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Aim AsdRo, MIA Oa 1/1:.1 Approved F se 2001/09/04 : CIA-RDP86-00244Rottt0 050019-0 ROSSLYN 1908 Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 Approved FQ,,r, Release 2001/09/04: CIA-RDP86-0024AR000200050019-0 ROSSLYN ARLINGTON COUNTY'S NEW URBAN COMPLEX A phenomenal change has been achieved since 1962 in Rosslyn, an unincorporated part of Arlington County located at the core of fast growing Metropolitan Washington. Interstate Highway 66 sliced off 50 acres of marginally used commercial and wholesale land between Rosslyn and the Potomac River, presenting a unique opportunity for local government and private enterprise to create an unequalled working and living environment. The prime location of Rosslyn, at the Virginia end of Key Bridge, made it an ideal and attractive location for office, motel, and apartment redevelopment. Rosslyn expresses the spirited approach which Arlington County has taken to meet the challenge of urban redevelopment through private enterprise. Arlington created a new "site plan" zoning procedure and ap- proved circulation plans to help achieve the best building complex. Under the new procedure, incentives were offered by the County government to encourage: site consolidation; free-standing build- ings; consideration of the inter-relationship of buildings and public facilities; sound urban design; ample off-street parking; and a variety of connected pedestrian plazas to help achieve free-flow circulation. Through the enthusiastic and effective response of land owners and builders, Arlington's Rosslyn is becoming a new focal point of the Metropolitan area, a ". . . towering showplace in suburban Washington . . ." as described in the February, 1965 issue of Nation's Business. This report summarizes Arlington's plans for, and progress in, the redevelopment of Rosslyn as an exciting, attractive place for people to work and live. Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 Aft, Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 BACKGROUND Until the 1800's, Rosslyn had been farmland. Because of its location, it emerged as a transporta- tion focal point. The C. & 0. Canal connected the "West" with the Nation's Capital and crossed over the Potomac at Rosslyn. By 1900, Rosslyn had become a notorious gambling and "entertainment" area. Later, wholesale and storuge yard activities predominated, though marginal commercial uses were still apparent. In 1957, Rosslyn was described in an Office of Planning report as: ". . . used for open storage of building materials and automotive parts. Many . . . buildings . . . are substandard in quality. Rosslyn is probably Arlington County's greatest opportunity . . . too great an opportunity and too large a problem to approach piecemeal. Rosslyn is the front door to Arlington County. With some exceptions . . . its general appearance is no credit whatever to the County." WHITE HOUSE WASHINGTON MONUMENT CAPITOL Ap oved For Release 2001/ -RDP86 00200050019 NATIONAL AIRPORT ROSSLYN 1951 Approved For Reflia4Se 2001/09/04: CIA-RDP86-00244R061500050019-0 The greatest assurance of continued growth will result from private and public construction of pedestrian and vehicular circulation improvements. owing traffic congestion in Rosslyn is readily apparent. The additional tax yield from the Rosslyn area will more than offset revenue needed to retire bonds for public improvements in Rosslyn. The citizens of Arlington have the opportunity to make firm the County's commitment to the Rosslyn plan through bond issues for public improvements. With continued public support, Rosslyn will become an unparalleled example of cooperative urban rebuilding. Approved For Release 2001/09/04 : CIA For,-.1;telease 2001/09/04: CIA-RDP86-0024 *roe THE PLAN CUBE Rosslyn commands a unique setting on a gently rising slope above the Potomac River. Rosslyn is defined by the Potomac River on the north and east; Arlington National Cemetery, the Marine Corps War (Iwo Jima) Memorial and Arlington Boulevard to the south; and Arlington's forested residential bluff to the west. The extent of underground parking is established by a shelf of rock two to three stories below the surface. An aircraft glide path along the Potomac establishes a building height