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November 10, 1998

COMMUNITY DEVELOPMENT AND REVITALIZATION COMMITTEE
Final Report

EXECUTIVE SUMMARY

Chairman: Chuck Veatch

Members: Jim Cleveland, Sara Doolittle, Tom Grubisich, Bruce Hall, Mike LeMay,

Art Murphy, Patty Nicoson, Howell Simmons, Joe Stowers and John Stroik

Note: This Executive Summary is based on separate assessments that the Land Use,Community Development and Revitalization Committee completed covering seven geographical areas of Reston: the villages of Lake Anne, Tall Oaks, Hunters Woods, South Lakes and North Point, and Town Center and the Reston Suburban Center. Those assessments, together with appendices containing geographical inventories of residential and commercial land use, will soon be available at the Reston office of Supervisor Robert Dix Jr. and Reston Regional Library. Accompanying this document is a statement of the Committee�s goal and objectives.

In its 35th year, Reston is witnessing major growth and change. Perhaps not since the fast-paced days of Reston�s first decade, has the community seen so much, and such diverse, development activity.

Hundreds of new residences are under construction, or soon will be, most of them in Reston Town Center. Upwards of 2 million square feet of new office space is under construction in Town Center and the Reston Suburban Center of mostly office development along both sides of the Dulles Toll Road.

Counting the likelihood of redevelopment of aging commercial areas, the potential for millions of square feet of new office space and higher-density residential development will remain high as long as the local and regional economy continues to be healthy.

Reston�s five villages Lake Anne, Tall Oaks, Hunters Woods, South Lakes and North Point are about built out, but change is pressing on them too. Clusters and neighborhoods dating back 25 to 35 years face the need for major repairs and extensive renewal. In some cases, the issue is whether old housing should be completely replaced. Three village centers are in various stages of renewal, with more under consideration.

What�s happening, and what is likely to happen, across Reston�s landscape, raises many questions. Having completed its assessment of current and prospective development in Reston, the Land Use, Community Development and Revitalization Committee of the Reston 2000 Task Force singles out what it believes are the paramount issues:

  • Will Reston�s special quality of life be preserved amid all the growth and change?
  • Will evolving community needs, including revitalization, renewal and adequate public facilities, be addressed as the economics of the real estate market play out?
  • Will new development include an evolution toward mixed-use higher densities in the areas around Reston stations of the future extension of rail through the Dulles Corridor?

Each question can be answered affirmatively, but that won�t happen automatically. The community must work actively, collectively and creatively to help produce the right answers. Toward achieving that end, the Committee makes a number of recommendations based on what we learned when we assessed the current state of land use in Reston and then looked ahead at what was already planned and what could happen, based on different scenarios. Our measuring sticks were our goal and objectives (see attachment) and a set of more specific evaluative criteria.

Our recommendations (which can be found in each section of this summary) can be summarized as follows:

  • Fairfax County should confront the likely necessity of significant revisions of the County Comprehensive Plan as it applies to Reston and the surrounding area. The plan does not address emerging land-use strategies, which call for mixed-use development and redevelopment in response to opportunities being created by the prospect of rail transit.
  • To facilitate revitalization of older neighborhoods, Reston Association should undertake and fund an ambitious program of renewal and maintenance, including revamping the criteria of its Architectural Board of Review so they more directly address quality of design and environmental considerations.
  • The Reston community, with its major organizations in the lead, should take a close look at the desirability, and feasibility, of development of a multi-use cultural center in Town Center, possibly as a joint public-private undertaking.
  • As already urged by the Reston 2000 Task Force, the remaining planning/engineering for the proposed extension of rail through the Dulles Corridor, as well as related land-use planning, should be completed expeditiously and construction should be undertaken and completed as soon as possible.
  • RA should undertake a comprehensive re-examination of how successfully Reston�s natural and manmade environments continue to coexist after 35 years of development and recommend what improvements should be made, especially in light of evolving practices of environmental management.

* * *

In preparing this community-wide assessment, the Land Use, Community Development and Revitalization Committee divided Reston into seven geographical and topical components � the five villages, Town Center and the Suburban Center (the primarily industrial-zoned area along both sides of the Dulles Toll Road which now contains mostly offices, but could be the site of new development and redevelopment containing residential and other mixed uses).

