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Tysons task force forges ahead
On Monday, Jan. 28, the Tysons Land Use Task Force held a public meeting to educate the interested about floor area ratios, density and the other planning jargon that will go into the soon-to-be revamped Tysons Corner Comprehensive Plan.
The session featured informational presentations on the benefits of high-density and transit-oriented development, arguing that it is better for the environment, for health and for children on school buses – fewer diesel particles in the air.
But there was one problem.
"There's a gorilla in the room that we have to talk about," said Vienna resident Deborah Brehoney.
Board Chairman Gerry Connolly described that gorilla best a few months ago when he said, "Without transit, there is no transit-oriented development."
With the Federal Transit Administration approval of the rail project in serious doubt, the entire reasoning for the task force's existence was in danger.
"We are going full bore ahead," said Tysons Land Use Task Force Chairman Clark Tyler, before the meeting, explaining that until some resolution was reached, the task force would proceed on schedule, circumstances somewhat dictated by the over $1 million already spent by the county on planning consultants.
So, county planner Sterling Wheeler explained that floor area ratio (FAR) is the "relationship of floor area to land." A high FAR allows construction of huge multi-story buildings, with many times the floor area of the piece of land they sit on.
A week ago, back when rail coming to Tysons was a virtual certainty, it was expected that areas around the rail stations would be zoned for higher FARs, concentrating density around the transit. The higher density allows for a greater mix of uses in a smaller area, meaning that fewer car trips are needed. While the task force presentations emphasized the virtues of density, not everyone agreed with them.
"Isn't building what ultimately matters in creating a place with walkability? If I have a building just sitting next to me as parking garage, that doesn't promote walkability," observed one member of the crowd.
However, with rail in doubt, the task force insistence on continuing with its presentation perplexed some members of the crowd.
Providence District resident Charlie Hall took it to mean that the higher densities would come with or without rail.
"As long as you knew this was going to be around rail stations, it had limits. Now how are they going to know when to stop?" Hall said.
Tyler adamantly says that is not the case.
"Without the rail project there is no us; we cannot proceed without rail," Tyler said.
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