of about twelve stories. Rosslyn buildings step up a gentle slope offering the top floors of all buildings an unob- structed view of the Washington skyline. The Rosslyn study area encompasses a total of 130 acres. With land required for peripheral highways and 22 acres previously developed, the remaining redevelopment area consists of some 50 acres. ACCESS Access to Rosslyn is a key to its potential. Bounded by U. S. Highways 29-211 and 50, by new Interstate 66, and by the George Washington Memorial Parkway, Rosslyn offers unmatched access to Washington's regional employment and transportation centers. Rosslyn, by normal day- time driving, is within two to ten minutes of National Airport, the Pentagon, the Central Intelligence Agency, the White House, the Federal Triangle, the Capitol and related government and private offices. Approved For Release 2001/09/04 : CIA-RDP86-00244R000200050019-0 Approved For Rekiase 2001/09/04: CIA-RDP86-00244R0W00050019-0 CRITERIA FOR REBUILDING In 1961, the Arlington County Board, recognizing Rosslyn's prob- lems and potential, adopted a land use plan and a "site plan" procedure which converted conventionally negative zoning into a positive recognition of valid community objectives. Under a site plan approval zoning classification, a site may be developed to a fixed height and density without County Board review or, if appropriate, to greater height and density if a "site plan" is submitted to the County Board for approval. By approved site plans, the County Board permits better buildings which may make more intensive use of the kind in return for contributions to kind use and circulation requirements. Private interests are encouraged therefore to consolidate small parcels of land into more reasonable building sites by incentives rather than condemnation. In order to foster sound development of Rosslyn through the site plan approval procedure, the Arlington County Planning Commis- sion recommended criteria for development which includes: ? buildings up to twelve stories, free-standing in character, with ample light, air, and open space, ? adequate on-site underground parking, ? underground utility wires, ? signs limited to identification and direction, ? coordination of building relationships, ? free-flowing vehicular circulation, ? pedestrian walkways connecting private, landscaped plazas. Under criteria adopted in ordinance form and put into effect by approved site plans through County Board action, approximately 31,000 people will work in Rosslyn when the area is totally de- veloped. Of these, approximately 26,500 would be at work on any given day. About 2% could be expected to walk to work from nearby areas, while about 30% of peak hour arrivals would be by transit and some 60% would drive or be delivered by automobiles. Analysis of a comparable traffic situation was clearly warranted. A study of the Pentagon, with nearly comparable numbers of people and traffic volumes, confirmed criteria for free-flow cir- culation and pedestrian bridges. Anticipated traffic helped design the circulation plan. Computer analysis verified the staff's solution. Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 Approved Fur Release 2001/09/04: CIA-RDP86-00244R000200050019-0 CIRCULATION AUTOMOBILES TRANSIT PEDESTRIANS In December, 1963, the Rosslyn traffic circulation plan was adopted by the County Board. The plan contains such features as adequate rights-of-way, separation of vehicular and pedestrian traffic, bus stops off of travel lanes, no left turn movements through on-coming traffic, and continuous turning movements, where possible. The Circulation Plan consists of an internal loop to serve virtually every building site, with one east-west and two north-south arteries connecting the system with the surrounding highways. Grade separations, one-way traffic, and street widths of from four to seven lanes are proposed. The total system was designed with a close tolerance, fixing the general development pattern while maintaining flexibility for individual site development. Over 825 buses a day presently go into or through Rosslyn. As the daytime working population approaches 31,000 people, the number of buses will greatly increase. These buses will disrupt traffic flow during the peak hours if they load and