The Committee measured land use against our goal and objectives. We also used a series of detailed evaluative criteria as a project-by-project guide. Much of the report is based on field observations, including windshield tours of each neighborhood and area during which committee members took notes on what they saw. Various community and business leaders were interviewed to provide more depth to our observations. All this data was supplemented by more data obtained from the Fairfax County government (particularly the Department of Planning and Zoning), Reston Association and other committees of the Task Force. We relied on many outside reports, such as the Reston on Foot Plan and the Dulles Corridor Transportation Study.

It is important that these and similar studies be updated on a regular basis. We believe that Reston Association should play the pivotal role in coordinating the updates and making them accessible to the community at large, with support from other entities, local and countywide.

Our recommendations, we hope, will form the basis for the next major step in the overall process now underway to shape Reston�s future over the next two decades.

RESTON�S VILLAGES

Introduction:

Reston�s residential development has been guided by a basic plan drawn up by the community�s visionary founder, Robert E. Simon Jr., and his team, in the early 1960s. Successive developers first, Gulf Oil, later, Mobil modified parts of the plan, but in essence it remains intact. The originally proposed seven villages are now five, but each of the villages, echoing the basic plan, contains a mix of housing and other uses that seeks to complement, rather than subdue, its natural environment. In one significant departure from the original plan, only three high-density residential towers were built in Heron House and Lake Anne Fellowship House and Hunters Wood Fellowship House. As provided for in the basic plan, 1,100 acres, or about 15 percent of the entire Reston property, was dedicated as permanent open space, some of which has been preserved in its natural state, while other parts were developed for active leisure. Reston�s ultimate population, based on current development patterns, will be in the range of 60,000-65,000, compared to the 80,000-85,000 that was originally projected. The main reasons for the lower projection are that more high-rise residential wasn�t built (primarily because the market for such housing didn�t materialize), family size gradually declined, the population grew older and the number of single-occupant homes increased.

Reston�s developers have always marketed Reston as a community with a full range of amenities, including a natural environment that could be seen and enjoyed by residents whether they lived in single-family detached homes or more urban neighborhoods with townhouses, condominiums and apartments. In each of Reston�s five villages Lake Anne, Tall Oaks, Hunters Woods, South Lakes and North Point housing is clustered so that even more densely populated areas are softened with ribbons of open space, often following stream valleys and other natural topography. Residents can enjoy and learn about their open space up close through a 55-mile network of trails and walkways.

Each village has a center with basic retail/service facilities. Only two of the centers Lake Anne and Hunters Woods have community-type space that the original plan envisioned for each center.

While the five villages won�t see much new residential development, the three oldest ones, Lake Anne, Tall Oaks and Hunters Woods, are becoming the focus of revitalization efforts aimed at renewal of housing and other development threatened by deterioration. The Land Use, Community Development and Revitalization Committee commends RA for its new strategic plan focusing on the problem of revitalization and cluster asset management. It recommends further cooperation between RA and cluster associations to help clusters leverage their potential in developing plans for renewal. It is important that RA put funding behind new and expanded revitalization efforts. All cluster associations have reserve funds, but some associations have taken the initiative to head off future problems by analyzing and increasing their reserves for future replacement of infrastructure. More flexible approval standards within the clusters and at ABR are facilitating replacement of deteriorating exterior materials.

The Committee believes the Reston community, perhaps through whatever implementation group(s) succeeds the Reston 2000 Task Force, should explore the use of existing and yet-to-be-created county, state and federal mechanisms to permit low-interest financing of revitalization, both on a neighborhood level and by individual homeowners.

Lake Anne and Tall Oaks:

Reston�s oldest village, Lake Anne broke new ground in suburban development in the 1960s, not only in Northern Virginia but throughout the U.S. Up to Reston�s time, suburbs were generally developed as large tracts of single-family detached homes, a practice that tended to denude the landscape and create monotonous patterns of development, with little variety in style, use or socioeconomic characteristics. Lake Anne broke that mold, and so dramatically that it attracted national and even international attention. Some single-family detached homes were built in Lake Anne, but the emphasis was on clusters of townhouses then unheard of in the suburbs and apartments. Original developer Robert Simon and his planners and architects did much more that broke conventional molds and created interesting, even provocative, new ways for how people could live in the suburbs. For example, at the edge of Lake Anne�s manmade lake, the Simon team designed a retail center that included apartments on the second and third levels, the kind of development traditionally found in older cities. Rising dramatically at one corner of Lake Anne was a 15-story apartment house, then the tallest building in Northern Virginia.

