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R-20-30RESOLUTION NO.2020-30 RESOLUTION TO APPROVE AND ADOPT AMENDMENTS TO THE CITY OF FAIRFAX 2035 COMPREHENSIVE PLAN WHEREAS, § 15.2-2223 of the Code of Virginia requires the City Council to adopt a comprehensive plan for the physical development of the territory within the jurisdiction of the City of Fairfax and that it may be amended in parts that cover sections or divisions of the City; and WHEREAS, the City of Fairfax 2035 Comprehensive Plan recommends small area plans be developed for each of the five activity centers identified on the Comprehensive Plan Future Land Use Map to be incorporated into the Comprehensive Plan by reference as amendments to geographical sections of the City; and WHEREAS, in January 2019, the City Council prioritized the Old Town Fairfax and Northfax Small Area Plans among the five activity centers and charged the Planning Commission with preparing such plans to be considered for adoption by June of 2020; and WHEREAS, on June 23, 2020, the City Council approved and adopted the Old Town Fairfax Small Area Plan and the Northfax Small Area Plan; and WHEREAS, in order to properly reference the Small Area Plans as parts of the Comprehensive Plan and to avoid conflicting language between the documents, some portions of the Land Use Chapter and Multimodal Transportation Chapter of the Comprehensive Plan should be amended; and WHEREAS, the Planning Commission held a public hearing on June 8, 2020 and recommended to City Council approval and adoption of the proposed amendments to the City of Fairfax 2035 Comprehensive Plan, as shown in the attached exhibit; and WHEREAS, the proposed amendments to the City of Fairfax 2035 Comprehensive Plan as recommended for approval by the Planning Commission, has been posted on the City website in accordance with § 15.2-2226 of the Code of Virginia; and WHEREAS, in accordance with § 15.2-2226 of the Code of Virginia, the City Council of the City of Fairfax held a public hearing on June 23, 2020 for the purpose of receiving comments related to the proposed amendments to the City of Fairfax 2035 Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Fairfax hereby approves amendments to the City of Fairfax 2035 Comprehensive Plan as shown in the attached exhibit, as may be amended by the City Council. Adopted: June 23, 2020 Mayor ATTEST: �/� /City Clerk The vote on the motion to approve was recorded as follows: VOTE: Councilmember DeMarco Aye Councilmember Lim Aye Councilmember Miller Aye Councilmember Passey Aye Councilmember Stehle Aye Councilmember Yi Aye Land Use Strategies Goal 1 Ensure development is complementary. While the 6.3 square mile City is primarily built out, leaving few opportunities for large new development, there is consistent pressure for the City's variety of land use types to adapt to environmental, economic and cultural demands. This means that some flexibility must be provided with a balanced mix of developmerittypes that accommodate adaptations without negatively impacting the existing community. New development and redevelopment should be complementary to surrounding areas and contribute to an attractive, accessible, and economicallyviable place. t. Definition: A brief description of the types of uses and structures the Place Type applies to. a. Zoning Districts: A list of Zoning Districts that are most likely to accommodate theirs" andstructures provided in the definition for the Place Types. 3. Link + Place Street Types: A list of the types of streets (as provided in the Multimodal Transportation Chapter) where the PlaceType is most appropriate. 4. Physical Characteristics: A description of general preferences for site design and building placement. S. Concept diagrams and photos: Provided to showtypical development patterns for each Place Type. Most new development is anticipated to occur in areas designated as an Activity Center Place Type. There are five areas of the City that have this Place Type designation: Old Town Fairfax, Northfax, Kamp Washington, Fairfax Circle, and Pickett & Main. The following additional guidance is provided for the Activity Center PlaceType: ATTACHMENT6C EXHIBIT t ACTION LU1.1.1 Maintain and update, as necessary, a Future Land Use Map that provides for a balanced ma of development types and addresses current and future needs of the City. ACTION LU1.1.2 Use the Future Land Use Map (Figure 9), Place Types, and general text from the Comprehensive Plan as a guide when considering new development throughout the City. ACTION LU1.1.3 Refer to Parcel Specific Recommendation, asdetailed onPages 39.44for potential alternative