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Maple Avenue Vision
MAC zone encourages mixed-use, pedestrian-friendly development

The Maple Avenue Commercial (MAC) zone reinforces Maple Avenue’s role as the Town of Vienna’s Main Street. The MAC is a voluntary zoning designation that encourages redevelopment of older properties along Maple Avenue and creation of pedestrian-friendly, mixed-use projects that include retail, office, and residential uses. The MAC is specifically designed to maintain and promote the Town's 21st century small-town character and, by focusing mixed-use development in the commercial corridor, to protect the Town's single-family neighborhoods. It encourages a higher quality hometown experience for residents, visitors, and businesses by implementing a balanced, community-oriented, collaborative approach. 
MAC-VPS-Survey-Results-Icon.jpg
Update

Click here to view latest plans for 444 Maple Ave W

Maple Ave Commercial (MAC) - Visual Preference Survey - Initial Survey Results Presentation to Board of Architectural Review on Nov 15, 2018

Maple Ave Commercial (MAC) - Visual Preference Survey - Results Data

Maple Ave Commercial (MAC) - Visual Preference Survey - Survey Comments




The map below shows the locations of submitted and approved MAC applications. Click on one of the highlighted properties to learn more about the applications and to view plans. The sites are color coded by application status.







Click here to view the map in full screen mode


Background


The Maple Avenue Commercial (MAC) zone 
was approved by Town Council in October 2014, following more than a decade of community conversations and with significant input from Town of Vienna residents. In January 2017, Council adopted several amendments to the MAC. The MAC zoning ordinance is designed to be a "living"document," which can be amended to meet new conditions or emerging concerns.

The MAC establishes that vision and the framework for progress by encouraging compact, pedestrian-oriented development and high-quality, eclectic architecture that is consistent with Vienna’s small-town identity. It promotes improved environmental quality and sustainable building practices along the corridor and supports the Town’s economic vitality in the face of change and competition by providing opportunities for local businesses to expand and prosper while maintaining the community culture that makes Vienna unique. Further, it aims to incorporate those elements currently lacking along Maple Avenue, including parks, bicycle facilities, public art, and housing. 

Obtaining approval of MAC zoning requires a much more rigorous review process than for regular proposed development, which requires only that Town staff review a project to ensure that it meets Town regulations. MAC zoning requires a multi-step process with increased public engagement and public hearings. This enhances the opportunity for community involvement and promotes a collaborative spirit in shaping the long-term character and resiliency of Maple Avenue.


Meetings and Links

 Meeting Date  Description Links
 July 30, 2018 Planning Commission Meeting - Recommendation to Town Council on revisions to several sections of the Maple Avenue Commercial (MAC) zone district. Staff Report and Proposed Amendments

Presentation

Dwelling Units per Acre (DU/A) chart reference links:

 Jan 09, 2017
Town Council Meeting - Adoption of several sections of MAC Ordinance amendedments
Proposed Amendments 
 Oct 20, 2014
Town Council Meeting - MAC Ordinance is Adopted
 
 Sept 22, 2014  Town Council Meeting  Approved Ordinance | Approved Graphics 
 Sept 08, 2014 Town Council Meeting  Item was deferred
 Aug 18, 2014 Town Council Meeting  Draft CodeDraft GraphicsPresentation 
 July 07, 2014 Town Council Meeting  Draft OrdinanceDraft GraphicsPlanning Commission MemorandumPresentation
 June 25, 2014 Planning Commission Meeting  Staff ReportDraft CodeDraft GraphicsDraft Minutes & Minority Report 
 June 11, 2014 Planning Commission Meeting
 Staff ReportDraft CodeDraft GraphicsPresentation
 May 20, 2014
 See Draft Code from April 2, 2014 meeting
 May 01, 2014 Planning Commission Work Session  Presentation
 Apr 02, 2014 Planning Commission Meeting  Staff ReportDraft CodeDraft GraphicsPresentation 
 Mar 05, 2014 Planning Commission and Board of Architectural Review Joint Work Session   PresentationDraft CodeDraft Graphics
 Feb 10, 2014 Town Council Work Session #3  Presentation 
 Feb 04, 2014  Steering Committee Meeting #8
 Presentation
 Nov 11, 2013    Presentation 
 May 29, 2013  Vienna Community Forum  Presentation
 Apr 22, 2013  Town Council Meeting  Presentation | Annotated Outline 
 Mar 26, 2013  Steering Committee Meeting #4  Presentation | Zoning Discovery Report
 Jan 10, 2013
 Steering Committee Meeting #3  Agenda | Presentation 
 Dec 05, 2012  Steering Committee Meeting #2
 Agenda | Presentation
 Oct 11, 2012  Steering Committee Meeting #1  Agenda | Presentation 

History and Timeline

October 20, 2014
Town Council adopts the MAC ordinance.