discharge in the travel lanes. The plan proposes bus turnouts and a central terminal facility large enough to accommodate the expected volumes. Washington Metropolitan Area Transit Authority plans a subway to serve Rosslyn by about 1972, with initial service from downtown Washington, and later provision for transit lines radiating through- out the Metropolitan area. The bus and subway terminals should be co-ordinated. The Circulation Plan proposes a complete separation or "chan- nelization- of pedestrian traffic through a series of raised plazas and pedestrian bridges. With such a system, the pedestrian will be provided greater comfort, safety, and convenience than with a street level pedestrian movement. Equally important, however, will be the increased efficiency and safety afforded by the total circulation system. Conflict between pedestrian and vehicular traffic at peak hours would greatly impede the efficiency and reduce the safety of traffic flow. In addition, land is not available in Rosslyn for the additional traffic lanes which would be made necessary by a conflict of these traffic systems. Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 Aew 400.. Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 PEDESTRIAN PLAN The pedestrian circulation plan is designed around buildings set on private plazas. The plazas are to be connected by pedestrian bridges which are generally oriented along north-south and east- west axes, crossing at a central square. The Central Square is designed to be a nucleus of activity with convenience shops anticipated at the pedestrian level. At the street level, a bus-subway terminal would encourage concentration of all transit activity. Buses will be encouraged to stop only at the Central Square. A number of buses are, however, expected to stop at various points throughout Rosslyn, leaving passengers closer to their destinations. For this reason, and anticipating that some of the pedestrian bridges may be closed in the evening, auxiliary bus stops and turn-out lanes will be maintained. Bus lanes at the terminal would be capable of handling up to 200 buses an hour. Taxi and other pick-up and delivery service would occur on the right-of-way of North Moore Street which should be closed to through traffic but would pass emergency and service vehicles. From the street level, moving stairs or ramps are planned to carry pedestrians up to the pedestrian plaza level. This level should be landscaped and well appointed with street furniture. Larger shops and restaurants should also be anticipated near this pedestrian plaza. All site plans approved by the County Board have incorporated private plazas similar to those shown on the plan. Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 Approved Fomaelease 2001/09/04: CIA-RDP86-0024e000200050019-0 THE PEDESTRIAN PLAZA Petterssan GENERAL CONSIDERATIONS Rosslyn is a principle gateway to Arlington. The Key Bridge approach across the Potomac River is becoming attractive and inviting. Architecturally distinctive buildings at this approach should act as a visual focus, marking an entrance to Arlington and using the new skyline of Rosslyn as a background. Outstanding restau- rants could be incorporated in such buildings, adjacent to an ideal site for a heliport between North Lynn Street and North Fort Myer Drive. Facilities within such buildings should complement and serve the Central Square, office buildings and adjacent motels. The ultimate purpose of a plan for Rosslyn is to provide an attrac- tive environment, taking advantage of those elements which establish excellence: the walking surfaces, ramps, steps, walls, fountains, lighting, sculpture, benches, telephone booths, and the trees and shrubs which retain a contact with nature. All are important, and great care should be exercised in their design and location. Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 Approv Top NORMANDY HOUSE (Completed) LONDON HOUSE 92 unit luxury apartments Left ROSSLYN BUILDING Executive office building (Utility wires buried) Bottom HOLIDAY INN 178 unit high-rise motel Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019=0 POTENTIAL Approved For,Release 2001/09/04: CIA-RDP86-00244R000200050019-0 ? 40 building sites for office and apartment buildings, ? 