Ballston Oak Townhomes - Arlingtonva
Ballston Oak Townhomes Site Plan #436
CPHD SPRC #1 - July 23, 2015
Site & Location
2
GLUP/Zoning • “Low-Medium” Residential
• R15-30T
3
4
Applicable Plans and Policies • ACZO Section 5.8 (R15-30T, Townhouse Dwelling District) • GLUP “Low-Medium” Residential – 16-36 units per acre
• Ballston Sector Plan – North Ballston subarea
• R-B Streetscape Standards – “Type C” street 5
Ballston Sector Plan • Neighborhood Preservation and Residential Infill • Urban Design – Streetscape – Neighborhood Preservation • Minimize interruption of public sidewalks (24’ driveway maximum width) • Infill projects should include architectural details and site layouts compatible with existing house styles • Screen at-grade parking from adjacent residential 6 areas
Site Plan Proposal • 12 dwelling units in 4 buildings • Building heights range from 3-4 stories • 27 off-street parking spaces – 24 residential spaces – 3 visitor spaces
• N. Stuart Street to accommodate two travel lanes, one in each direction – Accomplished by widening curb-to-curb area and reducing amount of on-street parking 7
Site Development Potential Site Plan Area: 25,000 sq ft
“R15-30T” By-Right
DENSITY ALLOWED/TYPICAL USE
One-family dwellings: 5,000 sq ft/unit;
MAXIMUM DEVELOPMENT
One-family dwellings: 5 units
Other: min. 5,000 sq. ft. lot area
“R15-30T” Site Plan
Two-family dwellings: 4,350 sq. ft./unit; Semi-detached/townhouse dwellings: Up to 15 DU/Ac Townhouses, semi-detached, and one-family dwellings on sites at least 17,424 sq. ft.: Up to 1630 DU/Ac
Two-family dwellings: 5 units Semi-detached/townhouse dwellings: 8 units Townhouses, semi-detached, and onefamily dwellings on sites at least 17,424 sq. ft.: 9-17 units
8
Requested Modifications • Required Yards and Permitted Encroachments Yard
Requirement
Proposal
Front – building
25’
8’
Front – stoop
25’
4’
Side
17’
10’
Rear
25’
10’
– Visitor surface parking proposed in required rear yard – Proposed trellis height (10’) exceeds that allowed to encroach in required rear and side yards (8’)
• Lot Coverage – 69.7% proposed; 56% permitted
• Screening wall – 6’ proposed; 4’ permitted
9
N. Stuart St. – Existing Streetscape
4’ 6’ 7’
15’
Existing Conditions*
* Consistent with Ballston Sector Plan
10
N. Stuart St. – R-B Corridor Streetscape (Type C) 6’ 4’ 7’
15’
R-B Corridor Streetscape Standards (2003, rev. 2007)
11
N. Stuart St.- Proposed Streetscape
4.5’ 6’ 4’
26’
Proposed Site Plan*
* Consistent with R-B Corridor Streetscape Standards
12
Preliminary Issues • Site Design/Building Architecture – Project has significantly improved since the original proposal...
13
15
16
Preliminary Issues • Tree Canopy Question – Answered! • Staff has reviewed this with Urban Forestry and it appears to be compliant with Chesapeake Bay Ordinance
17
Questions?
18
CPHD SPRC #1 - July 23, 2015
Site & Location
2
GLUP/Zoning • “Low-Medium” Residential
• R15-30T
3
4
Applicable Plans and Policies • ACZO Section 5.8 (R15-30T, Townhouse Dwelling District) • GLUP “Low-Medium” Residential – 16-36 units per acre
• Ballston Sector Plan – North Ballston subarea
• R-B Streetscape Standards – “Type C” street 5
Ballston Sector Plan • Neighborhood Preservation and Residential Infill • Urban Design – Streetscape – Neighborhood Preservation • Minimize interruption of public sidewalks (24’ driveway maximum width) • Infill projects should include architectural details and site layouts compatible with existing house styles • Screen at-grade parking from adjacent residential 6 areas
Site Plan Proposal • 12 dwelling units in 4 buildings • Building heights range from 3-4 stories • 27 off-street parking spaces – 24 residential spaces – 3 visitor spaces
• N. Stuart Street to accommodate two travel lanes, one in each direction – Accomplished by widening curb-to-curb area and reducing amount of on-street parking 7
Site Development Potential Site Plan Area: 25,000 sq ft
“R15-30T” By-Right
DENSITY ALLOWED/TYPICAL USE
One-family dwellings: 5,000 sq ft/unit;
MAXIMUM DEVELOPMENT
One-family dwellings: 5 units
Other: min. 5,000 sq. ft. lot area
“R15-30T” Site Plan
Two-family dwellings: 4,350 sq. ft./unit; Semi-detached/townhouse dwellings: Up to 15 DU/Ac Townhouses, semi-detached, and one-family dwellings on sites at least 17,424 sq. ft.: Up to 1630 DU/Ac
Two-family dwellings: 5 units Semi-detached/townhouse dwellings: 8 units Townhouses, semi-detached, and onefamily dwellings on sites at least 17,424 sq. ft.: 9-17 units
8
Requested Modifications • Required Yards and Permitted Encroachments Yard
Requirement
Proposal
Front – building
25’
8’
Front – stoop
25’
4’
Side
17’
10’
Rear
25’
10’
– Visitor surface parking proposed in required rear yard – Proposed trellis height (10’) exceeds that allowed to encroach in required rear and side yards (8’)
• Lot Coverage – 69.7% proposed; 56% permitted
• Screening wall – 6’ proposed; 4’ permitted
9
N. Stuart St. – Existing Streetscape
4’ 6’ 7’
15’
Existing Conditions*
* Consistent with Ballston Sector Plan
10
N. Stuart St. – R-B Corridor Streetscape (Type C) 6’ 4’ 7’
15’
R-B Corridor Streetscape Standards (2003, rev. 2007)
11
N. Stuart St.- Proposed Streetscape
4.5’ 6’ 4’
26’
Proposed Site Plan*
* Consistent with R-B Corridor Streetscape Standards
12
Preliminary Issues • Site Design/Building Architecture – Project has significantly improved since the original proposal...
13
15
16
Preliminary Issues • Tree Canopy Question – Answered! • Staff has reviewed this with Urban Forestry and it appears to be compliant with Chesapeake Bay Ordinance
17
Questions?
18
