INTENT

Route 29 through Gainesville is a major commuter thoroughfare, and is not a destination or stopping point for the majority of those commuters. The completion of the Route 29 Linton Hall/Gallerher grade separated intersection is intended to alleviate a significant safety problem because of the presence of the at-grade crossing of Route 29 and the Norfolk-Southern tracks. The I-66/Route 29 interchange is approximately one mile east of the Linton Hall/Gallerher Route 29 intersection.

A substantial amount of residential and commercial zoning and active development exists in the sector plan area. This plan deals with this existing reality as well as existing residential land uses in areas currently zoned A-1.

It is the intent of this Long-Range Land Use Plan to recognize this existing land use and to encourage small-scale retail that would be used primarily by local neighborhoods; to encourage the transition of the majority of the existing heavy industrial/commercial areas to less intrusive uses; to encourage appropriate local professional and advanced technical job creation that would allow residents to work at locations within the sector; and to encourage land use that would stimulate the development of balanced neighborhoods.

To a degree, existing zoning and development in the sector can be viewed as a start toward balanced neighborhoods, but lacking in some essential components. In part, this Plan provides an approach to improving this balance.

The intent of this Long-Range Land Use Plan is to:

• Encourage land use that would stimulate the development of balanced neighborhoods
• Encourage small scale retail supported by local neighborhoods;
• Encourage the transition of the majority of the existing commercial areas to less intrusive uses
• Encourage local job creation of professional level job types that would allow a growing number of residents to work at locations within the sector
• Encourage land use that will stimulate the development of balanced neighborhoods, incorporating public facilities important to engendering an atmosphere that reinforces the sense of community
• Create environments that do not require automobile use for access to schools, jobs, shopping, recreation public facilities and other amenities;
• Provide alternate means of access to jobs

Neighborhoods that incorporate a balance of jobs, shopping, schools, recreation and amenities are the goals of any rational land use plan. Such neighborhoods are considered balanced. At Gainesville this goal can be realized by the creation of a Village Center on an appropriate scale. This Village Center neighborhood, will be the "Core" for unifying the surrounding neighborhoods. A major feature of such a "balanced" Village Center is access to jobs, shopping, schools, recreation and amenities that do not require automobile travel. Thus, alternate modes of multi-occupant travel possibilities are to be provided in a phased development of the Village Center. These would include a VRE station and bus service from the surrounding neighborhoods to the Village Center and the VRE station.

ACTION STRATEGIES:

Residential Transition - Area I

This area includes the largest contiguous subarea in the sector. It is dominated by only two types of residential planning, both intended to act as transitions from the more intense development to the east and the Rural Area to the west. The largest of the designated parts of the area has been given the designation of SRR5. This is a new designation for the development area. It is needed for regions of the development area within the sector plan that require adequate transition between the planned Central Park and the lower density development to the west. This subarea is approximately 640 acres in size.

An additional subarea of approximately 340 acres is designated SRR2.5. There is also about 55 acres on the east side of Carver Rd. that is also designated SRR2.5. These subareas would serve as a buffer to the Central Park on the east side of Carver Rd. Clustering in these areas would be encouraged.

A major feature in the SRR5 area is the designation of a large (about 353 acres) reserve area for a multi-component Central Park. Only undeveloped parcels are included in the reserve area. The boundaries of the reserve area designate the area in which resident land owners may elect to participate in the park development program. The park consists of three components. To the north it is 125 acres of undisturbed parkland with trails and paths, intended for passive recreation and education uses. In the mid-section there is a 55-acre area that is designated as a "Heritage Park" whose purpose is to preserve the long history of the African-American Community that established the area.

