2010 ULI Fall Meeting Presentation October 15, 2010 9:15 am to 10:30 am

1. Edge City to Real City: The
Transformation of Tysons
Corner, Virginia and White
Flint, Maryland
Friday,
October 15
9:15 a.m. – 10:30 a.m.

3. Transforming Tysons
Jim Zook
Fairfax County, Virginia

4. Tysons in the Region
11 miles to
Dulles Airport
11 miles to
Downtown DC
Image source: Google Maps

5. 1950s: Dairy
farms and a
general store
Image source: Fairfax County Library

6. 2010: Edge city
poster child
Image source: Fairfax County EDA

7. 2050: City place
Image source: PB PlaceMaking

8. Tysons Today
• Economic engine of
Northern Virginia
• 12th largest CBD in U.S.
• Half the land covered by
impervious surfaces,
including 167,000 parking
spaces
• Auto-oriented, single-use
development pattern
• Few transit options
Image source: Fairfax County EDA

9. Tysons by the Numbers
• 2,100 acres
(0.8% of Fairfax County)
• 17,000 residents
(1.6% of County total)
• 105,000 jobs
(18.5% of County Total)

10. Why Re-Plan Tysons?
• Metrorail expansion to Dulles
with 4 Tysons stations
• Regional growth
management strategy to
concentrate development in
activity centers
• Tysons is not sustainable
(economically or
environmentally) as a
suburban office park
Image source: Dulles Corridor Metrorail Project

11. Community Outreach
• Tysons Task Force held 45
public workshops and outreach
sessions from 2006 - 2008
• Hundreds of citizens participated
in three rounds of workshops
focusing on planning alternatives
and scenarios
• Web site provided information
and opportunities for input

12. The Vision
A livable urban center with:
• 100,000 residents; 200,000 jobs
• More housing and less parking
• Grid of complete streets
• Built around transit and walking
• Parks, plazas, and open space
• High level of environmental
stewardship

13. • A place where people want to
live
• Urban standards for buildings,
services and infrastructure
• Affordable/workforce housing
targets
• Urban design guidelines
• Arts, cultural, recreation
opportunities
People-Focused Urban
Setting
Image source: PB PlaceMaking

14. Transit-Oriented Densities

15. Urban Street Grid
Tysons “super-blocks” today
- Potential for smaller, walkable blocks

16. Complete Streets
• Expanded facilities for
pedestrians, bikes, transit
vehicles, and cars

17. Transit Improvements
• Four Dulles Rail Metro stations
to open in 2013
• 72% of estimated new
transportation costs are for
transit projects
– Circulation system within Tysons
– Expanded local and regional bus
service
– Additional high quality transit
corridors in the long term Image sources: Dulles Corridor
Metrorail Project, Greater Great
Washington, & DDOT

18. TDM and Parking Maximums
• Long term vehicle trip
reduction goals of 45% -
65%, based on distance
from Metro
• Philosophy shift from
parking minimums to
parking maximums
• No minimum parking
requirement for offices in
TODs
Image sources: PB PlaceMaking
and Bing Maps

19. Focus on the Environment
Image source: PB PlaceMaking
Green building requirements and
incentives
Network of parks, plazas, and
open space areas

20. Demonstration Project
Image source: Georgelas Group
The project would redevelop what is now a mishmash of
establishments, such as low-rise car dealerships, an industrial office
park and Georgelas’ headquarters on Greensboro Drive.
Washington Post, 1/12/2010

21. 21
The implications of this
redevelopment project
stretch far beyond Fairfax
County, as suburbs and
exurbs across the country
look for ways to repair the
damage from five decades
of outward, rather than
upward, expansion.
– TIME, 6/11/2009
Image source: TIME

22. Make no little plans; they have no magic to stir men's blood... Make
big plans; aim high in hope and work. – Daniel H. Burnham, 1910

23. Tysons Demonstration Project
Aaron Georgelas
The Georgelas Group

24. Demonstration Project
Two Primary Goals
• Inform the New Comprehensive Plan
• Facilitate the review of projects that integrate
with the Metrorail, in an effort to ensure they
are constructed concurrently with the
operation of Metrorail.

