Pyramid Center Development

Report
PYRAMID CENTER
A MIXED USE COMMUNITY
THREE MAJOR AREAS OF BENEFIT TO
OUR NEIGHBORHOOD
REDUCTION IN OVERALL
DEVELOPMENT
RELIEF IN TRAFFIC DELAYS
AND CROWDING
SANITARY SEWER ACCESS
FOR FAILING SEPTIC FIELDS
LU-POLICY 6: Encourage centers of community in appropriate locations within the Development
Area, resulting in livable, planned communities that provide a variety of residential options, public
facilities, goods and services, open space, recreational opportunities, multi-modal transportation options,
and employment opportunities at a neighborhood scale.
LU6.2 Within centers of community, permit developers to develop at the high end of the density and
intensity range, for residential structures, mixed use buildings, low- to mid- rise office, as part of the
rezoning and special use permit process for areas designated SRH, URL, URM, URH, UMU, VMU,
MTN, CEC, REC, O, and RCC. Development at the high end of density and intensity range should be
permitted only when plans and proffered conditions guarantee high quality architecture, design and
construction techniques. Also encourage the consideration of structured parking as part of the rezoning
and special use permit process for areas designated SRH, URL, URM, URH, UMU, VMU, MTN,
CEC, REC, O, and RCC.
Community Employment Center (CEC). The purpose of the Community Employment Center
classification is to provide for areas of low- to mid-rise offices (including government offices, particularly
those for Prince William County agencies), research and development, lodging, and mixed-use projects
planned and developed in a comprehensive, coordinated manner. CEC projects shall be located at or near the
intersection of principal arterials and major collector roads, or at commuter rail stations. Residential uses
shall be considered secondary uses and shall represent no greater than 25 percent of the total CEC gross
floor area of the project. Drive-in/drive-through uses are discouraged. Single-family attached or multifamily
housing including elderly housing is permitted, at a density of 6-12 units per gross acre, less the ER
designated portion of a property. Development in CEC projects shall occur according to an infrastructure
implementation plan submitted at the time of rezoning. The intent of this plan is to ensure that critical
infrastructure for office, employment, and lodging uses is developed adequately for each phase of the
project. Development shall also occur according to a phasing plan that must ensure that office, employment,
and lodging uses are always the primary uses within the area rezoned. Office development in CEC areas is
encouraged to be in accordance with the Illustrative Guidelines for Office Development, provided as a
supplement to the Community Design Plan chapter of the Comprehensive Plan and available from the
Planning Office. A minimum office building height of 3-5 stories is preferred.
Suburban Residential Medium (SRM). The purpose of the Suburban Residential Medium
classification is to provide for a variety of housing opportunities at a moderate suburban density,
greater than that of the SRL classification. The preferred housing type in this classification is singlefamily. The density range in SRM projects is 4-6 dwellings per gross acre, less the ER designated
portion of a property. Cluster housing and the use of the planned unit development concept may
occur, provided that such clustering and planned district development furthers valuable
environmental objectives as stated in EN-Policy 1 and EN-Policy 4 of the Environment Plan, the
intent stated in the Cultural Resources Plan and preserves valuable cultural resources throughout the
County.
Suburban Residential Low (SRL). The purpose of the Suburban Residential Low classification is to
provide for housing opportunities at a low suburban density. The housing type in this classification is
single-family detached, but up to 25 percent of the total land area may be single-family attached. The
density range in SRL projects is 1-4 units per gross acre, less the ER designated portion of a property.
Cluster housing and the use of the planned unit development concept may occur, provided that such
clustering and planned district development furthers valuable environmental objectives as stated in
EN-Policy 1 and EN-Policy 4 of the Environment Plan, the intent stated in the Cultural Resources
Plan and preserves valuable cultural resources throughout the County.
Semi-Rural Residential (SRR). The purpose of the Semi-Rural Residential classification is to provide for
areas where a wide range of larger-lot residential development can occur, as a transition between the largestlot residential development in the Rural Area and the more dense residential development found in the
Development Area. Residential development in the SRR areas shall occur as single-family dwellings at a
density of one dwelling per 1-5 gross acres. Where more than two dwellings are constructed – as part of a
residential project in the SRR classification – the average density within that project should be 1 dwelling
unit per 2.5 acres on a project-by-project basis. Cluster housing and the use of the planned unit development
concept may occur, so long as the resulting residential density is no greater than that possible under
conventional development standards and provided that such clustering furthers valuable environmental
objectives such as stated in the Environment Plan and is consistent with fire and rescue service objectives.
The lower end of the density range for the SRR classification should be proposed with a rezoning
application. Higher densities shall be achieved through negotiation at the rezoning stage, not to exceed
average densities established in this category.
LU-POLICY 2: Provide for a variety of land uses to allow a diversity of housing unit types and
employment opportunities throughout the County.
LU2.1 Allow cluster housing and the use of planned districts and the planned unit development concept
in the Development Area, so long as the resulting residential density is recommended in the given land
use classification, provided that such clustering furthers valuable environmental objectives such as are
stated in EN Policy 1 and EN-Policy 4 of the Environment Plan, is consistent with fire and rescue service
objectives, and the proposed use does not negatively impact any cultural resources.
PYRAMID CENTER
5.5.2014
CURRENT
COMPREHENSIVE
PROPOSED
PLAN
AMENDMENT
CEC
50 acres
33.3 acres
GC
0 acres
0 acres
SRR
51 acres
0 acres
SRL
0 acres
10.9 acres
SRM
0 acres
57.1 acres*
SRH
0 acres
0 acres
101 acres
101.3 acres
LAND USE CATEGORY
TOTAL:
LAND USES
RESIDENTIAL
COMMERCIAL
TRAFFIC COUNTS
MULTI FAMILY
up to 600 units
390 units
TOWNHOUSES
0 units
0 units
SINGLE FAMILY
20 units
285 units
TOTAL:
620 units
675 units
MAX FAR
variable
0.5
MAX GFA
up to 1,920,000 sf
636,000 sf
RETAIL
up to 480,000 sf
426,000 sf
OFFICE
up to 1,920,000 sf
210,000 sf
TOTAL:
up to 1,920,000 sf
636,000 sf
AM Peak Hour (VPH)
up to 2,750
930
PM Peak Hour (VPH)
up to 4,600
1,920
TOTAL DAILY (VPD):
up to 46,350
19,400
PARKWAY DATA
EXISTING VOLUME
NORTHERN LEG
41,000 VPD
up to 61,000 VPD
less than 45,800 VPD
WESTERN LEG
27,000 VPD
up to 53,000 VPD
less than 29,700 VPD
BY-PASS LEG**
0 VPD
ADDITIONAL CONSIDERATIONS
* includes aproximately 12 acres allocated to the Parkway ByPass
** BY-PASS LEG will relieve the left turns at the intersection of the Parkway and Wellington by 75%
est. at 22,000 VPD
Hynson Knolls
Sewer Service
Route

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