Further to the south and bordering Route 29 there would be 192 acres devoted to active recreational use. All property owners within the designated park area would maintain their right to develop their property at the existing approved density with such development directed to clustering in the area adjacent to but outside the park area through the transfer of development rights. All resident land owners within the designated boundaries who elect to become in-dwellers will have the right to sell "development rights" to land owners in the development area adjacent to the Park area for purposes of cluster development. Such "in-dwellers" will have the perpetual right for their descendants to occupy their residences. Such "in-dwellers" will also retain their right to sell their property with the proviso that the County would have the "first right of refusal" to purchase the property at a value equal to or greater than the highest bid if the owner elects to sell.

LU-1 The higher density Semi-Rural Residential, 2.5 acres average per residence, subarea is located along the border of the Town of Haymarket and Old Carolina Rd. Addition subarea east of Carver Rd. is also changed to SRR2.5. Clustering is encouraged in order to facilitate the use of public sewers.

LU-2 Land bounded on the south and west by Thoroughfare Road and an arc that would connect Thoroughfare with Lucas Rd., on the north and east by the 340-acre SRR2.5 subarea described above and on the northwest by route 15 and on the south by Rte. 29, would be incorporated into a multi-purpose "Central Park." Three components should be designated: undisturbed area for passive recreation and nature studies, a "Heritage" area bordering Thoroughfare and Old Carolina Rd. which may also include a portion of Carver Rd., and a large active recreation area. Achievement of this amenity would be through the clustering of dwelling units in the SRR5 area and dedication of a conservation easement for the preserved area.

LU-3 The area bordered by Thoroughfare Rd. to the north and an arc connecting Thoroughfare Rd. to Lucas Rd. on the east, by Route 29 on the south, and Route 15 on the west, is changed to the new land use category SRR5.

LU-4 The two parcels within the SRR5 subarea, previously zoned R-20 and R-10, would be redesignated SRL.

LU-5 The parcel west of Route 15 and north of Route 29 is designated A/E and is further recognized as being eligible for designation as part of a Historic District.

LU-6 A subarea south of Rte. 29 at the western boundary of the Sector is designated A/E.

LU-7 A narrow triangle of land south of Rt. 29 previously zoned is planned as SRL in conformity with that zoning.

LU-8 A subarea south of Rte. 29 generally between Lake Manassas Drive and Baltusrol Drive and north of Turtle Point Drive is designated SRR2.5.

LU-9 A zoned parcel, approximately 3.7 acres, lies at the far western end of the sector plan in the SRR5 area north of Rte. 29 and approximately 1200 ft from the Route 29/Route15 intersection. The CEC planning designation underlying the B_1 use on this property will remain CEC with the restriction that the uses are limited to full service restaurants.

LU-10 The density range and housing types are:

Suburban Residential Low (SRL) - The housing type is single-family detached. The density range is 1-4 units per gross acre.

Semi-Rural Residential (SRR2.5) - Residential development in SRR areas will occur as single-family dwellings, at a density of one dwelling per 1-5 gross acres. Where more than two dwellings units are constructed, as part of a residential project in the SRR classification, the average density within that project should be one dwelling unit per 2.5 acres on a project-by-project basis.

Semi-Rural Residential Extended (SRR5) - Residential development in SRRE areas will occur as single-family dwellings, at a density of one dwelling per 5-10 gross acres.

Agriculture/Estate (A/E) - Residential development in A/E areas will occur as single-family dwellings, at a density of one dwelling per 10 or more gross acres.

LU-11 Use of cluster housing in residential developments is preferred as a means to protect natural vegetation and the topographic features of the area and to concentrate construction in order to minimize the intrusion of man-made structures on and alterations to the surrounding environment. The resulting residential density may not be greater than that possible under conventional development standards. Expanded requirements to Section 32-300.50 and 32-300.60 of the Zoning Ordinance should be analyzed and applied to ensure quality residential areas. Dedication of conservation easements for all open space and conservation areas would be required. For purposes of this plan the following clustering definitions will be used. In SRR5 areas clustering of single family dwellings will be limited to no greater than one dwelling unit per 2 acres. In SRR2.5 areas clustering will be limited to no greater than one dwelling unit per acre when public sewer is available.

