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Town of Herndon & Metrorail Silver Line - NAIOP VA · PDF file 2013-11-07 ·...

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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


    Figure ES-7

    Comprehensive Plan Floor Area Ratio 3.8 – 4.3 Recommended by BBP & Associates, LLC and adopted into the Comprehensive Plan

    V a

    n B

    u re

    n S

    tr e

    e t

    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


    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


    •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

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