5 million square feet of executive office space, ? 14 thousand off-street parking spaces, mostly underground, ? 31 thousand employees (more than the Pentagon), ? 19 hundred luxury apartment units, ? 190 million dollars of real value, ? The Washington area's newest and most outstanding office complex. PROGRESS From February 1962 to October 1967 ? Adopted development criteria, zoning classifications and circulation plans, ? 21 office buildings are completed or under construction (2,646,000 sq. ft.), ? 1 Holiday Inn Motel has been completed (178 units), ? 2 luxury apartments have been completed (184 units), ? Tower addition to Marriott Motel has been approved (203 units), ? 1 additional office building has been approved (177,000 sq. ft.), ? 114 million dollars of real value approved by site plan. Ilk Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 ARLINGTON'S URBAN REDEVELOPMENT Arlington found, in its Rosslyn area, an ideally located problem area which could be economically redeveloped to meet the high demand for new office space within the limits of established public policy. The results have been dramatic. The County Government, principally through the tool of zoning, opened the development of marginal commercial and storage lands to a much more intensive and attractive use. In Rosslyn, zoning incentives, which offered a more intensive use and a high return, were aided by interstate highway clearance of 50 acres of poorly used properties. Land values accelerated when it was realized that 50 acres of marginal commercial prop- erty was the only developable land remaining. In a word, the Rosslyn redevelopment potential was unique. Between 1962 and 1967 the County Board approved site plans for more than 60% of the land suitable for development in Rosslyn. Detailed plans have been drawn for the construction of the first pedestrian bridge, to be financed by the owners of abutting buildings. A large amount of the land needed for the proposed circulation system has been given in easements to the County under the site plan approval procedure. The lesson to be learned from Rosslyn is to seek advantages inherent in a problem. Local government can capitalize on these advantages and then bring every applicable tool to bear on attaining a cooperative working relationship between those who will test these advantages. In Arlington's case there has been general public support for a cooperative effort. The County Board created zoning incentives, thus offering the builder economic feasibility, and the results so far have been astonishing. Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 , Topst.' 1016E.-, _ P ? I ! 1111'1111111111,1111,1! 111 :1111 la.. in; 441. 11,1110111:1?11111111, go THE CENTRAL SQUARE From Wilson Boulevard at North Moore Street ApprovedTor Release 2001./09/04 : CIA-RDP86-00244R000200050019-0 Petterssan Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 014 ?lb PED/ BRIDGES A prototype pedestrian bridge for the Rosslyn area has been designed. The bridge is a long span structure designed to be compatible with existing and proposed development. Lighting fixtures are incorporated within planter-box bases. The bridges should be sufficiently strong to permit their future covering. General agreement concerning the responsibility for pedestrian bridges has been achieved by the County Board and builders through the site plan approval procedure. Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 4 ;, H!, Approved For R . _ Ji- ' - , - - ? ift?r : miMV 411t ? "??????????? V.1"-;:. ? ,r? =s% ,?4g111.- Approved FewieRelease 2001/09/04: CIA-RDP86-00244000200050019-0 The Arlington County Board Harold J. Casto, Chairman Joseph L. Fisher Kenneth M. Haggerty Thomas W. Richards Ned R. Thomas The Arlington County Planning Commission Theron J. Rice, Chairman Ayron G. Berman Sidney 0. Dewberry H. Hall Gibson Mrs. Ruth T. Gormely Col. J. Fuller Groom Mrs. Margaret Howell Anthony T. Lausi Dr. John B. Lohman James M. McHugh Lutrelle F. Parker Mrs. Ruby L. Reese Dr. Lincoln S. Todd Ray C. Wadlow Mrs. Elizabeth Weihe County Manager Bert W. Johnson Planning Director Richard E. Arms Cover Photos Officer C. E. Taylor, Arlington County Police Department Air Photos Top Air Survey Corporation Bottom Blue Ridge Aerial Surveys PREPARED BY THE ARLINGTON COUNTY OFFICE OF PLANNING OCTOBER 1967 Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 Approved For Reltase 2001/09/04: CIA-RDP86-00244Rdft200050019-0 ? ? ?f"tiry. - Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 cLEAN PLANNING DISTRICT ? .. ? .... ...;,::??? ? 