Minutes

TOWN BUSINESS LIAISON COMMITTEE

MINUTES

May 14, 2009

The Vienna Town Business Liaison Committee (T/BLC) held a meeting at 7:00 PM in the Council Chambers at the Vienna Town Hall. Present were Chairman William Harrison, Chris Brunjes, Mark Uhron, Deborah Brehony, Orlene Grant, and Greg Bernhard. Julie A. Morris, Planner and Jennifer M. Murphy, Committee Clerk representing staff was present.

Roll Call:

Ms. Murphy called roll. All members are present.

AGENDA:

Chairman Harrison asked for corrections or additions to the agenda. He stated that in the interest of time, he would like to move Ms. Byron’s presentation to the beginning of the agenda.

MINUTES:

Ms. Grant made a motion to approve the minutes from the April 9, 2009, meeting as drafted. Mr. Brunjes seconded the motion.

Motion: Grant
Second: Brunjes
Carried: 5-0-1
Abstain: Bernhard

OLD BUSINESS:

1. Discuss Ribbon Cutting ceremonies and new business contacts

Mr. Brunjes stated that the Committee held two Ribbon Cutting ceremonies today. He will be in touch with the businesses listed. He explained that there is another ceremony scheduled for the Stroke Come Back Center on June 25th to take place at 5 p.m.

Chairman Harrison stated that there are additional new businesses to contact. Mr. Brunjes volunteered to contact them. Chairman Harrison thanked Mr. Brunjes.
Mr. Uhron stated that he had been notified by staff that a new dental practice had opened at 301 Maple Avenue, West. He contacted them to discuss scheduling a Ribbon Cutting ceremony. Mr. Uhron stated that after several discussions it was determined that they were not interested in holding a grand opening.

NEW BUSINESS

1. Introduction of new committee member

Chairman Harrison welcomed newest member Greg Bernhard to the Committee stating that the Committee is happy to have him. Mr. Bernhard thanked the Committee.


2. Presentation by Barbara Byron from the Fairfax County Office of Community Revitalization and Reinvestment


Ms. Barbara Byron, Director for Fairfax County Office of Community Revitalization and Reinvestment (OCRR) was present to provide information to the Committee on revitalization initiatives her department is currently involved in.

Ms. Byron thanked the Committee for having her. She explained the history of the OCRR, stating that the department has been in existence for that past twenty-years. In December, 2006 Fairfax County held a retreat on revitalization to determine the direction that the County Board wanted the program to go in. It was determined that it should be a stand alone organization reporting directly to Fairfax County Executive, Tony Griffin. Seven areas located in Fairfax County were designated as revitalization areas. They have also been asked to take a broader approach to some additional areas in need. She noted that the question is often asked how they determination an area to be in need. The need would become apparent, stating that you will know it when you see it. Those areas determined to be in need would, in effect, become the purview of the office.

Ms. Byron explained that she took over the department, July 2007. They have a staff of eight employees. The mission of the office is to facilitate strategic redevelopment investments within targeted commercial areas located in Fairfax County that aligns with community vision and to improve economic viability in appearance and function of those areas. She presented the organization chart of the department, noting that they report directly to the Board of Supervisors through County Executive Anthony Griffin. They also have an advisory group that the Board has appointed. It is a group of eighteen citizens who represent various areas of Fairfax County. They advise on issues of revitalization. When the Board created the group they also created a Committee of the whole on revitalization.

Ms. Byron explained that the Board, when designating certain revitalization areas put them in two categories. The revitalization districts were overlay districts as shown on the zoning map and are in the Zoning Ordinance as designated areas. Those areas are Annandale, Baileys Crossroads/Seven Corners, Richmond Highway Corridor, and Springfield with two revitalization areas; Lake Ann and Merrifield. She explained that special rules were given to the districts and areas. As a result they were able to facilitate the process for applications located in the commercial revitalization areas. In addition they offered reduced setbacks if in conformance to the Comprehensive Plan, giving some advantages of lesser standards. The hope is that it would become less onerous developing in revitalization areas, which would attract people to them. These areas are in direct competition to areas such a Tysons Corner, Dulles Corridor, Rout 28 Corridor, and Reston Town Center. Some areas have land prices as high as Tyson’s Corner. They hoped to do something to advantage the sites vis-à-vis other parts of Fairfax County.

