Mayoral and City Council Candidates’ Views on Improving the Land Use Planning Process

QUESTION: The land use development process in the City lacks a basis in a strong guiding plan. Under these conditions, the City could easily lose opportunities for redevelopment to other jurisdictions, such as nearby community revitalization areas in Fairfax County, where approvals and financing for redevelopment are expedited.

Would you support a more predictable and consistent process for reviewing development proposals? Please provide your ideas for how the land use development process in the City could be improved.

I. MAYORAL CANDIDATES

JERRY O’DELL–Has not responded as of April 10.

SCOTT SILVERTHORNE

Would you support a more predictable and consistent process for reviewing development proposals? YES                   

A thorough review of our regulatory process, for development and for starting or expanding a business, will be a top priority.     Sending positive and consistent signals to the business community is critical if new businesses are to locate in the City of Fairfax.    Stronger cooperation and collaboration with the Planning Commission will also be a priority should I be elected mayor.

II. CITY COUNCIL CANDIDATES

MICHAEL DEMARCO

Would you support a more predictable and consistent process for reviewing development proposals? YES            

I think we need to seriously consider form-based code. Form-based code would become the city regulation and not just guidelines. It is an alternative to the conventional exception-based zoning that the city utilizes today which is ineffective and inefficient. And form-based code does not have to be all or nothing, it can be used selectively. In some jurisdictions they designate form-based districts (could be 2 blocks, could be a corridor). At a minimum, we should consider this for the designated areas I highlighted in question 1. This would provide complete transparency for developers. They will know exactly where they stand as they contemplate a development project. There is a value benefit as well. It is more efficient and effective for developers and the city. It generates increased cash flow/profit margin, and the developers will have an incentive with the increased revenue flow to re-invest back into projects and infrastructure in the city.

Another action we can take is something that the Economic Development Authority (EDA) discovered in a session with the City of Falls Church. Falls Church created a development committee with 2 members each from the City Council, Planning Commission and EDA. The committee is charged with working with staff, the impacted community and developers on each proposal to come up with a viable development plan that will meet city standards and code. They work out many of the problem areas before engaging the entire city council and the public. I think this at a minimum would be a welcomed change.

DAN DRUMMOND

Would you support a more predictable and consistent process for reviewing development proposals? YES

A lack of certainty – knowing what to expect and when to expect it – can deter any business from establishing in a locality. This certainly goes for developers who are looking to invest and build in the City. We have a great staff at City Hall who are experienced and have a great knowledge of land use. What we don’t have are policies in place that provide better guidance for staff and certainty for those who are looking to provide redevelopment solutions to the City. We need a wholesale review of our zoning ordinances, policies and procedures to ensure that they are up-to-date, reflect the desires of the community and provide a better level of certainty for developers and businesses so that they are more willing to come to the City of Fairfax, creating new opportunities to shop, dine, live and support new jobs in the process.

JEFF GREENFIELD

Would you support a more predictable and consistent process for reviewing development proposals? YES

Providing for more clarity in the zoning regulations to deal with day-to-day situations and cut down on the number of interpretations required, and allowing some redevelopment activity to occur on a nonconforming property without requiring a special exception (especially as it relates to relatively minor exceptions to signs, parking, landscape, etc.), and finally, develop standards that can replace making someone go to the Board of Architectural Review (BAR) – use the BAR for new buildings, historic district applications and appeals of administrative decisions.

DAVID MEYER

Would you support a more predictable and consistent process for reviewing development proposals? YES

The Council needs to rewrite its current zoning ordinance to reflect the changing economics of the City and the best practices for planning and development used by other leading municipalities.  High-quality development projects happen when there is predictability.  Leading development firms seek certainty in design standards and time required for review and approval.  The City’s Comprehensive Plan, coupled with specific project-based or “form-based” codes for targeted projects, can help attract and retain the kinds of firms who can create superior quality development projects.  The key to success is balancing commercial density with other mixed uses, including quality residential projects that will attract a new generation of professionals who will want to work and live in centers with open space, convenient public transportation, and civic amenities.

GARY PERRYMAN — has not responded as of April 10.

CATHERINE READ

Would you support a more predictable and consistent process for reviewing development proposals? YES

We need to streamline the process for both application and approvals.  We need to spend less time as a city council micro-managing every aspect of every request – as if we don’t trust the competency of the city staff.  We should also use technology more effectively. Less paper and less arduous processes means more “business friendly” all the way around.  Overall, an overhaul of systems and process seems to be in order.

ELLIE SCHMIDT

Would you support a more predictable and consistent process for reviewing development proposals? YES

Again, we are working on an update to The Comprehensive Development Plan which serves as the City’s official guide to future development.  City staff should be available to citizens and applicants with information and utilize the plan to provide guidance.  Processes should be streamlined in order to increase the speed with which requests are handled.  If requests are properly reviewed by all appropriate departments simultaneously, approvals and movement to the BAR, Planning Commission and City Council should be a reasonable process.

STEVE STOMBRES

Would you support a more predictable and consistent process for reviewing development proposals? YES

I support the implementation of a streamlined approval process that would be more predictable and timely.

The City Council and Planning Commission are currently reviewing the city’s Comprehensive Plan and the Master Plan for Fairfax Boulevard.  As stated in a previous question, these planning documents represent our collective vision for the future of the city.  The ultimate goal of the review process is to receive input from residents and stakeholders and produce an updated plan that has broad support within the community.

This will make it easier for businesses to invest in the City of Fairfax because they will have confidence that if they design a proposal consistent with our plan, they will be able to efficiently navigate our approval process.