development in a
trust for use in Reston only.
Past/Current Plan
Limited commitment to
use Reston proffers in
Reston.
Have adopted a Tysons-
like process for funding
transportation needs via
RNAG effort.
Covers street improvements
only.
No commitments on
schools and park proffers.
16
CPR Proposed Amendment
Tysons plan explicitly calls for
an affordable housing trust fund
for Tysons.
A housing trust fund will be
established and used to create
affordable and workforce housing
opportunities in Tysons (p.36).
Need similar proffer commitment
on parks and schools, including
land and money.
Cash contributions are not the
preferred method for offsetting
impacts on public facilities. . .the
preference is for land or building
space dedicated for facilities.
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Ensure that FCPS has a valid long-term forecast, supporting

plan, & sufficient land and funding to meet Reston school needs.

Past/Current Plan CPR Proposed Amendment

Three paragraph section. Base forecast on all

Proposes middle & high school
near Innovation Center.
Proposes elementary schools in
Town Center North and near
USGS.
FCPS forecast based on DU
plan that excludes
affordable and bonus
housingup to 40%.
No implementation strategy
for land or funding.
potential DUs in Reston.
Add an elementary school in the
north Wiehle area, possibly Isaac
Newton Square.
Build a middle and high school north
of Baron Cameron Avenue.
For FCPS: Base proffers
on future cost to build
using inflation estimate.
Requires timing future construction
and funding commitment.
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Assure that county park acreage and facilities

guidelines are met by county.
Past/Current Plan CPR Proposed Amendment
Makes no commitment to county
guidelines. Meet county parks guide-
Calls only for capacity equivalent to 12
ballfields, three minimum, in TSAs.
lines as population grows.
No added acreage called for. Early commitments of land
Calls on use of RA facilities for
public use. Proffers for facilities retained
(n)ew residents should have access in Reston.
to and use of the full suite of
amenities that the Reston Planned Maintain as public parks.
community offers and in a manner
similar to what existing residents RA facilities, which we
currently enjoy.
About a 150 acre shortfall in total
pay for, should not count
park acreage and five dozen toward county service
shortfall in ballfields using
guidelines. requirements.
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Transportation improvements need to assure

that county TDM and LOS standards are met.
Past/Current Plan CPR Proposed Amendment

Extended section cites Extensive, demanding sub-

RMAG & RA bike/ped
work as basis for needs.
Sets moderate TDM goals
and calls for acceptable
LOS.
Commitment to meeting
targets is weak.
Follow-up RNAG effort
excluded transit improve-
ments, only streets.
chapter on transportation in
Tysons plan.
Lists all transportation projects.
Creates funding mechanism to assure
improvements (similar to RNAG
funding plan).
Required transit modal split by level
of future development.
Mitigating processes for plans failing
traffic LOS E.
Creates and funds Tysons circulator
bus service.
Delete mapped grid street
across Hidden Creek CC.
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Key point: Amending the Reston plan provides the

best way of insuring the community is not overrun
with excessive and unsupported development.