4c...* 1' ......... uz? eq't POTOMAC RIVER sit&I t ?E.mot ......... ............... COMPREHENSIVE PLAN As Adopted by The Board of Supervisors, May 18,1966* RESIDENTIAL COMMERCIAL PARKS .5 DU /ACRE 1.0 DU /ACRE 1.6 DU /ACRE 2.0 DU/ACR E . 10 DU/ACRE OFFICE OTHER 40 DU /ACRE 3.5 DU/AC R E FEDERALLY OWNED LAND TRANSPORTATION Freeway Parkway MProp, r. ,-Ar ay Major Thoroughfare?NliProp.Th.roh,are Local Collector 0 Grade Separation 0 Trarlst Planning District Boundary DIFFICULT RUN WATERSHED AREA ADOPTED JAN.4,1967 LEWINSVILLE STUDY AREA ADOPTED SEPT 11,1967 kLy '2?11?It NO ? COMM or MULTIFAMILY ? CO or INDUSTRIAL O CO and/or ON ? COMM, or 30 DU/ACRE ? RTor COL 4. Approved For Release 2001/09/04: CIA-RDP86-00244R000200050019-0 0 1/4 ml 250 Ac. 100 Ac. 50 Ac. I I/2mi. linch = 1550 feet PREPARED BY THE DIVISION OF PLANNING, FAIRFAX COUNTY, VIRGINIA eIVIN NOIDY301 10191910 ONINNVld 'VA XV!Lim ?ssames ,juns; ur% UOJeLUDD puo LIDA GM -snoj 01/419 DeSplIeS 9.10 509.10 !lows J0440 omi ? a:up 94410 ao!nsasJOMOS A.11341UOS Inoqums! pays -404DAA Linz] >paN ling alp aijym?)juns; As04ju05 uroj 4!11lwi4 0114 04u! padwnd N '06190021 40 94.109 oaso ay; jo uopdaoxe ay; ywn 'payssamm unils:Oaa aqi 'soaso stay al44j. quapjsas ao!suas 4094 sauji samas Xscujuos anoy spayssairom Un3 41nojjila puo 'ur% le>pni ;jukujd 'isq 54400S 091 x uoi;oindod 000,17p) s.wapjses ? (sa-'9? = 000' 09-.0 o 000'I 4009 401 stpod 0001 jo sent, 004 4s066ns yojtsw spsopuoys louojuou uo pasoq 'spaau uojioin -dod Bujisixa 994,0.4 emnbapo pasapjsuoo ee, pup it:wow:ran. 10001 paumo Alojmnd jo sasoom, 'sanamok ?swapjses oaso ay; jo uojsoasoas anj.po 994404 loj.juasod pe;jwjilluo 6u!samo ascpsay; 'A0404444404 pun ADM31.10d U046U!IISI340e6.10e0 944 50 Wee, Lions epnjou! 900ds uodo jo sanoQpUqj '40Is4sjp Bajuuoid ay; 40 uoj4sod padoianap 1.1.194509 ay; uppjmeoods uadojo ses000tajouomppo UD 941M puoi uo90es0as 10001 paumo Xiojiqnd 40 SeJDO OS17 0-10 .40!.149p BLquuoid uoalow ay.; 40 uopoindocl ay; ensas /1;uasasd siooyos Xsopuooes 0m4 Puo '.40jpawsa4u! ow; 'Asowawale au!N ? z 0.100 04 p003 51I0d 413..10 11.10Jj poq 900019.] ? au!' liunop 11046ujisv 04 pocoi 19s1 usos} pooN rosqsassaLID 'L ?poozi 9I0d Poeso 04 L '8 94003 LUOJJ pool] X4iso6ow ?p003 pur9esow4se40 001 04003 .9 o; auto /4unop uo46ujisy 994 es044 1,003 9I0d 40040 ? .A0^^41?41 0144 04 En 0400 WWI 00!40 U011.11U10a DIO ? EZ I. 91003 04 poq rosq -404509D woq poc% Acispi ?Aiunop unopnoi 04 s110J L4.'4 L 4no3? 1 ? Z :spoos 6u!moiloj ay; sol pa4ou6jsap uaaq soy sAom96j9 aun1-m.3j 04 -Owl 1110.1.4 4Liewanosdu1 *sa404011a PUDUlep puo aiqoijono awooaq spun; so wauysodec how961H ojuj6.1jA ay 19 4.aw000,dm .104 pa4ou6isap 9009 anoq 401.45!p 6u1uuo1d ay; Lyq;!m spoos 9lo4s0D LAND USE ACREAGES AND POPULATION HOLDING CAPACITIES UNDER THE ADOPTED PLAN Land Use Acres Population Residential Sing Ie-Family Not to exceed 0.5 DU/Ac. 2,188 2,128 Not to exceed 1.0 DU/Ac. 4,767 15,630 Not to exceed 1.6 DU/Ac. 1,169 6,920 Not to exceed 2.0 DU/Ac. 1,812 13,409 Not to exceed 2.5 DU/Ac, 80 740 Not to exceed 3.5 DU/Ac. 3,065 39,692 Multiple-Family Not to exceed 10 DU/Ac. 266 9,576 Not to exceed 20 DU/Ac. 167 10,020 Not to exceed 30 DU/Ac. or commercial 20 1,080 Not to exceed 40 DU/Ac. 342 24,624 Commercial Office 24 Other 400 Industrial 614 Parks 2,813 rThITrutional (U.S. Government) 788 Public & Semipublic 731 Total* 19,246 123,819 *Includes the 4,683 acres and 7,900? potential population of that portion of the Difficult Run watershed area located in the McLean planning district. PREPARED BY THE FAIRFAX COUNTY DIVISION OF PLANNING, OCTOBER, 1967 -.1 PaPadxo ey; 1.1.100 04 4ua!owns aq 045! 50 j.40044CLEVAempal(ANoftrt20 01/09/04 : CIA-RDP86-00244R000200050019-0 5u04400u1o0 pow IDJOAOS puo 'SUOUDOS SSOJD panoldw! 'low J0 S41461 louoillppo 'sanamoy spoos Asopuooas puo Asowisd Depeeu jo sown Aasi ey; ;01s451P ay uNiv, 'osiv ? 