uses. Amend the Comprehensive Plan to provide additional ParcelSpecific Recommendations as appropriate. development piactice�. ACTION LUI.2.1 Consistently review the Zoning and Subdivision Ordinances and the Zoning Map to ensure they are able to support the Future Land Use Map and other guidance of the Comprehensive Plan. This can be managed by using tiie Future Land Use Map Future Land Use Map in conjunction with The Future Land Use Map is provided in Figure recommendations of this Comprehensive 9, with specific guidance on development for Plan and the requirements of the Zoning and each of the PlaceTypes identified on the map Subdivision Ordinances toguide development provided on the following pages. Additional within theCity.While the Future Land Use M ap guidance is provided for certain specific sites communicates the most appropriate types beginning on page 30. When using the Future of uses and character of development, the Land Use Map, consideration should also be Zoning and Subdivision Ordinances provide given to the other Guiding Principles of this the regulatory measures to accommodate chapter, depending on site location and types such development. The Ordinances may ofuses. occasionally be amended to fumish necessary changes for various land uses. The following information is provided for each of the PlaceTypes: Chapter 2: Land Use City of Fairfax 203S Comprehensive Plan & Use Characteristics: Since multiple uses can be accommodated in the Activity Center PlaceType, separate physica I characteristics are provided forvarious uses to ensure that new development provides a consistent character in spite of varying uses. Residential Limitations: As a more detailed analysis of specific development scenarios is not included in this plan, limitations on the number of residential units that can be absorbed in each Activity Center are provided. This is intended to communicate to developers and the general public that unrestrained increases in residential development will not be considered in these areas of the City. Small Area Plans 5mallArea Plans are an opportunity to conduct detailed analyses of concentrated geographic areas of the City and provide more specific recommendations on issues such as land use and transportation than that provided in the Comprehensive Plan. Once approved, Small Area Plans serve as the primary source for guidance on development in the respective Activity Centers. As supported by Land Use Action CCAC2.3.S, SmaWea Plans are proposed 0 City of Fairfax 2035 Comprehensive Plan Chapter 2: Land Use for each of the five Activity Centers. As each of the Small Area Plans is completed and adopted, the recommendations from that plan will supersede the Activity Center Place Type recommendations from the Future Land Use Map. This may include the guidance provided for Physical Characteristics, appropriate Street Types, Use Characteristics, and Residential Limitations. 1n June zoao, Small Area Plans were adopted forthe Old Town Fairfax and NorthfaxActivity Centers. While a briefdescription of these two Activity Centers is provided in the Activity Center Place Type description, please refer to the respective Small Area Plans for specific guidance in those two areas. The general guidance in the Activity Center Place Type description applies to Kamp Washington, Fairfax Circle, and Pickett B Main until Small Area Plans are adopted for those Activity Centers. The Activity Center Place Type, identified in purple on the Future Land Use Map, applies to locations in the City where pedestrian -oriented, mixed -use development is strongly encouraged. (Mixed -use development is pedestrian -oriented development that allows multiple activities to take place by layering compatible land uses, public amenities, and active streets accommodating mudtimodal transportation, and community -serving commercial.) Uses should be integrated ass rni x of commercial uses, multifamily housing, and townhouses, either in the same building (i.e., vertical mixed -use) or as a combination of single -use buildings featuring a range of compl ememary uses within the Activity Center (i.e., horizontal mixed -use). Physical Characteristics Activity[enters can accommodate a variety of building types based on the different uses permitted and varying characteristics among individual ActivityCerxers. Recommended physical characteristics for specific uses are provided under Use Characteristics (p. B) and more specific recommendations are provided for the Old Town Fairfax and Northfax Activity Centers on the following pages. The Comprehensive Plan also recommend sSmall Area Plans be developed for eachof the Ciys five