Politics & Government
Supervisors Adopt Tysons Urban Design Guidelines
Document lays out street, building, sidewalk recommendations for developers
A year and a half after adopting a comprehensive plan for Tysons Corner, the Fairfax County Board of Supervisors endorsed Tuesday a set of design guidelines for the area, the most specific look yet at how the future urban center will develop.
The board laid out land use goals as part of the the Tysons Comprehensive Plan it adopted in June 2010, but the 247-page document endorsed Tuesday more specifically draw lines between the vision and how to achieve it through urban design, offering guidelines on buildings, parks, streets, sidewalks, green space and parking.
Developers won't be held to the guidelines, however. They're intended to give a better picture of what county planning officials are looking for when reviewing (and later approving) an application, outlining how to achieve a sustainable, walkable, bike-friendly Tysons Corner and a distinct character for each of its eight planned districts.
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"Because there is little historic or iconic architectural precedent to draw from for the new urban form in Tysons, it is expected that Tysons’ identity will emerge over time. For this reason, the guidelines emphasize high quality urban design concepts while allowing for flexibility," the document says. "The Guidelines offer general direction and reinforce continuity from which a diversity of design will emerge."
Many recommendations offer wide room for interpretation, including:
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- Locating tallest buildings next to major roads and Metro stations, and making them "signature" buildings in the area. However, Buildings across the area should vary in height. as well as encouraging a variety building heights.
- Developing a grid of streets, but one with smaller blocks so as to create a pedestrian network that is easy and safe to use.
- Using "varied and creative building facades to create an interesting, vibrant streetscape."
- Building structures with environmentally sustainable features.The guidlines lists elements such as rainwater collection systems, green roofs, bird friendly design and materials that reduce the heat-island effect.
- Parking spaces on street or in parking structures
- Locating parking on-street or within parking structures.
- Creating tree-lined sidewalks, trails or paths to connect neighborhoods so residents and visitors can travel on foot instead of in cars.
- Creating urban parks
- Offering "regularly spaced street trees, public seating, bicycle racks, street lights and other streetscape amenities."
But they also drill into specifics, offering suggestions for types of trash cans, bike racks and plants. They say lengthy parking garages (exceeding 180 feet) should "incorporate articulation and detailing to provide visual interest and break up monotonous facades" and signs should be limited to one per business, projecting no more than 3 feet from the building façade.
For the complete document, see the PDF in the media gallery above.
The guidelines were developed largely by county staff, along with an advisory board of nine developers, urban planners, building and landscape architects. The Tysons Partnership, to serve as an advisory group for changes to the environment, transportation, civic amenities and other development areas in Tysons, also reviewed the guidelines, along with area citizens and interest groups.
“It is critically important that Tysons has the look, feel and function of the urban center the comprehensive plan goals seek to make it," Chairwoman Sharon Bulova said in a statement.
The board already approved the first Tysons rezoning application in September, .
The area, tentatively called Spring Hill Station by Georgelas, will eventually add more than 7 million square feet of development over a 31.6-acre site.
The board also granted special exception to Cityline for near the site of the future Tysons East metro station in June.
Ten other rezoning applications have been officially accepted and are awaiting county review; no hearing dates have been set, according to the county's website.
As Tysons develops, the guidelines will be revised "as needed to reflect the developing sense of place," the document says.
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