Residential - Area II

This area contains all of the higher density subarea within the sector. It also contains a number of commercial areas, and some public land. It is the principal entryway into the Town of Haymarket. On either side of Route 55 those areas zoned as A-1 have been designated as SRR2.5. One area to the south of Tyler School has been replanned as SRR2.5 because such use is more in keeping with an elementary school than the current retail and industrial designation.

The area is divided by the presence of the Norfolk Southern railroad tracks and a substantial wetland area created along both sides of the North Fork Creek. This waterway creates a significant designated Environmental Resource (ER) area.

LU-12 An attractive and compatible corridor along Route 55 as it approaches the Town of Haymarket is essential to generating a sense of neighborhood and preserving the essence of the area. Housing in the area should be compatible with Tyler Elementary School and should complement it.

LU-13 The south side of Route 29 from Baltusrol Blvd. To Linton Hall Rd. will be greatly affected by the Rt29/Linton Hall/Gallerher Road intersection. This area is recognized as having the potential of becoming a well-designed corridor. It is contiguous to two major high quality residential developments - Virginia Oaks, and Lake Manassas. The subarea south of Rte. 29 bordering the SRR2.5 subarea of Area I on the west and ending approximately 500 feet west of Old Linton Hall Rd. is designated RPC. This designation extends the two existing parcels of RPC designated land.

LU-14 For SRR2.5 and SRR5 designated subarea, both Clustering (see Action Strategy LU-11) and substantial (minimum of 75-100 foot) Buffering should be employed to minimize the visual and noise impact of the Norfolk-Southern Railroad, Route 29, Route 55, Route 15, and I-66. For those subareas designated SRR2.5, clustering is especially desirable and encouraged as a means of facilitating the use of public sewers in environmentally sensitive areas.

LU-15 The housing types and their respective density ranges are:

Suburban Residential High (SRH) - The preferred housing type in this classification is multifamily. The density range is 10-15 dwelling units per gross acre.

Suburban Residential Medium (SRM) - The preferred housing type is this classification is single family detached, but up to 25% of the total land area may be single family attached. The density range is 4-6 dwelling units per acre.

Suburban Residential Low (SRL) - The housing type is single-family detached. The density range is 1-4 units per gross acre.

Semi-Rural Residential (SRR2.5) - Residential development in SRR areas will occur as single-family dwellings, at a density of one dwelling per 1-5 gross acres. Where more than two dwellings units are constructed, as part of a residential project in the SRR classification, the average density within that project should be one dwelling unit per 2.5 acres on a project-by-project basis.

Semi-Rural Residential Extended (SRR5) - Residential development in SRRE areas will occur as single-family dwellings, at a density of one dwelling per 5-10 gross acres.

Employment Center (CEC) - Area III

The land subarea designated as Community Employment Center consists of a number of dispersed parcels, all of which are in or adjacent to residential land uses in the sector. Uses of these designated subareas will be in conformance with the Comprehensive Plan, except that office use will be restricted to low-rise office.

LU-16 For non-mixed use commercial projects, development is to be buffered from residential land uses in such a way as to substantially mitigate traffic, noise and visual impacts on residential areas and historical communities.

Flexible Employment Center - Area IV

Area IV is designated as flexible employment center (FEC). One subarea west of Wellington Road, previously planned as industrial employment and neighborhood commercial, has been changed to FEC. Two other subareas between I-66 and Route 55/Gallaher Road have been changed from CEC and Neighborhood Commercial (NC) to FEC.

LU-17 The use of Area IV will be in conformance with the uses described in the Comprehensive Plan, except that projects may include low to mid-rise offices, and research and development, and retail will be restricted to not more than 5% of the gross area.

LU-18 Development other than Office is to be buffered from residential land uses in such a way as to substantially mitigate traffic, noise and visual impacts on residential areas. Such buffering should be a minimum of 100 ft.