Summer 2014
A consultant team, in coordination with the Maple Avenue Steering Committee and various Town boards and commissions, has developed a draft zoning code that will become the primary tool for implementing the Maple Avenue Vision. The proposed code creates the "Maple Avenue Commercial" (MAC) zoning district, which can be used for any commercially zoned property located along Maple Avenue East and West. The new zoning will be voluntary, meaning that current property owners can choose to remain under their current zoning with no changes. Other properties; however, may choose to take advantage of the new MAC district to create more pedestrian-friendly, mixed-use developments, subject to certain requirements and approval by Town Council. Any new zoning code will require approval of Town Council.

November 2013
On November 11, 2013, the consultants and Steering Committee met with Town Council at a regular work session to review the proposed zoning code for the new "Maple Avenue Corridor" (MAC) district. View presentation.

March 2013

On March 26, 2013, the consultants and Steering Committee met to discuss the project's status, including code updates and key concepts. 

January 2013
On January, 14, 2013, the consultant team, along with members of the Steering Committee, provided an update to Town Council at a regular work session. The consultants described the work thus far and outlined some of the discussion and details to be considered as work progresses. View presentation.

July 2012
A 17-member Steering Committee was created to work with the Town’s consultants. It was made up of members from throughout the community, representing a variety of backgrounds and interests, with the intention of providing guidance and increasing public involvement. 

June 2012
 Town Council hired Lardner/Klein Landscape Architects, along with Clarion Associates and Seth Harry & Associates, to make recommendations regarding potential zoning changes, which would help implement the Town’s vision for the Maple Avenue corridor.

February 2012
Town staff issued a Request for Proposals (RFP) for a qualified vendor to assist the Town in rewriting the zoning code for the Maple Avenue corridor.  

Winter 2011
Town Council held two work sessions to discuss the photo renderings and next steps in the Maple Avenue Visioning process. Town staff developed a four-step plan.

June 13, 2011
At the June 13, 2011 Town Council meeting, staff presented the results of the photo rendering project. The renderings included various depictions of what the "big street" would look like with certain building heights and setbacks.

October 18, 2010
In 2009, Council in moving forward with this project increased. Subsequently, several work sessions were held to evaluate the overall corridor and, based upon a suggestion by the Town Attorney, to obtain a three-dimensional look at how various building heights might impact Maple Avenue before writing a two-dimensional ordinance; photo renderings were commissioned.  At the October 18, 2010 meeting, Town Council approved a photo rendering project to illustrate what the Maple Avenue corridor might look like incorporating specific building heights (35-, 50-, and 54-feet and 15-foot or 30-foot setbacks).

November 2006
During a November 2006 Town Council meeting, a consultant presented the Maple Avenue Feasibility Study. Town Council took the study under advisement.

March 2005-November 2006
Town Council moved forward with  a study to evaluate the feasibility of some form of mixed-use zoning along the Maple Avenue corridor.

March 14, 2005
During the March 14, 2005 Town Council meeting, the Maple Avenue Vision Committee provided a report to Town Council on its work over the previous three years. Based on the report and other factors, Town Council opted to take the process slowly and took the committee’s report under advisement. The Maple Avenue Vision Committee was disbanded. 

January 28, 2002
During its January 28, 2002 meeting, Town Council approved a resolution establishing the "Maple Avenue Vision Committee” for the purpose of studying the commercial corridor of Maple Avenue and preparation of recommendations for possible revitalization, redevelopment, and future enhancement of the corridor. 

November 1, 2 and 3, 2001
In conjunction with NVRC, the Town held a two-and-one-half day workshop called "Vision Vienna" to explore the Maple Avenue corridor. Along with Town staff, members from the community were involved in the visioning process and produced a comprehensive report detailing information gathered during the event.
Summer 2001
The Maple Avenue visioning process began in 2001 with a suggestion from Councilmember Al Boudreau that Town staff work with the Northern Virginia Regional Commission (NVRC) to hold a workshop with the community to explore current features of the Maple Avenue corridor and provide a vision as to how it might develop in the future.