Kincora Village Center Site is located South of Route 7, west of Route 28, north and south of Gloucester Parkway, and east of Broad Run.

Allow for retail uses to front Route 28 & Gloucester Parkway Proposal Increase residential +756,000 sq ft Modify completion date for Central Plaza Allow for retail uses to front Route 28 & Gloucester Parkway Just want to point out quickly this map has been re-oriented to show the plan laid out in an east-west direction instead of north/south The concept plan amendment is requesting the following: Increase the overall square footage of the residential units to approximately 2.3 million. Amend the timing of a central plaza located in Land Bay J to coincide with either the 401st residential unit or upon completion of 400,000 square feet of non-commercial uses in Land Bays B, E, F, G, H, J, K; and -The applicant has further amended the Proffers to allow for free-standing retail to be oriented towards Route 28 and Gloucester Parkway.

Outstanding Issues Residential percentage increasing by 8.79% Request capital facilities contribution consistent with county policy The outstanding issues that staff had identified during the firs public hearing still remain in that – The land use mix for Mixed-Use Office Centers in the Route 28 Corridor Plan calls for 15% to 25% of square footage for mixed-use centers to consist of residential uses. At a current percentage of 29.4, the applicant is increasing the total to 38.6% and this is not consistent with the Route 28 Plan. Staff would continue to recommend the applicant provide a capital facilities contribution for the additional 100 multifamily stacked units, which would be approximately $25,000 per unit

Capital Impacts 2010 capital intensity factor (CIF) for MF units: $23,758 ($33 million total) 2017 CIF: $15,664 (MF attached) $ 25,463 (MF stacked) As explained at the briefing, the issue of unanticipated capital impacts have been raised. By way of background, when the development was approved in 2010, the capital facility contribution would have been $33 million based on the intensity factor of approximately $23,000 per multifamily unit. At the time, there was no differentiation between multifamily stacked and attached units. Regardless, the applicant did not provide a cash contribution in the Proffers as the Board accepted the transportation improvements for Gloucester Parkway and Pacific Boulevard in lieu of the monetary contribution. Using today’s capital intensity factors, per policy, the applicant would be expected to provide approximately $15 thousand for multifamily attached units or $25 thousand for multifamily stacked units. Staff has suggested that the applicant identify how many multifamily stacked units will be built and provide a monetary capital facilities contribution based on today’s intensity factors.

Staff Recommendation Forward to Business Meeting No issues with central plaza timing Board discuss proposal for new retail locations Cannot support increase residential Plan policy does not support increased residential percentage/mix Potential for unanticipated capital impacts Forward to Business Meeting In conclusion, staff does not have any outstanding issues with the modification to the timing of the central plaza, or the amended language for the free-standing retail placement, however we cannot support the increase in residential square footage. We recommend the Planning Commission continue to discuss the impacts of the increased residential square footage and request the applicant provide the additional capital facilities in accordance with plan policies. Questions?

Kincora Village Center Site is located South of Route 7, west of Route 28, north and south of Gloucester Parkway, and east of Broad Run.