Regional Commercial Center - Area V

This area is primarily the area known as the Gateway Center and is designated as RCC. It will continue to be a major retail center for the Linton Hall, Route 29, Route 15 and Route 55 corridors.

LU-19 Uses in Area V will be in conformance with the Regional Commercial Center uses described in the Comprehensive Plan, except that residential housing will not be allowed.

LU-20 A minimum of 75 foot buffers are required between development in this area and Route 29,with provision for attractive and consistent streetscape along the Linton Hall frontage.

Regional Employment Center - Area VI

The Regional Employment Center (REC) is located adjacent to (and is part of) the Heritage Hunt development and the intersection of Route 29 and I-66.

LU-21 The use of Area VI will be in conformance with the Regional Employment Center uses described in the Comprehensive Plan as currently proffered.

LU-22 Buffering of this area from the adjoining SRR2.5 area will be a minimum of 100 ft.

Village Center (CEC-VC) - Area VII

The village center is intended to function as the focal point of the area, and to unify it. It will become one of the "neighborhoods" of the region. Its design is to be pedestrian friendly, with a limited scale commercial center. The adjacent VRE station will provide an alternate mode of access to jobs closer to the metropolitan core. Its design should incorporate such critical features as recreation facilities, child care facility, a kindergarten through grade two facility and other amenities. The Village should be designed with unifying streetscape and architectural concepts.

A key feature for the Village Center will be the ability to walk to the VRE station. Bus shuttle service from within and without the Sector is also critical to providing an alternate means of access to core job location for a large number of residents.

LU-23 The commercial center of the Village will be limited to 30 acres exclusive of the VRE station. The intended land uses include:

• office, research and development, and lodging;
• retail and retail services;
• entertainment and recreation;
• mixed use residential.

LU-24 The residential component of the Village will be outside of but adjacent to the core and will consist of the following:

• multifamily or mixed use residential units not to exceed 200 units;
• single family attached residential units not to exceed 300 units.
• single family detached "carriage" units not to exceed 150 units.

LU-25 Phasing of the commercial and residential development in the Village is required to ensure that the mixed use concept is fully realized. The concurrent development of the residential, commercial and the VRE station is an integral component and critical to successful implementation of this plan. The following guidelines will be followed:

• the VRE station must be completed and in operation at the time the 300th residential unit is occupied.
• development of the Commercial Center, with the exception of K-2 and daycare facilities, will not be initiated until construction of the VRE station has been initiated.

LU-26 The residential component of the Village will be developed using the following guidelines:

• a maximum 450 single family attached and detached units, clustered to leave generous areas of green space between clusters;
• an active recreation park at the neighborhood scale (5-10 acres) will be available when the 200th residential unit is occupied

LU-27 A Village "Inn" is a desirable component of the Village Center. Such an Inn should be compatible with the architecture of the Village and should not exceed a maximum of 50 rooms. Such an Inn at the "Bed and Breakfast" scale can be a viable component with as few as 15 rooms.

LU-28 Means of minimizing the increase in traffic on the four major roads that transect the Sector is a major goal. Among the ways of accomplishing this goal is to encourage the use of both the VRE and carpooling. In order not to induce additional traffic on these roads, parking facilities designed to serve the primary commuter traffic need to be constructed either outside the sector or at the western perimeter boundary of Route 29 and the southern perimeter boundary on Linton Hall Road. These commuter parking facilities would be served by Omnilink/VRE shuttle to the VRE station’s platform on Wellington Road.

LU-29 A broad greenest and physical barrier will be used to buffer the Village Center and adjacent residential units.

LU-30 The Planned Mixed use District and a Village Center special use permit should be used to implement the appropriate mixed use development in this area based on the requirements of LU-23 – LU-26.

LU-31 Two areas north of Route 29 are designated as A/E. These designations recognize Historic Mount Pleasant Baptist Church on Route 29, and Historic Gainesville United Methodist Church on the east side of Route 55.