Each CRD (Commercial Revitalization District) and CRA (Commercial Revitalization Area) has a community group whose role is targeted to the revitalization of the area. They are called the G-7. The OCRR works closely with these groups in order to tailor services and to encourage economic development and reinvestment in the older commercial areas. As part of the OCRR communication strategy the G-7 Representatives meet monthly for a roundtable discussion of issues of mutual interests. There is a staff representative assigned to each of the individual areas. That person develops a familiarity with the area and people within the community.

Annandale

The Annandale area is the most challenging as it is very small totaling at seventy to eighty acres. The lots are small with very high land prices. Typical ownership patterns are where property owner’s hold on to property not looking to make a quick profit. They have amended the Comprehensive Plan for Annandale several times. Originally, they tried FAR (floor area ratio) but found that it did not work. They have held a number of community groups, focus groups that included developers and land owners from differing backgrounds. They found that there is a lot of confusion with regards to VA 236. Efforts have included hiring a traffic consultant to look at alternatives for routes in and out of the area. That is almost complete and they are looking to amend the Comprehensive Plan to maintain flexibility in land use. The hope is that if they get a proposal, it may not be specifically called for in the Comprehensive Plan. If it is a good idea that fits the overall vision to create a small town for Annandale, then they can move forward with it. It is their hope to finish by the beginning of next year.

Ms. Bryon presented the Markham Plaza is a project that has been approved for the area. It will be mixed use with the first two floors designated non-residential retail use, three floors of office followed by eighty residential units on top. It also has underground parking. She noted that many feel that it is an extraordinarily ambitious project. The developer has stated that they are still moving ahead with the project. It is the one project that has been approved for the area in a long time.






Bailey’s Crossroads/Seven Corners

For Bailey’s Crossroads/Seven Corners they hired the Urban Land Institute. Although expensive they can provide a variety of experts from around the country to review specific situations. They found the study to be extraordinarily successful and determined that they would benefit from two areas of focus, a North Village and a South Village rather than one Town Center. The Northwest quadrant would become a regional, community oriented destination for regional draw retail. The Southeast quadrant would serve the retail, non-residential area. They have utilized the original plan, hiring a consulting team to take that vision further. They have been working with the community developing a concept. They are hoping to have plan amendment language completed by the end of the year.

Additionally, they have created a public-private partnership in the Southeast quadrant of Columbia Pike and Route 7. Fairfax County owns a piece of property that is currently a shelter. It is an area that they are reviewing for smaller scale retail. They have solicited a development partner for a joint venture on the property. They are currently in negotiations with The Weissberg Corporation. They would like the Weissberg Corporation to create an office building for Fairfax County Human Services offices. Fairfax County currently has a tremendous number of rental spaces within the Bailey’s/Annandale area. They would rebuild the shelter creating additional housing, retail, and a community grocery store. There is a concept plan for locating four satellite centers that would operate over and above the Fairfax County campus in Fair Oaks. Currently, there is one located on Richmond Highway. They are looking for one to be located in the eastern portion of Fairfax County as well as one in Reston to be the North Government Center.

Lake Anne

Lake Anne Village Center was part of the original design for Reston. Lake Anne Village has had issues. The shops cannot be seen and the owners are strapped with tremendous property management costs making the area unviable. Matters were made worse when Reston Town Center was built. They have amended the Comprehensive Plan dividing the area up in to land units, creating developing options for redevelopment. The plan has been adopted. She is currently working on the Land Unit E section for Senior Housing. Land Unit A is the parking lot for the crescent area of the shops. Land Unit D is the piece of property known as the Crescent Apartments that the IHA previously bought for workforce and affordable housing. Ms. Byron is currently working with all of the groups to see if they can come together to create a master development for redeveloping the property. They are hoping to install 1400 residential units in order to offset costs to property owners and supporting the local serving merchants. The plan also includes non-residential office space. They are in the process of working to encourage the Reston Association to move their offices to Lake Anne in hopes of creating additional benefit to the area.


