The Planning Commission meeting vote was disappointing for many of us as the planned changes do not address our current and future traffic and safety issues. These proposed changes will be now voted on by the Board of Supervisors (BOS) on March 18th. The public is allowed to speak at this meeting. We encourage everyone to sign up to speak as this will be our last opportunity to influence changes to the Comprehensive Language.
Perhaps if we have lots of speakers with concerns and questions, it may result in the BOS to re-visit the Planning Staff’s recommendations.
Here is the link to sign up to speak: https://www.fairfaxcounty.gov/bosclerk/speakers-form.The application # is Plan Amendment 2023-II-1F.
Below is a recap some of the major proposed language changes to the Comprehensive Plan from Smart Growth’s perspective.
FAR 1.0 reduced to .88 FAR. Although at first, .88 FAR does not seem like much, we estimate that there will be approximately 75 less residential dwellings. The original proposal was for 854 dwellings.
Non-residential (including retail) remained the same at a cap of 120,000 sq ft. This was disappointing as the Transportation Study clearly depicted that retail (73%) is the culprit in increased vehicular trips. It is noted that Supv Palchik’s request for a daycare has been incorporated in the rezoning application even though no study has been conducted on the need for one.
Core area includes areas outside AT&T site. We hypothesize that this will mean the office park & post office adjacent to the site is ripe for retail/mixed use redevelopment since this land is now considered to be a core.
Urban Park terminology remains which means the developer has smaller size park land requirements versus suburban park requirements.
Vehicular Traffic It appears that the “Innovative Intersection” via Rose Haven is off the table. Planning Staff has language that “MAY INCLUDE IMPROVEMENTS” to improve safety and congestion between Blake Lane and Hunter Mill Road along Chain Bridge Road, improve the entirety of Flagpole Lane to a two-lane improved road, redesign Borge Street, Jermantown Road, and Flagpole Lane adjacent to Borge Street Park to calm traffic and accommodate pedestrian safety measures and realign Rose Haven and Rose Forest Drive. We are assuming that some of these suggested improvements will be part of the proffers.
What Smart Growth finds peculiar is Planning Staff did not include the Trip Generation report in EYA’s Transportation Study which shows the 11,000 to 13,000 increase in daily trips. In conclusion, it is Smart Growth’s opinion that it appears that both the developer and Planning Commission are in agreement that Oakton needs a large retail core; irrespective of traffic and pedestrian safety concerns.
Here are some of Smart Growth for Oakton’s the questions and concerns you might consider in your speeches:
Why won’t Supervisor Palchik meet with the community on our concerns?
Many emails were sent by Oakton residents to Supervisor Palchick which were not acknowledged. Two petitions were sent by Smart Growth and Arrowood HOA were not acknowledged by Supervisor Palchik. The HOA Leadership Coalition surrounding the AT&T site sent a letter and an invitation to meet with them which was again not responded by Supv. Palchik. Smart Growth finally had a meeting with Supv Palchik TWO days before Planning Commission and Options for Oakton met for the first time AFTER the Planning Commission. Supv Palchik only attended one community meeting and left before the community could voice their concerns. If you had a letter sent and were not acknowledged by Supv Palchik, you should mention it in your speech.
Why is the Traffic Study Trip Generation Report showing 11,000 to 13,000 increase in daily trips not included in the Planning Staff’s Report?
Chain Bridge road daily average according to VDOT is 19,095 cars. Adding 12,000 trips onto Chain Bridge Road, will result in an average of 31,000 trips or a 63% increase in trips. VDOT’s maximum capacity of a road like Chain Bridge is 7,000 to 27,000 trips; 15% over VDOT capacity.
Why is Hunters Branch Office Complex, a redevelopment of office to mixed use at the intersection of Nutley and Route 29, across from the Pan Am Shopping Center being redeveloped at .50 FAR yet the AT&T site is being considered for .88 FAR?
This other development is being voted on as well. Hunters Branch is less than one mile away from Vienna Metro yet the Planning staff recommended .50 FAR and 6700 sq ft of nonresidential , compared to the AT&T site of .88 FAR and 120,000 sq ft of nonresidential.
Why is our local government putting our community at risk?
The Comprehensive Plan Land Use Intensity Objective (12; Policy b:) states “Limit development intensity to that which can be accommodated at acceptable levels of service with consideration of the cumulative, long-term impacts of development on the adequacy of public facilities and transportation systems.” Traffic Gridlock affect our safety, quality of life and reduces the value of our homes.
We are sure the above does not cover all the topics that can be raised. Our hope is that you will be there with your red shirt on March 18th !