00.10 uo4j1oclos4ew 544 p.0 140469495040 Jo ,1,13d 110 04 5S0000 apjnosd skompocu poads-LAy suasasd ?s/om96ly sojow ssa000-pe;!wil jo opomou 544 s! 4o!s4s!jo Bujuuold uoalow ay; jo sesnsoal 4uoisodun 094 30 0140 ?uojioassaw! eAlJa ssaujsnq UC'401.54540'401.54540icuwao uoalow 'xaldwoo 1000 PIO-P0021 19"DI 19.? '911k1 4P?Luld '40j. 4914.10) s.uos/1 094 04 10009uoo A14U0SO4d 54 61.1!UOx l0p4aumoo pup 'irojqsnpu! '/!!w04!41??' IIV *0.61.04n08 jo 94005 pus/ID/Alpe ay; jo ;sea 4uoujwopald aso sa1so6a;00 &quo. fo [-V 400l-asonbs -000'o L Puo (s. 01-3)' 01 .41 ? 564 9400340 ;sew P.0 L asnq jo 94100 0940 994 u! 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Alapojpawwj saijw a,enbs 9,0_,(4,j9; sasjidwoo 40!.419p 6ujuuo1d 0091040 a 91 ?uoid 8061 ay; 40 00151^0, 094 ysjidwoopo 04 u9904sepu0 sejses 094 u!, 44x!s 044 Ste, 4DP4s:P 6ujuuoid uoe-jow e9.1 ?54o!4451p 6u1uuo1d so pa.poufijsap 'soaso 140044004 40 AP045 100PIA:Pal ay 96nos9; pa14sjidwo0oo Bujaq Xiwassno Si uojd 994 40 uojsjnas 095 ./Lwnoo 095 40 sews: asonbs 004 assua ay; 6ujs,odu.:09ua 8561 ui mid asn put)! D pa4dopo ssosjmedn8 lo psoo814900) xojs!od 991 (;luA409p0)'p1%l47;ltG4th'Lpl lai1400079?44?swo4jcoyuj ay;Joasollawcut.0 '(4pOdSO3d "oauanLo'sap:osiosot`1404074I 094 040wosd 4se9 'seosnoses pun spaau asninj eiqoqcucl puo suasascl 94,10 0ol.:op.:0000 a! 'Him yojynn 00.113 044 jo 4uawdojanap snojuouuoy pun 'paisnjpo 'payoujps000 n ysjidw0000 puo awe 04 s! uoid anjsuayasclwoo 99430 asodsnd losaue6 995 43p4sjp 09410 ssuawasjnbas esnojeiqoqosd puo 940016 jo spuas; puo suompuoo 60445400 jo slansns enisuayasclusoo puo 1040400 4e4j0 posodasd 513M pun 'asnpou uj 10.1eUe6 s! UDId 045 ?A41.1110DXDp0jj0 00.10 944 JO 4uawdo1anap /ppm 994 .103 suopop -uawwooas e6u0s-6uo! soasald 431,49P Bujuuoid uoalow ay; sol uoid anjsuayeadwoo paglopo 945 A COMPREHENSIVE PLAN Mc LEAN Planning District A SUMMARY OF THE PLAN ADOPTED One of the objectives of the comprehensive plan for the McLean planning district is to give direc- tion to public and private decisions that will influence the future growth of land uses in a logical arrangement, considering compatibility, need, economic impact, and the desires of the residents and business community. The plan includes the transportation and community facilities that will be needed to serve the approximate 124,000 future population that could be accommodated under the plan as adopted. Recognition and protection of the predominant single-family character of the district. Provision of multifamily residential uses within and in the immediate perimeter of the cen- tral McLean commercial district, in the Tyson'sCorner area, in the vicinity of the proposed Route 7-1 nterstate 66 interchange, and in areas where existing or proposed intense uses would preclude single-family land uses. These higher density uses are proposed to satisfy the de- mand by a portion of the market; to present an increased market for the community commer- cial center in McLean; and to act as a transitional use between the intense commercial uses and the existing and proposed single-family development. The currently planned commercial areas at Tyson's Corner, within the McLean central busi- ness district, and the neighborhood centers at Spring Hill, Kirby Road-Old Dominion Drive, and Pimmit Hills are considered sufficient to meet the requirements of the projected popu- lation, and no additional commercial uses are proposed. No expansion of the planned industrial uses of the adopted Tyson'sCorner area is proposed. The extension of the George Washington Country Parkway is endorsed in concept and gen- eral location. DolleyMadison Boulevard, the major primary highway serving this portion of Fairfax County, will, under site plan and subdivision control regulations, have service drives where deemed necessary by the Planning Engineer, preferably with a right of way of 160 feet. Road improvements must be provided within the McLean commercial core and north of Dolley Madison Boulevard to afford circulation between the commercial activity and the residential and community facility uses to the north. This circulation should be provided without inter- ference from through-or cross-movement traffic on DolleyMadison Boulevard. A suggested road network to include two grade separations with Dolley Madison at Old Dominion Drive and Chain Bridge Road is proposed to provide this needed circulation. There is a need to improve the cross sections of the following roadways: Old Dominion Drive mmit Run to Dolley Madison Boulevard) Great Falls Road (Rt. 694) Haycock Road Kirby Road Magarity Road Old Chain Bridge Road Old Dominion Drive (Dolley Madison Blvd. to Rt. 193) Old Dominion Drive (Pimmit Run to Arlington) Route 685 Spring Hill Road Virginia Avenue Westmoreland Drive Balls Hill Road Idylwood Road 160'r/w 80'r/w 80'r/w 80' r/w 80'r/w 80' r/w 80'r/w 80'r/w 80' r/w 80'r/w 80'r/w 80' r/w 60'r/w 60'r/w These road connections, if provided, would help to improve circulation: Connection of Redd Road over Pimmit Run Connection of Hillside Drive over Pimmit Run Connection of Magarity Road to Old Chain Bridge Road Connection of Melrose Drive in "Rucker's Addition" to Virginia Avenue Several intersections warrant study for im- provement: Balls Hill Road and Old Dominion Drive Idylwood Road and Route 7 Intersection of Old Dominion Drive, Old Chain Bridge Road, and Elm Street A public transportation system in the McLean plan- ning district should consist of feeder buses to the downtown employment centers and to a rail rapid transit line at Falls Church. BY -W13149161PrirrRtil,faM09/04 : CIA-RDP86-00244R000200050019-0 The Falls Church Water Company foresees no major problem in providing water service to accommodate the expected population within this area. However, there will be a need for a storage area near the McLean commercial center as the population increases. Adequate sanitary sewer capacities can be provided for the anticipated population. How- ever, the Bull Neck Run watershed and the area north of Route 193 in the Dead Run water- shed are not now sewered and will not be sewered in the near future. The one existing and two proposed fire stations will be needed to provide fire protection. A minimum of 88 and ideally 127 policemen should be assigned to the McLean substation to provide police service for the projected population. The existing plans for theMcLean sub- station should be ample, but consideration must be given to the parking space requirements for the number of personnel needed. The new Dolley Madison Library adjoining the McLean Central Park and a second proposed branch library to serve the Tyson's Corner-Pimmit Hills area of the district can be expected to provide adequately the library service for the planning district residents.* A250-bed satellite hospital, with the capability of expansion to a500-bed facility, is pro- posed within the general area of the McLean planning district to serve the residents of the northern portion of Fairfax County." A total of twenty-two elementary (thirteen additional), three intermediate (one additional), and three secondary (one additional) schools are currently proposed to accommodate the projected student enrollment in the McLean planning district.* Planning for the school pro- gram will be based on the standards and projections presented below. Parkland and open space totaling 2,813 acres are proposed on the adopted plan (1,290 acres exist), of which 1,240 acres (450 acres exist) will be so located and developed to serve the local, near-to-home needs of the projected population.* Planning for the park program is based on the standards presented below. PROJECTED STUDENT ENROLLMENT Kindergarten 2,220 Elementary 14,790 Intermediate Secondary 17,010 4,940 8,530 Total Student Potential 30,480 Projected students (grades 1-12) are based on County experience-average student ratio per dwelling unit by zoning classification. At this time, kindergarten projected enroll- ment is based upon Arli 'on County exper- ience, which indicates kindergarten pupils represent 15 per cent of the total elementary school enrollment. RECOMMENDED SCHOOL SITE STANDARDS Grades Students Site Coverage (Building and Parking) Minimum Play Area Total Site Requirement Elementary Intermediate Secondary Kndrgtn - 6 7-8 9-12 600-900 1 ,200 -1,400 2,000-2,500 4 acres 10 acres 10 acres 6- 9 acres 12-14 acres 25-30 acres _ - 10-13 acres 22-24 acres 35-40 acres A STAFF REVIEW OF THE PROPOSED COMMUNITY FACILITIES OCTOBE R ,1967 McLEAN PLANNING DISTRICT PROPOSED COMMUNITIES PROPOSED NEIGHBORHOODS SCHOOLS: ELEMENTARY Existing Proposed Site Owned INTERMEDIATE Existing Proposed SECONDARY Existing Proposed GOVT. SUBSTATION LIBRARIES Existing Proposed FIRE STATIONS Existing Proposed PROPOSED PARKS