McLean

The McLean Commercial Revitalization District desires to create a main street. They have held visioning exercises a year ago to determine what they would like to have on a Main Street. The developer is in the process of hiring a design team to work further on the conceptual drawings. They have had a market study completed. The project will have to happen in phases but they are hopeful that it will happen. The developer is interested in a public parking garage that they may want the OCRR to participate in to defray costs to the individual sites. The proposed revitalization area is located behind the Giant shopping center and the old Fire Station, which is currently the Teen Center.

McLean has had some development over the years. The project calls for mixed use that is primarily residential. First floor retail will be located on one end of Main Street as an anchor point with a hotel located at the other end to anchor it.

McLean has received proffer money and is in the process of creating a pilot program for undergrounding utilities and creating streetscape improvements. They are also mobilizing their efforts forming a Pedestrian Task Force. The Task Force will review the entire area and its connections to the community to see where linkages of sidewalks and bike trials can be improved. The intention is to collect money from developers or from stimulus so that when money becomes available there will be a list in place for projects to spend the money on. A Pedestrian Task force is a good idea. They are encouraging the other areas that they work with to do the same. They are currently working with Annandale to create a similar Pedestrian Task Force. From time to time money becomes available for a community and they have found that if you do not have a list ready then it does not get done.

Merrifield

The Merrifield Commercial Revitalization area has been their biggest revitalization success to date. They have gone through a Comprehensive Planning process several years ago. That revised Comprehensive Plan included a Town Center located West of Gallows Road between US Highway routs 29 and 50. There was also a secondary center located near Metro access. The current proposed site for the Town Center would be located at the former Multiplex Center site. The site will be primarily residential with 1,000 units with 1.5 million square feet for retail space. There will be a revised movie theater, office space and two parks with a pedestrian oriented Main Street development.

The OCRR was approached by the developer and informed that the project was going to need public help. It is extremely rare that a project receives assistance. They found that the project was the right one at the right time. The project was awarded Fairfax County’s first CDA/TIF (Community Development Authority/Tax Increment Financing) to date. It is not an option for every jurisdiction but only for projects that are deemed of critical importance to an area. They have developed sixteen principals for public investment so that there would be guidelines in place for when to make public investment in development. Under State Law the governing body has to accept authority for a Community Development Authority. They also have to determine whether or not the project could take place without public money. Public improvements include one hundred fifty million dollars worth for roads, parks and a public parking garage. The developer pays half through equity and normal debt. Two series of bonds are floated. One is a thirty million dollar bond paid for through self assessment on future owners. The second is forty-two million dollars and is financed through the TIF, which will be paid back through real-estate taxes.

Dunn Loring

Dunn Loring Metro Project is a joint venture between Trammel Crow and WMATA. It will be a mixed use development that includes a parking garage and creates a primarily residential development with first floor retail. It will be another walkable community. They are having trouble making the funding work and there has been some talk of phasing the project differently. The developer is still excited and interested in moving forward.

Richmond Highway Corridor

The Richmond Highway Corridor is unique. It is very long and linear. Only seven and a half miles of the corridor is involved in revitalization with seven miles that is not. The portion involved runs from the City to Woodlawn. The Citizen Group for Richmond Highway is the only professional group and is a 501c3 Corporation. It has an executive director with one or two staff members. Fairfax County funds them at two hundred thousand dollars a year. None of the others are funded by Fairfax County and are essentially volunteers. They are currently working on a Wayfinding signage plan, which citizens initiated on their own. Some budgetary money had been set aside for them for design but not implementation. They have developed a hierarchical system that takes you through their development as you travel down the highway. The OCRR has been sharing this information with some of their other districts to let them know that it is a good way to create identity. They also have worked on a façade improvement program. They were able to obtain federal CDBG Grant money, providing twenty-five thousand dollar grants after businesses provided two hundred thousand dollars of their own money. The OCRR also provided some design services in order to help with envisioning.

Springfield

Springfield has had complications. Currently they are experiencing a tremendous number of job growth in the area. They conducted a connectivity study with a consulting company to review the local transportation network. Regional traffic changes have had a major impact on the area. They instituted the Springfield Connectivity Study to further study transportation and land use. They were hoping to create destination with more character bridging the unnatural divides of the major roads that run through. They also hoped to take advantage of the Transit Center, which they felt was a real asset to the area. Current development includes the Marriot Hotel and renovations to the existing Springfield Mall. They have created a mixed use development that will be located around the outside of the mall. They will add hotel space along with 2,000 dwelling units, office, and additional retail space. It will create a Main Street style of environment. They are also enhancing connection to the mall with open space and pedestrian connections.