While Lake Anne represented so much that was innovative, today, 34 years after it attracted its first residents, the village is showing signs of age and other adverse changes. Its townhouse clusters still offer eye-catching urban vistas along the banks of Lake Anne and in the still heavily wooded landscape extending beyond the lake. But much of the housing stock needs upgrading to meet contemporary market demands (generally including bigger, more elaborate kitchens, bathrooms and decks) and, in some cases, to meet Reston Association covenants regarding the condition of exteriors. Our inventory of housing stock shows that of Lake Anne-Tall Oaks� 29 townhouse clusters, 23 are over 25 years of age and seven over 30 years. Among garden apartment projects, five are over 25 years old and four over 30 years old.

The designation of a revitalization area that covers a large part of Lake Anne creates possibilities for low-interest financing of revitalization efforts on a neighborhood-wide level and also by individual homeowners.

At Washington Plaza at Lake Anne, which lost some of its major commercial tenants, including a supermarket, in the past few years, condominium-sponsored and entrepreneurial and nonprofit revitalization efforts are helping to revive the center, which has county historic landmark status. Low-interest financing, which may be possible through the revitalization designation, could help accelerate progress, but the split of ownership of plaza properties among so many separate parties is likely to be a continuing impediment to concerted action. The Land Use, Community Development and Revitalization Committee strongly endorses cooperation between various local groups, including the Lake Anne Condominium Association, the Lake Anne Merchants Association, Reston Association and the recently created Reston Historic Trust for Community Revitalization, to promote a more comprehensive program of renewal in Lake Anne, both on the plaza and in other areas of the village that need special attention.

Tall Oaks Center, whose previous owner went into bankruptcy, is being revamped and enlarged. Whether the changes will increase retail traffic, which was always weak, except for the Giant Food supermarket and 7-Eleven convenience store, remains to be seen.

Hunters Woods:

Reston�s second oldest village, Hunters Woods has seen its once-ailing village center completely redeveloped into a larger, more conventionally laid-out facility that includes a new townhouse cluster. The old center lost much of its vitality and consumer loyalty as it was permitted to deteriorate over time. The revamped center, with its increased visibility and open design, is now being tested in the highly competitive area retail market.

The International Center, which contains Reston�s oldest office tower, is slated to be expanded to include more hotel, office and retail space and its first residential complex. The redevelopment has been approved by Fairfax County and been endorsed by the community, but the owners have not yet announced specific plans to go forward with the concept they unveiled two years ago.

The Reston Business Center, a condominium of two-story offices adjacent to the International Center, was extensively upgraded several years ago.

Some possibly deteriorating office properties have been identified on Pinecrest Road. Whether those aging structures will be revamped or completely redeveloped is unknown at this time. The Land Use, Community Development and Revitalization Committee recommends that this area be re-planned with close involvement by the neighboring residential community.

On the residential side in Hunters Woods, many older townhouse and condo projects face the need for major upgrading and repairs. A number of older single-family detached homes would also have to be upgraded (e.g., bigger and modernized kitchens and baths ) to make them more competitive with newer housing in neighboring areas. The Committee recommends that the Reston 2000 Task Force and any successor group pinpoint residential areas of Hunters Woods that are candidates for revitalization and help them, where necessary, facilitate low-interest financing of improvements.

Hunters Woods� aging housing stock has many of the same problems found in Lake Anne. RA�s Strategic Plan, with its emphasis on more durable exterior materials and flexible architectural standards, is a big step toward addressing those problems.

South Lakes:

As Reston�s second newest village, South Lakes is the home of mostly newer housing. There are a few townhouse clusters, however, that are 20 to 25 years old and facing the need for major repairs, if not full-scale renewal. The Land Use, Community Development and Revitalization Committee recommends that South Lakes� older residential communities be considered for inclusion in any revitalization programs, including low-interest financing mechanisms.

South Lakes� 18-year-old village center is also facing the need for revitalization if it is to remain competitive with the renewed and expanded Hunters Woods Village Center and other area retail centers who are its competitors for consumer spending. The Committee recommends that the South Lakes community be a partner in planning for renewal of the South Lakes Village Center, with special attention being given to adding community elements to what is now a mostly retail complex.

Looking at other issues and concerns that it has identified in South Lakes, the Committee recommends that:

  • Pedestrian needs be addressed through upgrading of present connections and closing of gaps in the walkway network.
  • RIBS and Fairfax Connector bus service be considered for expansion to create a bigger market for mass transit use and less dependency on single-occupant vehicles.

