Planning Commission Public Hearing October 15, 2009

 Rezone acres from PD-IP (1972 ZO) to PD-MUB (Revised 1993 ZO)  14 modifications

Kincora - Vicinity N

 Residential 1,400 multifamily units Gloucester Pkwy Pacific Blvd Rt 28  Retail 953,825 sf  Office 2.7 million sf Hotel(s) rooms Performing arts center N Minor league baseball stadium

Gloucester Pkwy Pacific Blvd Rt 28  5 acres fire & rescue station  160-acre dedication for passive park  Heron rookery preservation N

Compact Pedestrian oriented Mix of interconnected uses Kincora - Zoning Issue PD-MUB Intent Southern portion disconnected from northern portion N

Keynote Employment (100% Class A office) Route 28 Tax District Kincora - Policy Issues 1,400 multi-family residential units Residential uses not planned for area Land Use Residential N

Amount RGP: 10% of gross land area CRP: 5% gross floor area of non- residential uses Scale 198,825 sf free- standing retail, ,000 Kincora - Policy Issues 575,000 hotel(s) 398,825 non-hotel 973,825 total sf Land Use Retail N

RGP Keynote Employment Policy: Phasing so office is predominant in each phase Zoning Ordinance PD-MUB: Minimum 40% employment uses at each phase Kincora Policy & Zoning Issue Land Use Office/Employment 2.7 million sf Office not predominant in each phase Minimum use % not met in Phases 1 & 2

 71,520 daily trips  Pacific Blvd from southern property to Russell Branch Pkwy (501 hotel rooms/1,069 residential units)  Gloucester Pkwy from Loudoun County Pkwy to Rt. 28 (2.4 million sf non- residential uses) Kincora Issues Transportation (1) Timing of Improvements

Existing failing intersections:  Route 7  Loudoun County Pkwy (Rt 607)  Waxpool Road (Rt 625) Application does not resolve off-site traffic impacts Kincora Issues Transportation (2) Off-site Improvements

 Demolition or relocation of Broad Run Toll House  County Historic Site District (1972)  Virginia Landmarks Register  National Register of Historic Places (1970)  VDOT alternative alignments Kincora Issues Transportation (3) Pacific Blvd. Alignment 1950

 Mitigation of Capital Facilities Impacts  Anticipated contribution: $33,261,200  Schools: generate 364 students/elementary over capacity & high school currently using trailers  Mitigation of Environmental Impacts  Site Layout and Design Issues  Other issues, clarification and revisions. Kincora Village Center Unresolved Issues

 Additional Information from Staff:  Community Development Authority Overview  Alternative alignments for Pacific Blvd.  Mixed use projects established & approved in County  Integration of this project & approved Kincora SPEX  Water, wastewater & electrical capacity in area  Level of Service for schools, parks & libraries in area  Commercial tax revenue potential v. Rt. 28 Tax District buy-out for proposed residential Kincora Village Center Planning Commission Briefing

 Comments/Questions for Applicant:  What happens to stadium if ZMAP is not approved?  Relationship between Broad Run Toll House & Kincora  Why no market study?  Tree harvesting in Tree Conservation Area/floodplain?  Why not PD-OP on southern portion?  Sheriff’s substation/security needs Kincora Village Center Planning Commission Briefing

 Staff cannot support:  Fundamental land use issues  Key unresolved issues (transportation, capital facilities & environmental)  Additional information/clarification/revisions  Should the Planning Commission recommend further review:  Work session(s) after County referral agencies complete review of revised application received 10/8/09 Kincora Village Center Staff Recommendation

UseSquare Feet Office2,722,200 Retail398,825 Hotel575,000/720 rooms Civic277,000 MF Residential1,544,000 TOTAL5,517,025