25. Progress
• Mix of Uses
• Density Calculation
• Building Heights
• Grid of Streets
• Building Set Backs
• Flexibility
• Green Building
• Storm Water
Management
• Affordable Housing

28. TYSONS WEST TODAY
METRO

29. THE VISION
TRANSIT ORIENTED DESTINATION

30. THREE NEIGHBORHOODS
NEIGHBORHOOD 1
NEIGHBORHOOD 2
NEIGHBORHOOD 3NEIGHBORHOOD 1

31. STATION INTEGRATION

32. VIBRANT COMMUNITY

33. TRANSIT ORIENTED DESTINATION

34. THREE NEIGHBORHOODS
NEIGHBORHOOD 1
NEIGHBORHOOD 2
NEIGHBORHOOD 3NEIGHBORHOOD 2

35. ADAPTION AND REINVENTION

36. LIVE WORK AND PLAY

37. THREE NEIGHBORHOODS
NEIGHBORHOOD 1
NEIGHBORHOOD 2
NEIGHBORHOOD 3NEIGHBORHOOD 3

38. FIRE STATION 429 RELOCATED TO TYCO RD
429
429

39. RESIDENTIAL

40. LIVABILITY AFTER 5:00pm

42. GRID OF STREETS

44. TRANSIT ORIENTED DESTINATION

45. Transforming White Flint
Rollin Stanley
Montgomery County, Maryland

46. Transforming White Flint
Evan Goldman
Federal Realty

47. White Flint Partnership
Developer Perspective
October 14, 2010

48. www.federalrealty.com
The White
Flint
Partnership
Under
Construction
Under
Construction

49. www.federalrealty.com
Rockville Pike
Ordinary
Anywhere USA
Spread Out
Spontaneous
Contrived
Suburban
Shopping Convenient
Retail Cash Cow
Temporary
Disposable
Impersonal
Car-Focused
Sprawling
Congested
Unmanaged
Cluttered
Ethnic & Unbiased
Transit Accessible
Location
Memorable
Distinctive
Immersive
Organic
Authentic
Urban
Mixed Use Experienced Based
Prosperity Verses Profitability
Enduring
Sustainable & “Green”
Intimate
Walkable
Defined Edges
Vibrant
Connected
Managed
International & Inclusive
Transit Oriented
Address
What it What it
is… isn’t…

50. www.federalrealty.com
Rockville Pike Tomorrow…

51. www.federalrealty.com
White Flint Street Grid:
Sparse vs. Dense
Source: Glatting Jackson, etal
Sparse existing road network 10 Additional Lanes East/West
6 Additional Lanes North/South

52. www.federalrealty.com
Connected and Convenient:
Five Minute Walk Neighborhoods

53. www.federalrealty.com
Old Georgetown Road Creates the
Combined Neighborhood

54. www.federalrealty.com
Connected and Convenient:
Neighborhoods C & D
Stepped down building
heights to respect and
transition with existing
neighborhoods

55. www.federalrealty.com
Active Pedestrian Friendly
Streetscapes

56. www.federalrealty.com
Streets as Public Use Space

57. www.federalrealty.com
Design & Programming

58. www.federalrealty.com
Existing Conditions: Mid-Pike

59. www.federalrealty.com
Mid-Pike Existing Conditions

60. www.federalrealty.com
Mixed Use Plans: Retail
Focused on Ground Level
Program
Retail 305,200 sf
Office 1,147,188 sf
Residential 1,900,500 sf
1,725 du
Hotel 90,000 sf
125 keys
Total 3,442,888 sf

61. www.federalrealty.com
Mid-Pike Massing Diagram
HoyaStreet

62. www.federalrealty.com
www.federalrealty.com
www.whiteflintpartnership.com
Feel Free to Contact with Questions:
• Evan Goldman
• 301-998-8375
• egoldman@federalrealty.com