North Point:

Most of this relatively new village the last to be developed in Reston was built in the 1990s. Even the older residential sections, dating to 1982, are in good shape, although some condo projects are showing external wear and tear, primarily in infrastructure like sidewalks and curbs. The committee recommends that older projects be monitored for maintenance problems, both exterior and interior, especially in those complexes where a high incidence of rentals produces more transience.

Technically, Hechinger Plaza is not part of North Point Village it is part of the Town Center District. But because it is physically contiguous to the village, the plaza can and does have an impact on the surrounding residential areas. Hechinger Plaza, which dates back to 1973, represents some of the least desirable aspects of strip retail zoning. Despite its poor traffic circulation both internal and in and out, the plaza was recently expanded.

Another transportation concern in North Point is the impact of through-traffic on Reston Parkway and Wiehle Avenue from the north and west. While extension of the Fairfax County Parkway north to Route 7 may re-channel some commuter traffic away from the interior of North Point, the extension of rail down the Dulles Corridor would likely bring a new influx of traffic bound for Reston�s two future stations. The Committee recommends that Fairfax County study the feasibility of expanding the RIBS internal bus service and Fairfax Connector routes in North Point as a way of moving more commuters out of single-occupant cars into mass transit.

North Point Village Center is the largest and most heavily patronized village center in Reston. But it has no community elements apart from an outdoor concrete apron where the two wings of the center come together. When the center was being planned, Reston Community Center declined to create a satellite location there, saying it could not afford such expansion.

TOWN CENTER AND THE SUBURBAN CENTER
Introduction:

Development is once again booming in Town Center and the Suburban Center, which, collectively, contain the second largest concentration of office space in Virginia (behind Tysons Corner). In Town Center, both high-rise offices and residential townhouse and condominium clusters are under construction, with more development, both commercial and residential, on the way. In the Suburban Center, along the Dulles Toll Road, several major office projects are either under construction or planned. New commercial development in Town Center and the Suburban Center totals about 2 million square feet. Residential development in Town Center, current and under construction, totals about 2,000 townhouses and condominiums.

One big question mark in the Suburban Center is the possibility of major redevelopment of low-density office properties, like Isaac Newton Square and many other small office buildings/projects along Sunset Hills Road and Sunrise Valley Drive. These properties have zoning that would permit them to double and more current densities, with no need for rezoning.

Redevelopment and development of still-vacant commercial parcels in the Suburban Center and Town Center is raising concerns about the impact on traffic, both within the community and in and out of Reston. While some road improvements are underway or earmarked for construction, such as the widening of Reston Parkway at Town Center, the Committee urges that the state and county address the likelihood that other improvements are necessary.

The Committee, also supports the recommendation of the Reston 2000 Task Force calling for expeditious completion of planning and engineering for extension of rail through the Dulles Corridor, together with updating of related land-use planning, followed by construction as soon as possible. The rail extension would include three local station stops Town Center (at Reston Parkway), the Suburban Center (Wiehle Avenue) and Herndon (Monroe Street).

Following are more detailed assessments of Town Center and the Suburban Center:

Town Center:

Town Center includes the 85-acre urban core the high-density area on and extending from Market Street and the much larger but less-densely developed, 450-acre Town Center District that surrounds the urban core and includes the Spectrum shopping center, various county facilities, including Reston Regional Library, on or near Bowman Towne Drive, Reston Hospital Center and related professional medical offices, and a variety of housing along Town Center Parkway.

The urban core is being developed in accord with a master plan that was produced by a top-quality team of planners and architects under the direction of Reston Land Corp. (Westerra�s predecessor as developer). The newest addition to Market Street will be an 18-story, 450,000-square-foot tower now under construction that will be the regional headquarters of Andersen Consulting. The next phase of development will include a two-acre park on the fourth block of Market Street. On the fourth block of Market will be a cluster of mid- to high-density residential and mixed-use structures and a major hotel. At the opposite end of the urban core, across Reston Parkway, a 334-unit mid- to high-rise residential project is now under construction.

West of the urban core, in the West Market Street neighborhood, several townhouse and condominium clusters whose designs were selected in a design competition that drew many builders are in various stages of development.

In addition to drawing travelers, shoppers and diners, Town Center has become a magnet for some highly successful entertainment and cultural events. The Pavilion facing Fountain Square is the venue for well-attended seasonal concerts. For one weekend each spring thousands of people from throughout the metropolitan area crowd Market Street for the Northern Virginia Fine Arts Festival, sponsored by Greater Reston Arts Center. The 12-screen Multiplex on Market is a big draw.