Activity Centers As each ofthese plans is completed and adopted, the recornmendations will supersede the preexisting guidance of this Comprehensive Plan In general, new development in Activity Centers should support a connected street network as recommended in the Muitimodad Transportation Chapter of the Comprehensive Plan; provide an improved streetscape and pedestrian connections to surrounding uses, including (irks to the existing pedestrian network; and include inviting pubic andlor private open spaces. Parking should be provided in structured or below grade facilities where reasonable. Development in Activity Centers nest meet the Code of V rgiria defiriiion For an UrbanDevetapmtent Area (Virginia Code i iS. a-2223.1) and follow the recommendations for Private Site Design and Elements in the applie able district of the City of Fairfax Design Guidelines. Predicated onthe urderlying zoning district, the Activity Center Place Type supports density of a minimum FAR of a4; at least six townhouses or at least 22 multifarly dwelling units per acre; or arry proportional combination of residential and commercial densities with building heights predominantly five stories or less, unless otherwise specified in an adopted Small Area Plan, ® City of Fairfax 2035 Comprehensive Plan Chapter 2: 1-ant) Use use Char■cteristln Zoning Distrftts Office. office uses are acceptable as components of mixed -use buildings or as stand-alone • CU, Commercial Urban budding& • PD-R, Planned Development Residential daI &IdlRetailusesmaybeprovidedonthegroundfloorofnvxed -usebuildings,asaand-alone . PD-MPlanedDev Development rse buildings, or on upper floors of buildings where larger tenant floor area requirements wWd PD•M, Planned DevNopment Mixed Use detract from an active presence on the first floor. Retail uses are preferred along Commercial Mains, exceptwhere indicated otherwise in adopted Small Area Plans, but maybe provided at other locations within an Activity Center. Unk + Place Street Types ki4ICL• Hotels are acceptable as components ofmixed-use buid ings or as stand -store buildings Hotels are particularly a ncouraged in highvisibility locations along Commercial Mains and at key intersections, or as may otherwise be iderni feed in adopted Small Area Plans Public. civic. and I rstitutionaL Public, civic and institutional uses that are slowed by speciai use permit in commercial districts in the Zoning Ordinance may be provided as components of mixed -use buildings or as stand alone buildings. Residential Multi famihr Residential multi family uses are acceptable as compartents of mi xed- use buildings or as standalone buildings. Ground floor residential uses in multifamily or residential mixed -use buildings, including accessory spaces and amenities but not including residential lobby areas, should not be provided along Commercial Mains, unless such uses are identified in adopted Small Area Plans where ground -floor residential units are located adjacent to Active Streets or Commercial Mains, direct exterior access should be provided to individual units. Townhouse Residential townhouses should only be considered to serve as a transitional use to existing development outside of the Activity Cerger. • Active Streets • Commercial Mains �r.+Wr 4 1­— + Chapter 2: Land! Use City of Fairfax 203S Comprehensive Pict Residential Limitations The majority of future residential growth is anticipated to occur within the five Activity Centers identified in the Future Land Use Map. Refer to adopted Small Area Plans for specific recommendations on growth in each ActivityCenter. For Activity Centers for which a Small Area Plan has not yet been adopted, any unified development application within an Activity Center that contains a residential component should have a density of no more than 48 dwelling units per acre. Such developments must offer benefits that support the vision of the Comprehensive Plan for the Activity Center. Such benefits should include the following: i. A mix of uses within the development site; a. Contributions toward a connected street grid 3. usable open space, and, 4. High quality design. Should a unified development application fail to offer these benefits, that development may contain no more than 2a dwelling units per acre. Direct fiscalbenef is to the City fromresidential developments are not typically as strong as those from commercial properties. In order to avoid significant displacement of commercial uses in Activity Centers, new residential development should First focus on lower value commercial or industrial sites unless a significant commercial component is included. Conversion of commercial