Special Projects

The OCRR is also involved in projects that are outside of their designated Revitalization Districts. They are areas that have the potential to significantly affect how people live and work in the area. One of those areas is Tysons Corner. They are also working on what the vision for Tysons might be. With respect to financing, plan efforts on Tysons, Springfield and other areas require Fairfax County to look at new ways to fund public facilities. Originally, they used Proffers and General Obligation Bonds. They have also had a history of transportation improvement districts where the land owners agree to a self tax. Additional methods being reviewed are TIF, Service Districts, and Sanitary Districts. Currently, their challenges include funding initiatives such as streetscapes, façade improvements, undergrounding utilities. Current economic conditions affect how long it takes to implement community vision. There has been a change in philosophy from reliance on developers to make public improvements to ways that Fairfax County can assist developers in implementing their projects. They cannot expect as much from Proffers and commitments as they did before.

Ms. Byron stated that all of the information that she has presented is on their new website http://www.fcrevit.org. She invited everyone to visit the site. She thanked them for inviting her to speak and presented staff with a copy of the presentation for file.

Chairman Harrison asked for questions or comments.

Ms. Brehony stated that a specific issue for the Town is that they have an area in Town where portions are zoned residential and retail. It is located within a designated Chesapeake Bay Preservation area. The result is that retail buildings are nonconforming. She asked if Fairfax County has found ways in dealing with such issues. Ms. Byron answered that none of the areas they work with are in the Chesapeake Bay Preservation area. They have adopted cluster ordinance provisions in order to encourage cluster development outside environmentally impacted areas. They have not performed transfer development rights but have considered it. They are also considering it for the Tysons Corner area. She explained that they are getting over preconceptions with respect to height and the issues involved. Some areas are becoming more receptive to the trade-off between height and protecting the ground plane. They are finding that jurisdictions are willing to go higher in order to protect more sensitive lands. Additional discussion followed.

Ms. Byron stated that with respect to the Committee’s concerns they may want to contact the City of Falls Church, VA. She stated that it was her understanding that the developer on the Broad Street project worked out a deal. The developer paid for the development but was paid back over time. There was an agreement of a base increase in tax that would be paid to the City. Anything over that, up to a ceiling, would be split between the developer and the City. Anything above and beyond that would go directly to the City. She stated that something like that might be worth considering and recommended that they give the City of Falls Church a call to find out the details.

Ms. Grant thanked Ms. Byron for her presentation, stating that she had no idea so much was going on in these areas. She asked if there was anything to be done for the Town of Vienna. Ms. Byron answered that the Town is outside of their jurisdiction. Ms. Brehony asked if there was any way that the OCRR could work with the Town. Ms. Byron answered that she would be happy to talk to anyone who had questions but their purview is specific to Fairfax County.

Chairman Harrison asked how jurisdictions get started on such a process or if there is any advise for interested citizens to get started. Ms. Byron answered that it has been her experience that it generally begins with a group of citizens come together over a certain issue. Over time the group gains credibility and a presence. She gave an example of Springfield where the initial group began with appointees from the Board who created a Land Use Committee. She stated that she could provide a list of names if the Committee were interested. Chairman Harrison stated that the Town has a Comprehensive Plan that is updated approximately every five years. They also have a study performed by the Maple Avenue Vision Committee. He stated that they need to demonstrate the effects of what good planning would be of longer term economic development for the Town and the business community. The Committee is concerned that they may not be maintaining their economic momentum for the future. They need someone who can help to understand that. The Urban Land Institute was involved in some of the projects mentioned. He wondered if that was a resource they should pursue or if there are others that they should consider. Ms. Byron noted that the Urban Land Institute is not cheap. She stated that, at the time, it was a good way for a reasonable amount of money to be spent in a short period of time to get a large variety of consultants. They started with Springfield because they knew it needed something to get it going. They have utilized the group for other jurisdictions, noting that they have not always been happy with the results. She explained that the five day panel cost about one hundred thousand dollars. There are less expensive alternatives. They originally felt that it would be a good way to energize the community and to jump start the planners and politicians in to thinking about it in a different way. Additional discussion followed.