The success of these events, and the establishment of Town Center as a powerful new destination center, are causing some community leaders to ask whether circumstances are favorable for the development of a multi-use cultural center somewhere in the urban core. A cultural center containing up to 30,000 square feet would be financially feasible, some leaders says, if the project were a joint public-private undertaking incorporating existing and new elements.

The Land Use, Community Development and Revitalization Committee recommends that the community, with its major organizations in the lead, take a close look at development of a multi-use cultural center whether such a facility is desirable and, if so, how it would be financed. Fairfax County should also be involved in such an assessment.

Residents of Town Center are organized through the Reston Town Center Joint Committee instead of Reston Association and their individual cluster and condominium associations. Town Center residents and residents in Reston�s five villages do have RCC and Reston Citizens Association in common, but there is room, and even need, for more collaboration. One vehicle for bringing the two communities closer together is the cluster workshops sponsored by Reston Association.

One of the major issues concerning future development in Town Center is what should happen on parcels near the site of the Reston Parkway station of the proposed rail extension. To maximize ridership, the Committee recommends that owners of parcels around the station (and around the Wiehle Avenue station site too) work together with the community and county on a coordinated plan for evolving toward mixed-use higher densities that are not encouraged, and in some cases even allowed, by current zoning.

The Committee also recommends that new development in the Town Center area optimize pedestrian access to the Reston Parkway station site, and that, as the prospect of rail approaches, the county expand the RIBS and Fairfax Connector bus service that would carry commuters to the Reston Parkway station, Town Center and other local job sites.

On transportation in general in the Town Center area, Westerra plans to update its current plan. There are some significant Westerra-financed road improvements now underway or coming, but the Committee recommends that the county and Virginia Department of Transportation examine whether it�s time for additional, publicly funded improvements, including widening Reston Parkway across the Dulles Toll Road and south to Sunrise Valley Drive and Sunset Hills Road east of Reston Parkway.

Pedestrian mobility through the Town Center District will be greatly increased when Westerra completes the Sasaki plan that includes a network of pathways and walkways through and around the entire district. The construction of a pedestrian underpass at busy Reston Parkway on the W&OD Trail a project now underway will be a major new convenience (and safety feature) for walkers and bicyclists.

Reston Suburban Center:

The Suburban Center includes about 600 acres of land zoned for a range of office and other uses along Sunset Hills Road and Sunrise Valley Drive on both sides of the Dulles Toll Road. Originally, the center was planned for relatively low-density uses, including research and development and industrial fabricating, as well as warehousing, most of which are now obsolete or inappropriate for this location. As Fairfax County, particularly Reston, became the focal point of growth in the high-tech businesses of telecommunications, computer software and the Internet, the Suburban Center began to develop a new thrust toward higher-density office buildings similar to those found at Tysons Corner. But many of the older, lower-density buildings remain, and their size and condition render them mostly obsolete in a market tilted toward higher-density, higher-quality office space. Despite all the changes in the local and regional economy that require new space needs, the Fairfax County plan covering the Suburban Center has not been updated. (Even the name Suburban Center merits rethinking, in light of emerging strategies that call for the areas around the Wiehle Avenue station to be developed with high-density mixed uses, including their first residential.)

Another issue is poor vehicular and pedestrian circulation within and to and from most parts of the Suburban Center.

In the context of all these realities, the Land Use, Community Development and Revitalization Committee recommends that Fairfax County undertake as soon as possible a special planning study of the Suburban Center preparatory to an updating of the Comprehensive Plan as it applies to the center. The study should focus in particular on the Suburban Center�s relationship to rail, especially on how to create opportunities for more ridership in both directions. (The study should include the area surrounding the Reston Parkway rail station, which shares some of the same problems.) The study should also take a hard look at revision of current, and often obsolete or inappropriate, industrial zone categories.

Finally, the Committee recommends that an overall concept plan be developed for the Suburban Center that would:

  • Help provide a sense of place.
  • Promote the development of gateways to the center from the Dulles Toll Road.
  • Promote consolidation of small sites into larger ones.
  • Improve pedestrian and vehicular circulation.
  • Develop guidelines for signage.
  • Address the issue of spotty, sometimes nonexistent, streetscaping (see section below).