space in existing buildings into residential space is not generally supported. aCity of Fairfax Z03S Comprehensive Plan Chapter 2: Land Use The Old Town Fairfax Activity Canter ('Old Town Fairfax') encompasses a cultural hub for the City, with a concentration of historic buildings, public services, active open space, and commercial buildings. Old Town Fairfax can also capitalize on its proximty to George Mason University to attract university supported businesses and arts and entertainment venues. The entirety of Old Town Fairfax is within the Old Town Fairfax Historic Overlay District (HOD) or the Old Town Fairfax Transition Overlay District (TOD) and is subject to those provisions of the Zoning Ordinance and the City of F airfax Design Guidelines Refer to the CSdTown Fairfax Small Area Plan, dated June xoA forspecificrecommendations within Old Torun Fairfax, including locations for future streets and open spaces, opportunities for pedestrianconnectiom auossCommercW Mains, building form (including appropriate locations for more or less restrictive building heights from the Activity Cemer standards), and general land use and development limitations, The overall concept plan for Old Town Fairfax, as provided in the Small Area Plan, is shown to the right. Chapter 2: Land Use City of Fairfax 2035 Comprehensive Plan ra The Northfax Activity Center ('Northfax') is considered the most appropriate location in the City to accommodate a regional mixed -use destination. Its location at the intersection of Fairfax Boulevard and Chain Bridge Road, _ * ' with immediate access to Interstate 66 and r ' F...... a potential future Metro station, is more +•a. accessiblethan other ActivityCenters. It is also equidistant fromexistiry regional mixed -use destinations at Merrifield and Fa'rfaxCorner.it V. In order to leverage these characteristics,, eT the City should strive to market Northfax to a wide range of commercial tenants and retail usesinorder to take advantage ofthese benefits New residential uses and amenities ._ x " such as open spaces and a pedestrian -friendly multimodal transportation network, should also be leveraged to improve the commercial marketability ofthe Activity Center. Refer to the Northfax Small Area Plart dated , .•'�.�'? ;e June for specific recommendations s.+�aj x� + `�q'o a ;020, withintheNorthfaxActivityCenter,including +• r0 �"' t .— locations for future streets and open spaces aas� * r l` ti pedestrian connections, building height and 1 ° �`� S ; � r ■ a form, general land use, and development limitations. The overall concept plan for Northfat(, as provided in the Small Area Plant is shown to the right. aCity of Fairfax 2035 Cotnprehenshre Plan Chapter 2: Land Use Goal 3 FIGURE 21 PROPOSED ACTIVITY CENTER ENRMCEMENTS 4e6r 7 - F ....`� Pt try -vy Yl Cky e •..i Ivx MrM f,.rna a C GEORGEMAICI4 4 1.75 :✓♦S i VNryEre _ iila+s S (See Outcome MM3. n ) Noted In June xolo, Small Area Plans were adopted for the Old Town Fair -lay and Northfax Activity Centers_ Refelto the respettrve Small Area Plan far specific guidance in eat h oft hese Act Nity Centers City of Fairfax 2035 Comprehensive Plan Chapter 3: Multimodat Transportation HCURE28 PROPO5EDSTREETTYPOLAGYDESIGNATIONS VD(:)T ,CLASSIriCATION STREET TYPE Local Lkr:ted Colmecfion Reidential Mina Collector ' htwrh000 CiraYar— MajpColkcror Aar-lit—ts Mina - Major Artariai As s Boukvmtlt [orrorercjal MAIM }� t 4 ff/ Goal 3 D•M •pkl•Stnet lyaa L.TI:¢carvwh>nwl�rrlxrat +.j•"' _ rl- r,u.antrin—1 v:wets: �1 - „r,r,wywrmrrr+..dwr... SJMtt rWl ru�+.Mw�P6rrwnfw irr•rraM�.•rMM -- r•Aar•tiw:uva •l:•n ly.r..r. ••� R.++rah. i rarrrt.xnY RllMt (See Outcome MM 3.23 Notes In June 2o2o, Small Area Plans were adapted for the Old Town Fairfax and Northfax Activity Centers. Refer to the respective Small Area Plan for specific guidance n each of these Activity Centers. Chapter 3: Multimodat Transportation City of Fairfax 2035 Comprehensive Plan nCURE30 TRAMSPORTATIONPOUCIESArrDPROJECTS -� •.ylN4rr•n err.Ar grpllrpdarrarNP�rl �^Urr'MlMaarlbl^ ....ram~�• � _ l r �'-- �µ� �_ tre ...JS �Y� TA 4 119 :vr'Irs r�lrer. r �tfi 14 ..ram. ...uw+....«..• - a - � r r_N•t Y.rr.w r �� � .. .,.- ... IPrlpinalarsrawiuwrwas "'+r•.,a � a�5 .rN. rMrr lr r� ., �_..._..,�..�r..r�, l.rrruw w.wuw �� .��.. i�•r`�.r . l a� r•.r�r_arr �" ��� ar+•.nywr.awr.�ren exwv ,,.. ^ n_ +w {: r wow ._.. B US 1.5 L QD`: Notr In June 2020, Small Area Plans were adopted for the Old Town Fairfor and Northfax Activity Centers. Refer to the respective 5mall Area Plan for specific guidance in each of these Activity Centers. City of Fairfax 2035 Comprehensive Plan Chapter 3: Multimodal Transportation