Ms. Brehony stated that the OCRR has so much opportunity and resources. She stated that it would be so wonderful if the Town could take advantage of, at lease a portion of that program. She asked what needs to change so that the Town of Vienna can utilize their program. Ms. Byron answered that she was not certain. She commented that the Mayor and Town Council may be able to approach the Fairfax County Board to request assistance. Additional discussion followed.

Ms. Grant asked if the Town has ever made such a request of Fairfax County. Ms. Byron answered not that she was aware of during her twenty plus year tenure with Fairfax County.
Chairman Harrison thanked Ms. Byron for her presentation, stating that it was very informative. Ms. Bryon thanked the Committee for inviting her.

Chairman Harrison asked for follow-up comments from the Committee members. Ms. Grant stated that she is fascinated by the activity and resources that are just outside of the Town. She wondered how they could become more educated in accessing or figuring out how to cross that barrier. She agreed with Chairman Harrison’s concerns regarding the potential for crisis. She wondered how other jurisdictions were going to reposition themselves. There are possibilities that they may need to explore. Chairman Harrison agreed, stating that it is a good time to be thinking about it and if they need to involve others. He noted that the 2010 Census is about to be released. When the results are released then planning for updating the Comprehensive Plan can take place. He stated that it would be good to be involved when the time comes. He noted that they saw at the Mayor’s At Your Service on Town Board’s and Commissions, that there are other Boards and Commission in Town who would be open to interactions from the Committee. He asked everyone to continue to think about the issue and they can further discuss it at the next meeting.

Mr. Bernhard stated that it appears that the Town does not have access to resources because it is a Town and separate from Fairfax County. He asked if that is common. Chairman Harrison answered yes, explaining that the Town has a fair amount of self governing authority such as the ability to enact its own taxes and so on. Ms. Brehony asked if it is for legal reasons or have they failed to make the request. Chairman Harrison agreed that it was a good question. He asked staff to look further into it. Mr. Uhron noted that the Town has things that they take care of themselves although they do utilize services such as Fairfax County Public Schools and Fairfax County Fire and Rescue. Additional discussion followed.

3. Discuss outcomes of the IT subcommittee meeting

Chairman Harrison stated that in the interest of time he would only mention that it was an excellent meeting and that Mr. Craig Griffin, Director for the Department of IT was very helpful. He stated that the Department has student interns who are available for support. They were open to the things suggested and discussed possible changes to the website and whether the Police Department could collect web addresses. He stated that he would like to table additional discussion to the June 11th meeting.

Ms. Morris noted that the question was brought up regarding adding home business information to the Town’s website. She stated that the Town Manager has determined that they cannot because there cannot be external evidence of a business. She stated that she has received a list from the Finance Department for home based businesses if the Committee decides that they need it for future use. Chairman Harrison thanked Ms. Morris.



4. Update the T/BLC Work Plan

Chairman Harrison stated that due to time concerns they should table discussions.


5. Discuss any new issues and announcements from the business community

Chairman Harrison asked if any one had feedback from the Business community. Ms. Grant stated that they had discussed meeting with or contacting other Boards and Commissions. She stated that they should further discuss and determine how they would like to prioritize as to which ones they work with and why. They can look at their work plan to determine how that fits with their goals for the Committee. It seemed a potential for good partnerships. Chairman Harrison agreed, stating that was a good suggestion. He asked staff to make a note for the next agenda.

He asked if there were additional suggestions. There being none, Chairman Harrison thanked everyone for attending the Mayor’s At Your Service on Boards and Commissions. He asked everyone to continue to look out for citizens who may be interested in serving on the Committee. Ms. Brehony stated that they may want to check on the applications pending in the Town Clerk’s office. She asked if they are still available or should they reapply. She noted that if they have not been through the interview process they deserve an interview since they did apply. Chairman Harrison agreed, stating that they should be contacted. Additional discussion followed.

There being no further business to discuss the meeting was adjourned at 8:19 p.m.


Respectfully Submitted,

Jennifer M. Murphy
Committee Clerk

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