ENVIRONMENTAL QUALITY AND LANDSCAPING AND STREETSCAPING

From its beginning, Reston was a leader in setting standards across the spectrum of environmental quality from preserving and even enhancing the natural landscape to siting and clustering of housing so it blended with, rather than competed against, the natural landscape. It�s time, however, for a comprehensive re-evaluation not of Reston�s admirable environmental ethic, but how it can be best carried out in a community with close to 60,000 residents and 14 million square feet of office and other commercial space. The re-evaluation should also address major reconsiderations about how to protect the environment in an urban setting.

For example, one steadily intensifying problem is urban runoff that is relentlessly scouring Reston�s creeks and runs and undermining trees and other vegetation on drainage pathways above Reston�s lakes. The Committee recommends that Reston Association and Fairfax County develop a plan for attacking this problem, including adding, where appropriate, new types of storm-water retention that are a check against scouring and undermining.

The Committee also recommends that RA re-examine how Reston can best ensure that its environmental ethic is passed on to future generations. Are current education programs up to date and do they reach across the community, by generation and demography?

An integral component of environmental quality is landscaping and streetscaping. Reston has some outstanding examples of both particularly at Town Center and along key roads in North Point Village. But in other areas, both residential and commercial, especially in the Suburban Center, quality is spotty. The Committee recommends that RA and the business community undertake a joint program to identify problems and develop solutions, including establishment of a business-funded streetscaping fund.

A particular problem in many older clusters is overgrowth. RA and the cluster associations should collaborate on identifying areas where overgrowth is becoming an environmental negative and develop a plan for ongoing management that would include pruning and, where necessary, removal.

One of Reston�s remarkable successes is that it has been able to achieve a largely harmonious balance between the natural environment and a suburban-urban environment that includes close to 60,000 people and more than 40,000 workers. The challenge for the next 20 years will be preserving that always delicate balance.

GOAL/OBJECTIVES

Land Use, Community Development and Revitalization Committee

Goal

To preserve and enhance the character, aesthetics, innovative spirit and environmental integrity of Reston through the application of creative land-use planning strategies that achieve a desirable balance of uses, promote high quality of life, sustain economic health and ensure the continued vitality of the community.

Objectives:

Quality of Life

  • To reflect community priorities and an objective set of criteria for quality of life, aesthetics and environmental integrity throughout all phases of the planning and development process.
  • To promote the cultural life of the entire community and celebrate the diversity that makes Reston unique by encouraging the dedication and use of public spaces in existing, new and redeveloped projects.
  • To enhance Reston's natural beauty by recommending the dedication and quality management of park land and open spaces, preservation of environmental-quality corridors and generous use of landscaping features in and through developed areas and along roadways.
  • To encourage sustainable economic growth, increased job opportunities and enhanced property values.
Transportation
  • To provide connectivity for the entire community physically through the roadways, pathway, and street crossings, and through public involvement processes associated with land development and redevelopment.
  • To adopt a move people not a move vehicles mindset and modus operandi in order to provide mobility for all, and to move people in the most comfortable, convenient and efficient manner.
  • To maximize the benefits of rail and bus transit by encouraging higher-density residential and commercial development at station sites and by offering incentives that would motivate the community and employees to use mass transit.
  • To identify quick fix solutions for current area squeeze points and encourage the development and implementation of plans for long-term improvements, such as the widening of Route 7 and Sunset Hills Road, and the extension of rail through the Dulles Corridor..
Process
  • To offer a clear path to implementation through modification and/or expansion of the existing Fairfax County Comprehensive Plan and other mechanisms.
  • To create guidelines, incentives and innovative solutions to encourage quality redevelopment, especially in areas where health and safety are a factor, such as at village centers or where residential redevelopment (tear downs) might occur.
  • To identify possible means for community-based mechanisms for planning, financing and implementing redevelopment, including a qualified planning and zoning committee and a resource office where development related information and knowledgeable staff are readily available.
  • To encourage the use of top-quality planners and architects, particularly for major projects and projects at highly visible locations.
Land Use
  • To encourage mixed-use development in the higher density areas as a means of achieving quality and sustaining balance between residential and commercial growth.
  • To concentrate the highest levels of density in the urban core and at rail stations.
  • To define the transitions to peripheral areas.
  • To provide safe, sound and affordable housing opportunities for all throughout the community in a sensible and integrated manner.
Environmental Integrity

To provide innovative guidelines and initiatives to maintain, restore and enhance the natural resources existing in public areas, with particular emphasis on conservation and reasonable protection of the natural and organic amenities.


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